If you picture weekends under coral trees with coffee in hand and an easy stroll to shops, Brentwood Village along San Vicente might be your pace. You could be weighing a low‑maintenance condo near the action against a quieter single‑family street a few blocks away. In this overview, you will get a clear feel for daily life, housing options, price context, trade‑offs, and who this pocket tends to fit. Let’s dive in.
Brentwood Village at a glance
Brentwood Village refers to the commercial pocket clustered around San Vicente Boulevard in the 90049 area on Los Angeles’s Westside. San Vicente is a defining corridor with a wide landscaped median and mature coral trees that give the street its signature look. The historic and curated Brentwood Country Mart serves as a long‑standing neighborhood anchor for dining, shops, and community events, making it a visual and social hub for the area. You can learn more about the Mart’s story from the official history, which explains why it still functions as a local gathering place rather than a regional mall vibe (Brentwood Country Mart history).
San Vicente street life
Cafes and local dining
You will find an easy brunch and coffee culture along San Vicente and at the Country Mart, with a mix of family‑friendly cafes, organic and health‑forward options, and some sit‑down restaurants. The lineup does evolve. For example, local reporting noted that A.O.C. Brentwood announced a closure in 2025, a reminder that even strong corridors adjust to rent and staffing realities (A.O.C. Brentwood closure report). The net effect is a polished neighborhood feel rather than a high‑density nightlife strip.
Boutiques and personal services
Expect a village‑scale mix: boutiques, home and gift shops, specialty retailers at the Country Mart, and everyday services like salons and dry cleaners. The Country Mart’s courtyard setting and curated tenant list help keep things community‑oriented rather than big‑box. That walk‑to‑errands convenience is a frequent selling point for nearby condo buildings (Brentwood Country Mart history).
Fitness and wellness
Boutique fitness is part of the daily rhythm here. Studios like Club Pilates make it easy to pair a morning class with a post‑workout coffee and errands on foot (Club Pilates Brentwood). This adds to the convenience factor for buyers who prefer a car‑light lifestyle near San Vicente.
Sunday farmers market
The Brentwood Farmers Market typically runs on Sundays from morning to early afternoon on Gretna Green Way just off San Vicente. It draws both shoppers and neighbors catching up, which boosts weekend foot traffic and energy for nearby businesses (Brentwood Farmers Market overview). Regional events can alter that footprint. After the February 2026 Palisades fire, local reporting noted that some Pacific Palisades vendors temporarily relocated to Brentwood and the market layout expanded, a good example of how the corridor adapts to community needs (temporary market relocation coverage).
Walkability in context
On a zip‑code scale, Brentwood often earns a car‑dependent to somewhat walkable score. Micro‑location matters a lot. Blocks right on or near San Vicente are much more walkable, while most single‑family streets a few blocks away lean car‑oriented. The contrast is a key lifestyle choice to weigh as you compare homes (Brentwood Walk Score summary).
Homes near San Vicente
Condos by the corridor
The immediate corridor features low‑ to mid‑rise condo and apartment buildings, many from the 1960s to 1980s, alongside newer boutique luxury developments. Listings often highlight proximity to cafes, fitness studios, the Country Mart, and the Sunday market as lifestyle benefits. For a feel of building vintage and layout, browse an example midcentury property on Sunset near the corridor (example condo building).
Single‑family streets nearby
One to three blocks off the corridor, you will find predominantly single‑family residential streets. North of Sunset Boulevard, lots tend to be larger with hillside and canyon settings. South of Sunset, lots are typically more modest in size with a quieter, residential character. The trade‑off is simple to visualize: walk‑to‑coffee convenience near the corridor versus more space and privacy inland.
Price tiers and what to expect
Expect a wide spread in pricing across housing types. Older condos and smaller one‑bedroom units near San Vicente generally sit at the lower end of the local spectrum. Townhomes, newer boutique condos, and luxury conversions make up a middle tier, while full single‑family homes sit at the top of the market. For orientation, the Brentwood neighborhood median home price is reported at about 3.57 million dollars, a figure shaped by the zip code’s many single‑family homes rather than corridor condos (Brentwood market overview).
Who this pocket fits
- Young professionals and couples: Condos near San Vicente offer shorter walks to classes, coffee, and errands, with a smaller‑footprint lifestyle that reduces maintenance.
- Families: Single‑family streets appeal for yard space and a calmer setting. Public school assignments and nearby private options can be part of decision‑making for many households. For neutral reference, Kenter Canyon Elementary is one of the local public schools that often factors into family research (Kenter Canyon reference).
- Empty‑nesters and downsizers: Ground‑floor condos or smaller buildings close to the corridor provide convenience to daily services without managing a large property.
- Investors and second‑home buyers: Limited inventory and high price points push investors to consider rental potential in well‑located condos or to explore accessory units on single‑family lots where allowed.
Trade‑offs to weigh
- Walkability varies by block. The Village core is more walkable, while most single‑family streets are car‑oriented (Walk Score overview).
- Commuting can be congested along the 405 and Wilshire during peak times.
- Transit is more limited than in denser coastal hubs like Santa Monica.
- Weekend events like the farmers market increase foot traffic and can shift parking dynamics for a few hours.
Planning, ADUs, and future change
California’s recent housing laws and Los Angeles implementation have made it easier in many cases to add accessory dwelling units and, under specific conditions, split lots. For single‑family streets around Brentwood Village, that can influence long‑term supply, rental options, and how properties are used. If you are thinking about adding an ADU for family or rental income, start with an accessible explainer on how ADUs work in Los Angeles, then verify current rules with city resources and your architect (UCLA CityLab ADU guide).
Your next steps
If you want the café‑side convenience of San Vicente or the privacy of a leafy street a few blocks away, the right fit comes down to lifestyle and housing type. A targeted tour that pairs corridor condos with nearby single‑family homes will make the trade‑offs clear in a single afternoon. For buying, selling, tenant placement, investor management, or relocation on the Westside, connect with Jasan Sherman for a calm, data‑informed plan that puts your goals first.
FAQs
What is Brentwood Village and where is it in Los Angeles?
- Brentwood Village is the neighborhood‑scale commercial pocket around San Vicente Boulevard in the 90049 area, anchored by the historic Brentwood Country Mart that serves as a local dining and shopping hub (Brentwood Country Mart history).
Is Brentwood Village walkable compared to other parts of Brentwood?
- Yes at a micro scale. The San Vicente corridor is notably more walkable than many single‑family streets in Brentwood, which trend car‑oriented on a broader zip‑code basis (Walk Score overview).
What are typical home prices in Brentwood’s 90049 zip code?
- Realtor.com reports a Brentwood median home price around 3.57 million dollars, which reflects the area’s many single‑family homes and does not represent every condo near the Village core (Brentwood market overview).
What types of homes are near San Vicente in Brentwood?
- You will see low‑ to mid‑rise condos and apartments near the corridor, plus newer boutique condos, while single‑family streets dominate one to three blocks away with larger lots mainly north of Sunset and more modest lots to the south (example condo building).
When is the Brentwood Farmers Market and what is it like?
- It typically runs Sundays from morning to early afternoon on Gretna Green Way just off San Vicente, drawing neighbors for produce and prepared foods and boosting weekend street life for nearby retailers (market overview).
