This edition lays out current asking inventory across all four submarkets, with lot sizes, prior-structure context, and a map pin for every parcel. The opportunity for the patient buyer is straightforward: select a lot in an established neighborhood, build to a modern footprint and a modern standard, and capture the discount between buying a finished home and building a better one. We have organized the data so the comparison is easy to make.
The most accessible of the four markets. In-tract residential parcels cluster $600K–$900K. View parcels and larger acreage run $1.1M–$1.7M+. Entry under $500K is available on smaller or more challenging sites — opportunity for the right buyer.
| Address | Lot | Asking | Prior use | Map | Note |
|---|---|---|---|---|---|
| 242 Taos Rd #1 | 0.31 ac | $249,000 | Cleared SFR lot | Pin | Sweeping views |
| 128 W Mendocino St · Lot 79 | 5,330 sf | $435,000 | Cleared SFR lot | Pin | Flat parcel |
| 2034 El Molino Ave · Lot 28 | 4,899 sf | $488,000 | Cleared SFR lot | Pin | Mature trees |
| 3769 N Hollingsworth Rd | 6,581 sf | $599,000 | Cleared SFR lot | Pin | Price revised |
| 1308 Sunny Oaks Cir | 0.27 ac | $615,000 | Cleared SFR lot | Pin | Serene setting |
| 2560 Maiden Ln · Lot 4 | 6,471 sf | $625,000 | Cleared SFR lot | Pin | Price revised |
| 163 E Loma Alta Dr · Lot 2 | ~10,358 sf | $629,900 | Cleared SFR lot | Pin | Generous size |
| 419 W Altadena Dr · Lot 29 | 7,552 sf | $645,000 | Cleared SFR lot | Pin | In-tract |
| 70 W Las Flores Dr | 8,940 sf | $699,000 | SFR site · pool intact | Pin | Existing pool |
| 2971 Emerson Way #20 | 7,751 sf | $750,000 | Cleared SFR lot | Pin | Available now |
| 1625 E Loma Alta Dr | 0.37 ac | $800,000 | Cleared SFR lot | Pin | Very private |
| 2252 Glenrose Ave · Lot 55 | 0.28 ac | $875,000 | Cleared SFR lot | Pin | Buildable |
| 2574 Ganesha Ave #124 | 0.25 ac | $898,000 | Cleared SFR lot | Pin | Available now |
| 114 Mountain View St | 0.26 ac | $995,000 | Cleared SFR lot | Pin | Estates submarket |
| 4700 Rising Hill Rd | 3.9 ac | $1,095,000 | Raw / view parcel | Pin | Forever views |
| 294 Wapello St | 0.34 ac | $1,200,000 | Cleared SFR lot | Pin | In-tract |
| 1808 E Altadena Dr | 0.47 ac | $1,350,000 | Cleared SFR lot | Pin | Privacy |
| 912 E Altadena Dr | 0.30 ac | $1,495,000 | Cleared SFR lot | Pin | East-side |
| 2427 Lake Ave · Lot 4 | 6,050 sf | $1,500,000 | Cleared SFR lot | Pin | Newer to market |
| 2548 El Molino Ave | 0.36 ac | $1,700,000 | Cleared SFR lot | Pin | Estate lot |
One of the most desirable residential corridors in Southern California, with a deeper land-asking inventory than is typical. The opportunity here is unusually compelling: build a modern, energy-efficient home on a lot in an established Westside neighborhood, frequently at a meaningful discount to the cost of a comparable finished property.
| Address | Lot | Asking | Prior use | Map | Note |
|---|---|---|---|---|---|
| 17128 Avenida De La Herradura | 8,673 sf | $950,000 | Cleared SFR lot | Pin | Prime parcel |
| 17860 W Lecco Ln | 3,717 sf | $999,000 | Cleared SFR lot | Pin | Rare front-row |
| 627 N Marquette St | 7,815 sf | $1,199,000 | Cleared SFR lot | Pin | Ocean view |
| 566 N Las Casas Ave | 6,656 sf | $1,295,000 | Cleared SFR lot | Pin | Available now |
| 425 Puerto Del Mar | 5,327 sf | $1,390,000 | Cleared SFR lot | Pin | Panoramic ocean |
| 17635 W Porto Marina Way | 4,042 sf | $1,400,000 | Cleared SFR lot | Pin | Ocean view |
| 17053 Livorno Dr | 6,094 sf | $1,495,000 | Cleared SFR lot | Pin | Quiet cul-de-sac |
| 16918 Marquez Ave | 6,334 sf | $1,549,000 | Cleared SFR lot | Pin | In-tract |
| 437 Puerto Del Mar | 7,893 sf | $1,540,000 | Cleared SFR lot | Pin | Panoramic ocean |
| 16510 Chattanooga Pl | 8,516 sf | $1,649,000 | Cleared SFR lot | Pin | Ocean views |
| 773 Swarthmore Ave · Lot 15 | 5,730 sf | $1,700,000 | Cleared SFR lot | Pin | Price revised |
| 14930 McKendree Ave | 6,556 sf | $1,795,000 | Cleared SFR lot | Pin | Panoramic |
| 934 Las Pulgas Rd | 0.26 ac | $1,899,000 | Cleared SFR lot | Pin | By owner |
| 312 Bellino Dr | 7,166 sf | $1,995,000 | Cleared SFR lot | Pin | Newer to market |
| 729 Enchanted Way | 0.26 ac | $2,000,000 | Cleared SFR lot | Pin | Available now |
| 15321 De Pauw St | 8,159 sf | $2,399,000 | Cleared SFR lot | Pin | Via Bluffs |
| 16620 Linda Ter | 0.27 ac | $2,495,000 | Cleared SFR lot | Pin | Panoramic ocean |
| 1078 Villa Grove Dr | 0.26 ac | $2,670,000 | Cleared SFR lot | Pin | Newest to market |
| 1303 Marinette Rd | 0.62 ac | $2,999,990 | Cleared SFR lot | Pin | Premier parcel |
| 319 Via De La Paz | 7,505 sf | $3,290,000 | Cleared SFR lot | Pin | Price revised |
| 1412 Marinette Rd | 0.37 ac | $3,390,000 | Cleared SFR lot | Pin | Newest to market |
| 746 Alma Real Dr | 10,411 sf | $4,900,000 | Cleared SFR lot | Pin | Generous lot |
| 14900 Camarosa Dr | 0.27 ac | $6,750,000 | Cleared SFR lot | Pin | Price revised |
| 1001 Rivas Canyon Rd | 3.31 ac | $9,980,000 | Equestrian parcel | Pin | Equestrian zoning |
| 15221 Via De Las Olas | 0.33 ac | $10,599,000 | Cleared SFR lot | Pin | Bluff parcel |
| 405 N Puerto Del Mar · Lot 45 | 0.61 ac | $12,995,000 | Cleared SFR lot | Pin | Trophy parcel |
| 17000 W Sunset Blvd | 2.75 ac | $17,500,000 | Estate site · cleared | Pin | Elevated corridor |
The tightest tape we cover — only nine land parcels city-wide. Brentwood does not trade often, and when it does, it tends to be quietly. The Tigertail bluffs and Oakmont parcels are estate-grade with engineering already in the ground; Mandeville Canyon is the entry point. The opportunity is to acquire scarce, never-developed Westside land in a market that virtually never produces it.
| Address | Lot | Asking | Prior use | Map | Note |
|---|---|---|---|---|---|
| 0 Mandeville Canyon Rd | 5.95 ac | $349,000 | Virgin land | Pin | Upsloped |
| 875 N Norman Pl | 0.41 ac | $2,200,000 | Virgin land | Pin | Price revised |
| 3375 Mandeville Canyon Rd | 7.3 ac | $2,750,000 | Virgin land | Pin | Buildable acreage |
| 1510 N Tigertail Rd | 0.52 ac | $3,250,000 | Virgin land | Pin | Exceptional privacy |
| 1862 Mango Way | 3.39 ac | $4,850,000 | Graded · plans ready | Pin | $5M+ in grading |
| 741 N Tigertail Rd | 1.35 ac | $5,800,000 | Virgin bluff land | Pin | Bluff-front |
| 747 N Tigertail Rd | 0.65 ac | $7,200,000 | Virgin bluff land | Pin | Bluff-front |
| 1406 N Kenter Ave | 4.39 ac | $7,900,000 | Gated enclave | Pin | 4-home enclave |
| 7 Oakmont Dr | 1.26 ac | $13,900,000 | Trophy estate site | Pin | Long-tenured listing |
The most varied of the four markets — from sub-$200K canyon parcels to multi-acre PCH oceanfront. The opportunity here favors the patient and the discerning: well-priced canyon and mesa parcels for the boutique build; PCH front-row positions for the trophy.
| Address | Lot | Asking | Prior use | Map | Note |
|---|---|---|---|---|---|
| 18429 Pacific Coast Hwy | 0.25 ac | $105,000 | Ocean-view parcel | Pin | Ocean views |
| 21532 Rambla Vis | 0.36 ac | $150,000 | Hillside parcel | Pin | Ocean views |
| 0 Vista Pl | 0.26 ac | $199,000 | Hillside parcel | Pin | Price revised |
| 2807 S Foose Rd | 1 ac | $249,000 | Useable parcel | Pin | One-acre site |
| 4001 Ramera Mtwy E · Lot 29 | 5.86 ac | $299,000 | Mountain acreage | Pin | Panoramic ocean |
| 34215 Mulholland Hwy | 9.5 ac | $330,000 | Raw acreage | Pin | Expansive views |
| 33375 Mulholland Hwy | 10.26 ac | $350,000 | Raw acreage | Pin | Expansive views |
| 1 Piuma Rd | 3.86 ac | $388,000 | Ocean-view land | Pin | Unobstructed ocean |
| 20538 Pacific Coast Hwy | 2,152 sf | $449,000 | PCH parcel | Pin | Unobstructed ocean |
| 1 Malibu Cove Colony Dr | 0.37 ac | $495,000 | Hillside parcel | Pin | Sweeping ocean |
| 12500 Pacific View Dr | 6.84 ac | $500,000 | Mountain acreage | Pin | Mountain views |
| 4620 Via Vienta St | 2.16 ac | $595,000 | Hillside parcel | Pin | Generous size |
| 2517 Encinal Canyon Rd | 22.73 ac | $649,000 | Raw acreage | Pin | Seasonal stream |
| 20711 Rockcroft Dr | 1.51 ac | $695,000 | Flat building site | Pin | Auction format |
| 26907 Sea Vista Dr | 4.95 ac | $895,000 | Mountain acreage | Pin | Five pristine acres |
| 20963 Las Flores Mesa Dr | 1.04 ac | $895,555 | Cleared SFR lot | Pin | Panoramic ocean |
| 30015 Andromeda Ln | 0.98 ac | $1,069,000 | Mountain acreage | Pin | Newest to market |
| 0 Malibu Rd | 13.55 ac | $1,100,000 | Larger parcel | Pin | Dual driveways |
| 34229 Mulholland Hwy | 9.97 ac | $1,180,000 | Ag-zoned acreage | Pin | Ag-zoned |
| 34550 Mulholland Hwy | 9.6 ac | $1,350,000 | Raw acreage | Pin | Price revised |
| 18174 Kingsport Dr | 6,142 sf | $1,399,000 | Cleared SFR lot | Pin | Newest to market |
| 31701 Pacific Coast Hwy | 5.76 ac | $1,400,000 | PCH acreage | Pin | Price revised |
| 20228 Pacific Coast Hwy | 2,714 sf | $1,680,000 | PCH parcel | Pin | Front-row |
| 20604 Pacific Coast Hwy | 1,921 sf | $1,675,000 | PCH parcel | Pin | Ocean front |
| 2700 Hume Rd | 13.91 ac | $1,900,000 | Cleared SFR lot | Pin | Ocean-view acreage |
| 33398 Pacific Coast Hwy | 0.57 ac | $6,000,000 | Oceanfront estate | Pin | Oceanfront estate |
| 21644 Pacific Coast Hwy | 6,499 sf | $7,800,000 | PCH front-row | Pin | Calm waters |
| 5024 Carbon Beach Ter | 18.76 ac | $9,950,000 | Coastline acreage | Pin | Dramatic coastline |
| 9950 Cotharin Rd | 20 ac | $22,000,000 | Large estate land | Pin | Estate acreage |
An average is the sum of many decisions. Here is the broader picture beneath the asking prices — sentiment, pace and the patterns shaping inventory across all four submarkets.
Across both fire-affected submarkets, the visible groundbreakings are not the median — but they are the leading indicator. The largest cohort remains the homeowner still weighing options: insurance status, contractor capacity, and a three-year build window are the three variables doing most of the work.
A multi-generation Altadena family broke ground on a new home roughly a year after losing the original. Build estimated at eight months.
A long-tenured Palisades homeowner is working with their architect to resubmit a full plan set on the original footprint — representative of the determined rebuilder.
A regional disaster-rebuild nonprofit has broken ground on the first of a 100-home commitment for underinsured families. The model is being closely watched as a template.
The largest cohort. Owners weighing whether insurance settlements, contractor availability and a three-year build horizon align. Decisions firming over the next several quarters.
A share of owners has chosen to list rather than rebuild — the source of much of the current land inventory documented in the tables above.
In-tract Altadena buildable parcels at or below $700K — particularly where adjacent owners have already broken ground. Palisades parcels in the $1.5M–$2.5M band that have been on the market long enough to engage a serious offer. Malibu Las Flores and Big Rock mesa lots where the asking has moved meaningfully from initial list.
The thesis is straightforward: select a parcel in an established neighborhood, build to a modern footprint and a modern energy and seismic standard, and capture the discount versus a comparable finished home.
Clean Chapter 7A clearance, completed debris removal certificate, no unresolved insurance entanglement, and meaningful evidence of neighbors who are actively building. These are the markers of a parcel that will trade efficiently and a neighborhood that will recover meaningfully.
The Brentwood opportunity is narrower but distinct: scarce virgin Westside land that simply does not come to market in volume. Patience is the entire strategy.
Each issue covers current residential land inventory, market context and our perspective on where the opportunity sits. Curated for serious buyers, family offices and capital partners.
To request a complimentary property market analysis, or to discuss a specific parcel covered in this edition, send a note via the form — or contact the office directly:
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