Los Angeles County spans everything from the ultra-luxury enclaves of Beverly Hills and Malibu to coastal Santa Monica and beyond. Raymond Wu, a real estate professional with Keller Williams Realty (DRE #02019741), pulls current MLS-sourced data directly from the live Los Angeles County market report to help buyers and sellers make sense of where this market stands right now — countywide and city by city.

Los Angeles County Market Snapshot: Active Listings

Across all of Los Angeles County, there are 5,682 active residential listings right now:

$4,011,257Avg. List Price
$884Avg. Cost / Sq Ft
3,214Avg. Living Sq Ft
100 daysAvg. Days on Market
  • 5,682 total active homes currently on the market in Los Angeles County
  • Average list price of $4,011,257 — heavily influenced by the county's concentration of ultra-luxury inventory in areas like Bel Air, Beverly Hills, and Malibu
  • Average cost per square foot of $884 across all active inventory
  • 1,491 homes are under contract countywide, averaging $1,778,189 at $662/sq ft, with a shorter average pending timeline of 64 days
  • 7,704 homes have sold in the past 6 months at an average sold price of $1,883,332 — about 96.5% of average list price, and averaging just 61 days on market before going under contract

Note: the countywide active-listing average is skewed upward by a small number of extreme outliers — including one active $400M listing with 39 beds and 59 baths, likely a multi-parcel compound. Removing outliers like this would bring the "typical" active listing price down meaningfully; the city-level figures below are more representative of what most buyers will actually encounter.

City Spotlight: Beverly Hills, Malibu & Santa Monica

County-wide averages only tell part of the story in a market this varied. Here's how three of LA's most-searched luxury markets compare right now, including how they're actually closing — not just listing:

Beverly Hills 190 active

Avg. Price: $14,908,239 Cost/Sq Ft: $1,995 Avg. Size: 6,967 sq ft Avg. DOM: 124 days Under Contract: 30 Sold (6mo): 125

Beverly Hills homes sold in the past 6 months averaged $9,291,716 against an average list price of $10,057,583 — a sale-to-list ratio of about 92.4%. At 124 days average time on market for active listings, this is the slowest-moving of the three spotlighted cities, typical of a market where pricing negotiations on trophy properties can take time.

Malibu 229 active

Avg. Price: $11,961,842 Cost/Sq Ft: $2,591 Avg. Size: 4,676 sq ft Avg. DOM: 128 days Under Contract: 16 Sold (6mo): 77

Malibu carries the highest cost per square foot of the three cities at $2,591 — reflecting its oceanfront and Pacific Coast Highway premium. Its sale-to-list ratio of roughly 91.3% ($7,495,981 sold vs. $8,207,879 listed) is the lowest of the three, suggesting more room for negotiation even on well-positioned coastal properties.

Santa Monica 69 active

Avg. Price: $7,155,366 Cost/Sq Ft: $1,816 Avg. Size: 3,458 sq ft Avg. DOM: 83 days Under Contract: 22 Sold (6mo): 109

Santa Monica is the fastest-moving and tightest-negotiating market of the three: sold homes averaged just 38 days on market with a sale-to-list ratio near 96.5% ($4,511,156 sold vs. $4,677,099 listed) — the strongest of the three cities, and a signal that well-priced Santa Monica listings are drawing competitive offers close to asking.

Sale-to-List Ratio by City (Homes Sold, Last 6 Months)
Santa Monica~96.5%
LA County (all)~96.5%
Beverly Hills~92.4%
Malibu~91.3%

Highest-Priced Active Listings

City Address Area List Price Beds Baths Living Sq Ft DOM
Countywide (Bel Air) Angelo Dr $135,000,000 16 27 50,000 672 days
Beverly Hills Angelo Dr $135,000,000 16 27 50,000 672 days
Malibu Cliffside Dr $90,000,000 9 15 17,701 48 days
Santa Monica Woodacres Rd $69,000,000 6 6 12,240 64 days

What This Means for Buyers and Sellers

For Buyers

  • Santa Monica's tight sale-to-list ratio (~96.5%) means competitive offers close to asking price are the norm there — buyers should come in prepared rather than expecting significant negotiating room
  • Malibu's wider gap between list and sold price (~91.3%) suggests more room to negotiate, particularly on listings that have been active longer
  • Working with a local agent like Raymond Wu helps buyers understand which listings across LA County are priced in line with what's actually closing

For Sellers

  • Beverly Hills and Malibu's longer average days-on-market (124–128 days) reflect the extended timelines common at the very top of the market — pricing strategy and patience both matter here
  • Santa Monica sellers benefit from a faster-moving, more competitive buyer pool based on recent sold data
  • A free home valuation from Raymond Wu, Keller Williams Realty can show exactly where your property fits against these city-specific numbers

Explore More Los Angeles County Cities

This is a growing selection of live, filterable market reports across Los Angeles County — more cities and neighborhoods are searchable directly from the full market report tool:

See the full Los Angeles County market report search →

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Raymond Wu is a real estate professional with Keller Williams Realty serving Los Angeles County, from the Westside to the Eastside and everywhere in between. Whether you're buying in Beverly Hills, selling in Malibu, or exploring Santa Monica, reach out for a breakdown of exactly how these numbers apply to your situation.

Raymond Wu · Keller Williams Realty · DRE #02019741
📞 949-202-9359  |  ✉️ raymondwuestate@gmail.com

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Market data sourced from CARETS, the consolidated MLS data feed covering the LA/Westside and surrounding Southern California regions, via Raymond Wu's live Los Angeles County market report. Figures reflect a point-in-time snapshot of active, under-contract, and recently sold listings and are deemed reliable but not guaranteed.