Choosing between Brentwood and Pacific Palisades can feel like picking between two great versions of the Westside lifestyle. You might be weighing beach access against commute time, or condo convenience against larger lots. This guide breaks down lifestyle, housing, commute patterns, market themes, and due diligence so you can align your choice with your goals. Let’s dive in.
Quick neighborhood snapshot
Brentwood at a glance
Brentwood sits inland on the Westside, just east of Pacific Palisades and north of Santa Monica. You’ll find leafy residential streets, established commercial corridors along San Vicente and Sunset, and easy access to major roads. Housing is diverse, with single-family homes, condos, and townhomes, plus pockets of larger estates. Notable micro-neighborhoods include Brentwood Park, Brentwood Glen, and Mandeville Canyon.
Pacific Palisades at a glance
Pacific Palisades borders the coast west of Brentwood, with direct access to beaches, bluffs, and trailheads into the Santa Monica Mountains. The neighborhood centers around a strong “village” core at Palisades Village. Housing skews toward single-family homes, from coastal cottages and mid-century to modern hillside estates, with some condos and townhomes near the Village and PCH. Areas to know include The Village, the Riviera, Castellammare, Marquez Highlands, and the Alphabet Streets.
Lifestyle and vibe
Everyday feel
- Pacific Palisades: You get a coastal, outdoors-forward lifestyle with quick access to Will Rogers State Beach, coastal paths, and mountain trails. The Village concentrates dining, shopping, and community events in one walkable core.
- Brentwood: You enjoy an urban-suburban blend with cultural touchpoints like the Getty Center, a strong dining scene along San Vicente, and the Brentwood Country Mart. Daily errands and commutes are often simpler thanks to broad east-west roads and proximity to the 405.
Who tends to be drawn where
- Pacific Palisades: Buyers who prioritize beach and trail access, larger lots in many subareas, and a cohesive village feel.
- Brentwood: Buyers who want a wider range of property types and price points, proximity to UCLA and work hubs, and access to arts and shopping.
Housing types and lot sizes
Brentwood options
Brentwood offers a broad mix of single-family homes, condos, and townhomes. Lot sizes vary widely, from modest urban parcels to expansive estates in Brentwood Park and Mandeville Canyon. If you plan to remodel or add an ADU, zoning, neighborhood compatibility, and parking rules can shape what is feasible.
Pacific Palisades options
The Palisades is predominantly single-family with some attached options near the Village and along PCH. Many areas feature larger lots, especially in the Highlands and Riviera. Bluff-top and hillside homes can require added diligence on slope stability, coastal policies, and permitting. Some pockets may have HOAs or CC&Rs that guide architectural and parking rules.
Inspection focus for both
Expect the usual due diligence for Los Angeles homes: termite and pest, roof, drainage, and foundation. For hillside or bluff properties, it is wise to seek geotechnical and slope-stability reviews. Coastal parcels may involve coastal setbacks and, in some cases, seawall or erosion histories.
Market patterns and price tiers
Pacific Palisades generally commands a premium for single-family homes, especially for ocean and hillside view properties and larger estate lots. Brentwood typically offers a wider range of prices and more attached options, giving you more entry and mid-tier choices. Inventory in the Palisades often runs lower because it is mostly single-family, while Brentwood usually has more listings across property types. Days on market and competition vary by micro-neighborhood and price bracket.
If you want current figures like median price, price per square foot, sale-to-list ratio, and months of supply, check live MLS data before you tour. You can also compare typical lot sizes and median home sizes to align your search with expectations.
Commute and access
Getting around
- Brentwood: Closer to I-405 and major east-west routes such as Sunset and cross streets to Wilshire. This can simplify trips to West and Central LA, although peak traffic patterns can still slow drives.
- Pacific Palisades: Primary access is via Sunset Boulevard and PCH. Some pockets sit farther from the 405, which can lengthen commutes to inland job centers.
Transit and active options
Both areas have bus service, and the Palisades offers strong access to coastal bike routes and walkability in and around the Village. Brentwood’s San Vicente corridor provides a convenient commercial spine, though many errands still require a car.
Schools and community resources
Both neighborhoods have access to well-regarded public and private school options. Because LAUSD boundaries, charter statuses, and availability can change, verify current school assignments and program details directly with LAUSD and individual schools. Private options exist in and around both neighborhoods. Always confirm enrollment processes, transportation, and any independent metrics you value.
Amenities and recreation
Pacific Palisades highlights
You are minutes from Will Rogers State Beach and trailheads like Los Liones, Temescal, and Rustic Canyon. Palisades Village brings together shops, dining, a theater, and community events, making daily life feel centered and social.
Brentwood highlights
The Getty Center is a standout cultural amenity. San Vicente’s restaurant row and boutiques offer daily convenience, while the Brentwood Country Mart and local parks add to the neighborhood’s charm. Equestrian pockets in nearby canyons and neighborhood greenways provide additional recreation.
Risks, regulations, and due diligence
Wildfire and hillside considerations
Hillside areas in both neighborhoods can sit in higher fire hazard zones. Create defensible space where required, and inquire early about homeowners insurance since wildfire risk can affect premiums and availability.
Coastal and bluff factors
Parts of Pacific Palisades fall within the City of Los Angeles Coastal Zone and are subject to coastal policies. Bluff-top and ocean-adjacent properties may require specialized permitting and geotechnical approvals for alterations. Ask sellers for any historical geotechnical reports, bluff retreat studies, seawall records, and prior coastal actions.
Flood and drainage
Lower-lying areas near creeks or the shoreline may be in FEMA flood zones. Confirm flood status and review drainage during inspections, especially for hillside homes.
Zoning, HOAs, and development limits
Zoning shapes what you can do, including ADUs and expansions. Some subareas have HOAs or CC&Rs that guide architecture and parking. In Los Angeles, short-term rental rules and registrations apply to certain use cases; review these if you plan to rent.
Financing and insurance
Lenders may require geotechnical documentation for hillside or bluff properties. Earthquake coverage is separate from standard homeowners insurance and is often recommended. Shop multiple carriers for coastal and high-fire-risk properties early in your process.
Investor considerations
Brentwood often offers more condo and townhouse inventory, which can increase rental opportunities and diversify entry price points. Pacific Palisades is more owner-occupied and typically has less rental inventory, which changes the math for yield-focused strategies. If you plan to rent, review HOA rules, city rental regulations, and insurance implications.
Which neighborhood fits you best?
You may lean Pacific Palisades if you prioritize
- Beach and trail access for daily outdoor time.
- Single-family homes and, in many areas, larger lots.
- A village-style core with shopping, dining, and events in one place.
- Long-term scarcity and coastal desirability as part of your value thesis.
You may lean Brentwood if you value
- Wider housing diversity, including more condos and townhomes.
- Proximity to UCLA, cultural sites, and a robust dining scene.
- Easier access to major roads and the 405.
- A range of micro-neighborhoods from canyon estates to walkable flats.
Open house and offer checklist
- Schools: Confirm current LAUSD boundaries, charter options, and private school logistics.
- Commute: Test your route at your typical hours on Sunset, PCH, and major cross streets.
- Property scope: Verify zoning, ADU potential, HOA or CC&Rs, and any past permits.
- Hazards: Request natural hazard disclosures, including fire, flood, slope stability, and any coastal considerations.
- Inspections: Plan for general, termite, roof, drainage, and structural reviews; add geotechnical for hillside or bluff homes.
- Insurance and loans: Get early quotes for homeowners, wildfire, and earthquake; confirm lender requirements for geotechnical or coastal documentation.
- Parking and access: Check street parking, driveway access, and any time limits near village or commercial strips.
- Resale: Ask about neighborhood improvements, local plan updates, and recent comps in your micro-area.
Ready to compare homes on the ground?
Choosing between Brentwood and the Palisades comes down to lifestyle, access, and how you balance lot size, views, and day-to-day convenience. If you want a calm, expert process tailored to your goals, our founder-led team brings 25+ years of Westside experience across single-family, condos, rentals, investor services, and relocations. Let’s align your search with live market data and tour the right micro-neighborhoods. Connect with the Westside specialists at Jasan Sherman to get started and get your instant Westside home valuation.
FAQs
Is Pacific Palisades or Brentwood closer to the beach?
- Pacific Palisades borders the coast with quick access to Will Rogers State Beach, while Brentwood sits inland with convenient drives to Santa Monica’s shoreline.
How do home prices typically compare between Brentwood and Pacific Palisades?
- The Palisades generally commands a premium for single-family homes, while Brentwood offers a wider range of price points and more condos and townhomes.
What inspections are recommended for hillside or bluff homes in the Palisades?
- In addition to standard inspections, plan for geotechnical and slope-stability reviews, and request any coastal or bluff history and permits.
Which area has more condos and entry options for buyers?
- Brentwood typically offers more condos and townhomes, providing additional entry and mid-tier choices compared with the Palisades.
How do commute patterns differ between the two neighborhoods?
- Brentwood has quicker access to the 405 and major east-west routes, while the Palisades relies on PCH and Sunset, which can lengthen commutes to inland job centers.
What should investors know about rental opportunities in each area?
- Brentwood often presents more rental inventory due to its condo stock; the Palisades is more owner-occupied, which can affect rental availability and strategy.
Are coastal permits required for homes near the ocean in Pacific Palisades?
- Parts of the Palisades fall within the Coastal Zone, where certain projects may require coastal development permits and geotechnical documentation.
