Shilian Group

09/24/2026

The LA housing market is crashing… and booming at the exact same time.

That sounds contradictory until you look neighborhood by neighborhood, and property type by property type.

I compared closed sales from 8/24–9/24/2026 with the same period in 2024 in three Westside markets I track.

📍 Westwood + Century City

Condos:
51 sales → 34 (-33%)
Median sale: $1.151M → $1.164M
Median days on market: 50 → 59
Median $/sq. ft.: $697 → $692

Single-family:
13 sales → 14
Median sale: $2.04M → $2.649M
Median days on market: 31 → 48

📍 Brentwood

Condos:
13 sales → 10 (-23%)
Median sale: $1.142M → $1.090M
Median days on market: 27 → 62

Single-family:
12 sales → 19 (+58%)
Median sale: $4.44M → $5.80M
Median days on market: 39 → 77

📍 Beverly Hills

Condos:
8 sales → 7
Median sale: $1.383M → $1.599M

Single-family:
14 sales → 11 (-21%)
Median sale: $7.85M → $5.675M

The takeaway?

There isn’t one “LA housing market.”

A condo in Westwood can be experiencing a completely different market than a house a few miles away in Brentwood.

And these median-price changes do not necessarily mean property values appreciated or declined by the same percentages. Some of these are small samples, and the mix of homes sold can dramatically move the median.

That’s exactly the point.

Headlines talk about Los Angeles. Real estate happens neighborhood by neighborhood, and property by property.

What neighborhood should I break down next? 👇

BeverlyHills

09/23/2026

The open houses didn’t find the buyer. A private showing did.

17 days after bringing this Bel Air Crest home to market, the right buyer walked through the door. One showing led to a second look, then things moved quickly.

All cash. 9-day escrow. Closed.

Every sale has a different path. The job is to prepare the home properly, position it in the market, create the exposure, follow up, negotiate, and be ready when the right buyer shows up.

Grateful to my seller for trusting me with the process from beginning to end.

SOLD | 11738 Ipswich Ct | Bel Air Crest
Represented the Seller

Payman Shilian | Compass
DRE #01913874

09/18/2026

Sometimes finding the right home means having the confidence to walk away from one that isn’t. 🏡

This one was a journey.

We found a home in Santa Monica, got into escrow, did our due diligence, and ultimately realized it wasn’t the right fit. So we walked away and kept looking.

Then this one came along.

And this time, it wasn’t just about the house. It was about finding the right home for their family, including being close enough for their daughter to walk to school. Seeing how excited she was about her new home made this one especially meaningful.

After a competitive offer, inspections, negotiations, and all the details that happen behind the scenes, we made it to the finish line.

Congratulations, Pani & Jing! I’m so happy for your family and grateful you trusted me to guide you through the process.

Welcome home. ❤️

Payman Shilian
Broker Associate | Compass
DRE #01913874

09/17/2026

Everyone knows mortgage rates are about to drop… right? 👀

And once they do, home prices will finally come down.

At least, that’s what I keep hearing.

Here’s the problem:

Nobody knows.

Nobody knows exactly where mortgage rates will be six months from now.

Nobody knows whether LA home prices will be higher or lower.

And there’s another possibility people rarely talk about:

What happens if rates drop and thousands of buyers who have been waiting decide to jump back into the market at the same time?

Lower rates can improve affordability.

But they can also bring more competition.

Trying to perfectly time both lower rates AND lower home prices sounds great in theory. In reality, those two things don’t necessarily happen together.

The right time to buy is when:

• You’re financially ready
• You can comfortably afford the payment
• You plan to own long enough for buying to make sense
• The right property comes along

Not because someone online promised you the market is about to crash.

So I’m curious: If mortgage rates dropped significantly tomorrow, would you buy… or keep waiting for prices to fall? 👇

09/10/2026

Is the LA housing market dead? It depends on what you own.

Right now, Los Angeles does not feel like one market.

If you’re selling a condo, especially one you bought in the last few years, it can be a tough environment. Buyers are cautious, payments are high, HOA costs matter more, and overpriced units can sit.

But single-family homes in desirable neighborhoods under $5M? Completely different story.

The best ones are still selling quickly, and we’re still seeing multiple offers.

And here’s the part people miss:

Even condos that are struggling can get strong activity when they’re priced below the competition.

So no, I don’t think the LA housing market is “dead.”

I think buyers have become extremely selective.

Wrong price? You sit.
Right price? You move.

That’s the market right now.

What are you seeing, are buyers finally in control, or are the best properties still too competitive? 👇

09/03/2026

Everyone keeps saying the LA housing market is finally breaking.

High rates. Economic uncertainty. War. AI bubble fears. Buyers supposedly pulling back.

So I pulled the actual August numbers for the Westside LA markets I track.

🏠 209 homes sold
Last August: 234
That’s about 11% fewer sales

💰 Median sale price: $2,000,000
Last August: $1,592,500

⏱ Median days on market: 41
Last August: 49

📊 Median sale-to-list: 99.1%
Last August: 97.7%

📐 Average price per sq. ft.: $1,091
Last August: $1,054

So yes, fewer homes are selling.

But the homes that are selling are moving faster, selling closer to asking, and the median sale price is higher.

That’s not exactly what a “dying” market is supposed to look like.

One important note: a higher median sale price does not mean every Westside home appreciated by that amount. The mix of homes sold matters, especially in higher-end markets.

The bigger takeaway:

Slower sales ≠ collapsing prices.

Do you think the Westside market finally breaks over the next 12 months… or does limited inventory keep prices supported? 👇

09/01/2026

What does $2.7M actually buy you in Bel-Air? 👀

08/28/2026

A home that reveals itself one level at a time.

Inside Bel Air Crest, this unique split-level residence was designed with something increasingly hard to find: separation without feeling disconnected.

The main living spaces are open, dramatic and filled with natural light. The bedrooms and flexible spaces each have their own sense of privacy. And the primary suite opens directly to a quiet backyard retreat with its own spa.

It’s not a floor plan you fully understand from photos.

You have to walk it.

11738 Ipswich Court
Bel Air Crest

Open Sunday 2–5 PM
Tuesday 11 AM–2 PM

Payman Shilian | Compass | Broker
DRE #01913874

08/27/2026

Is the Los Angeles housing market actually crashing?

I pulled every residential sale in Los Angeles County from the past 30 days and compared it with the exact same period last year.

Here’s the full picture:

🏡 Homes sold: 3,985
Down about 5% from last year.

💰 Median sale price: $915,000
Up slightly — about 0.4% year over year.

📐 Median price per sq. ft.: $597
Down about 1.5%.

⏱ Median days on market: 28 days
Exactly the same as last year.

🤝 Median sale-to-list price: 100%
Also unchanged.

💵 Total closed sales volume: about $5.28 BILLION
Down roughly 8% from last year.

So yes — fewer homes are selling.

And yes — there are parts of the market where buyers have considerably more negotiating power.

But countywide, the data does not show home prices collapsing.

What it shows is a slower, more selective market where the property, location and pricing matter enormously.

That’s very different from a crash.

Now I’m curious: are you waiting for LA prices to drop significantly before buying?

👇 Yes or no — and why?

MLS data: Los Angeles County residential closed sales, July 28–August 27, 2026 vs. the same dates in 2025. Market conditions vary significantly by neighborhood, property type and price range.

08/27/2026

Insurance is the most common reason I see a Westside deal come apart in the final week. Here's the part that surprises people.

The California FAIR Plan caps dwelling coverage at $3 million, and it only covers fire and smoke. No liability, no water damage, no theft. Which means most lenders will not accept it on its own. You need a wrap policy layered on top, and both carriers have to underwrite before your loan funds. An average 29% FAIR Plan increase takes effect October 15.

So here's the rule I give clients now: get the insurance quote in writing during your contingency period. Not after. Not at signing.

Comment INSURANCE and I'll walk you through it. Full breakdown:

The Los Angeles home insurance crisis is reshaping Westside real estate. Payman Shilian explains what buyers and sellers need to know.