Nestled against the foothills of the Santa Monica Mountains, the 90049 ZIP code covers Brentwood, one of Los Angeles's most affluent, walkable, and tree-lined Westside neighborhoods. Bounded by Santa Monica to the south, Pacific Palisades to the west, and Westwood to the east, this pocket houses roughly 33,000 residents across a mix of high-density condominium complexes, mid-century modern hillside homes, and sprawling multi-million-dollar estates. Unlike the heavy gridlock and urban rush of other LA districts, 90049 balances a quiet residential feel with a high-end commercial core.
Understanding this ZIP code requires looking beyond its celebrity home lore and high median property values. From micro-neighborhoods like Brentwood Park and Crestwood Hills to the local school catchments and commute realities, 90049 operates as a distinct community with its own distinct rhythm. Whether you're planning a move, house-hunting, or mapping out local attractions, here's what defines life in Los Angeles ZIP code 90049.
Geography and Micro-Neighborhoods of 90049
The 90049 ZIP code spans a dramatic topography, shifting from flat, walkable grid streets south of Sunset Boulevard up into steep, winding canyons to the north. Sunset Boulevard acts as the primary dividing line for both traffic flow and architectural styles.
South of Sunset, streets like San Vicente and Barrington feature easy pedestrian access, apartment buildings, and traditional single-family lots framed by coral trees. North of Sunset, the landscape opens into private enclaves, deep canyon roads like Mandeville Canyon, and gated estates that back up directly to mountain fire roads.
Key pockets within 90049 include:
- Brentwood Village: The commercial heartbeat located near the southern end, offering outdoor dining, specialty groceries, and local boutiques.
- Brentwood Park: Situated north of San Vicente, characterized by wide, curving streets named after English locales, massive lots, and historic properties.
- Crestwood Hills: Tucked into the eastern hills of Kenter Canyon, known for a concentrated collection of architectural mid-century modern homes designed by modernist pioneers.
- Mandeville Canyon: Running north-to-south for miles into the Santa Monica Mountains, offering a semi-rural canyon atmosphere minutes away from urban conveniences.
Housing Market and Real Estate Realities
Real estate in 90049 commands some of the highest prices on the Westside. According to regional real estate data, the median sold price for single-family homes hovers around $4 million, while condominiums and townhomes record a median price closer to $1.21 million.
Buyers will find a stark contrast between housing types. Condos cluster primarily along Wilshire Boulevard and the southern stretches of Barrington and Montana avenues, offering walkability to restaurants and transit. Single-family homes north of Sunset Boulevard offer significantly larger lot sizes, greater privacy, and steeper price tags stretching past $10 million.
When evaluating properties here, buyers must also factor in municipal policies. Properties in the upper tiers are subject to the City of Los Angeles transfer tax, commonly referred to as Measure ULA, which levies a 4% tax on sales between $5 million and $10 million, and 5.5% on sales exceeding $10 million. Carrying costs, high property insurance rates for hillside brush zones, and local historical preservation overlays also play major roles in homeownership expenses.
Culture, Dining, and Daily Life
The lifestyle in 90049 leans active, health-conscious, and outdoor-oriented. Residents frequently utilize the neighborhood's wide, median-divided San Vicente Boulevard for morning runs, or head up into the Santa Monica Mountains via the Sullivan Canyon Trail or Westridge Fire Road for weekend hikes.
- Brentwood Country Mart: Operating since 1948, this rustic, open-air shopping village on 26th Street hosts artisanal coffee shops, designer children's clothing, bookstores, and classic neighborhood mainstays like its traditional barbershop.
- The Getty Center: Perched high in the mountains off Sepulveda Boulevard within the ZIP code, the Getty Center features world-class art collections, striking Richard Meier architecture, and panoramic views stretching from the mountains to the Pacific Ocean.
- Dining Scene: San Vicente Boulevard is lined with sidewalk cafes, Italian trattorias, and health-focused eateries like the Coral Tree Cafe, making it a popular daytime workspace and evening dining destination.
For broader civic information, residents rely on the Los Angeles City official portal for neighborhood council updates, waste management schedules, and local public services.
Schools and Education
Families moving to 90049 often prioritize the area for its educational access, which includes both public options within the Los Angeles Unified School District and prominent private institutions.
Public elementary options serving portions of the ZIP code include Brentwood Science Magnet and Kenter Canyon Elementary Charter. Kenter Canyon, located on North Kenter Avenue, consistently draws high marks from families seeking a strong public charter program within the neighborhood bounds.
Private school options nearby include Archer School for Girls, Milken Community High School, and St. Martin of Tours School. Additionally, the eastern border of 90049 sits adjacent to the University of California, Los Angeles (UCLA) campus, making the neighborhood a primary residential hub for university faculty, medical staff, and graduate students.
Common Mistakes When Moving to 90049
Relocating to or investing in 90049 comes with a few predictable missteps. Avoiding these pitfalls saves time and money:
- Underestimating Rush Hour Bottlenecks: While 90049 feels self-contained, getting across the 405 Freeway or heading south toward Santa Monica during peak morning and afternoon hours requires strategic timing. Don't assume a short geographic distance equates to a quick drive.
- Ignoring Hillside Regulations: If you buy a property north of Sunset and plan to remodel, note that hillside ordinances strictly regulate building heights, square footage ratios, and brush clearance requirements. Always consult a local architect familiar with Department of Building and Safety codes.
- Confusing Condo Fees and Amenities: High-rise and low-rise condos along Wilshire and Montana offer attractive entry points to the ZIP code, but monthly HOA dues can vary wildly based on building age, amenities, and earthquake insurance coverage.
Frequently Asked Questions
What is the median home price in Brentwood, Los Angeles?
As of 2026, single-family homes in 90049 have a median sold price of approximately $4 million, while condos and townhomes average around $1.21 million. Prices vary significantly between south-of-Sunset properties and northern canyon estates.
Is Brentwood 90049 walkable?
Walkability depends heavily on your exact location. Areas south of Sunset Boulevard—especially near San Vicente and Brentwood Village—are exceptionally pedestrian-friendly. Properties located deep in the northern canyons require a car for daily errands.
How close is Brentwood to the beach?
Brentwood sits directly adjacent to Santa Monica. Depending on starting points and traffic, driving to the Pacific Ocean or Santa Monica beach paths typically takes between 10 to 15 minutes.
What are the primary public schools serving 90049?
Kenter Canyon Elementary Charter and Brentwood Science Magnet are the primary public elementary schools serving families within the 90049 ZIP code boundaries.
