Westside Market Report: What's Happening in the $2M to $5M Range in 2026

Quick answer: Year to date through early September 2026, Mar Vista, Venice, Santa Monica, and Culver City have produced 348 single-family home sales priced between $2M and $5M, totaling roughly $1.06 billion in volume. Santa Monica commands both the highest average sale price ($3.31M) and the highest average price per square foot ($1,766). Culver City is the most competitive market by percentage of sales over list price (54.1%), while Mar Vista leads the group in total sale count. Nearly 41% of all sales across these four areas closed above list price, and mortgage rates have climbed to 6.76% as of early September, the highest level in over a year.

Below is the full breakdown, area by area, with the data behind it.

The Data Set

This report covers 348 closed single-family home sales priced between $2,000,000 and $5,000,000 across Mar Vista, Venice, Santa Monica, and Culver City, year to date through early September 2026, sourced directly from MLS closed sales records. 

Area-by-Area Snapshot

• Mar Vista: 116 sales · $347.4M total volume · $3.00M average price · $1,274 average price per square foot · 27.2 average days on market · 101.41% average sale-to-list ratio · 38.8% sold above list price
• Venice: 88 sales · $257.6M total volume · $2.93M average price · $1,358 average price per square foot · 38.6 average days on market · 98.74% average sale-to-list ratio · 5.7% sold off-market · 28.4% sold above list price
• Santa Monica: 107 sales · $354.1M total volume · $3.31M average price · $1,766 average price per square foot · 23.4 average days on market · 104.12% average sale-to-list ratio · 48.6% sold above list price
• Culver City: 37 sales · $100.8M total volume · $2.72M average price · $1,088 average price per square foot · 22.8 average days on market · 105.55% average sale-to-list ratio · 2.7% sold off-market · 54.1% sold above list price

What this tells us:

• Santa Monica is the premium market of the group. It leads on both average sale price and average price per square foot, and dominates the top of the market: six of the ten highest sales across all four areas are in Santa Monica, including the top sale at $5,000,000.
• Culver City is the most competitive market by percentage of sales over list. More than half of all Culver City sales in this range closed above asking, the highest share of the four areas, despite carrying the lowest average price per square foot.
• Venice is the slowest-moving and least off-market of the four areas. It has the longest average time on market and is the only area averaging below 100% of list price, suggesting more room for buyer negotiation than the other three markets.
• Mar Vista leads the group in total sale count, with 116 closed sales, more than any other area, reflecting steady, deep demand for this price range in the neighborhood.

Average Price Per Square Foot: Where the Value Is

Across all four areas, the combined average closed price per square foot is $1,426, but that number varies meaningfully by location:

• Santa Monica leads at an average of $1,766 per square foot, the highest of the four areas by a wide margin.
• Venice follows at an average of $1,358 per square foot.
• Mar Vista sits at an average of $1,274 per square foot.
• Culver City trails at an average of $1,088 per square foot, making it the most accessible of the four areas on a per-square-foot basis.

The takeaway for buyers and sellers: the price-per-square-foot gap between Santa Monica and Culver City is significant, roughly 62% higher in Santa Monica. Buyers who want more space for the same budget are increasingly looking toward Culver City and Mar Vista, while Santa Monica continues to command a premium tied to its walkability, coastal proximity, and amenities.

Days on Market and the List-to-Close Correlation

Across all four areas combined, the relationship between speed and final sale price is clear:

• 0 days (off-market): 100.53% average sale-to-list ratio · 48 sales
• 1–14 days: 107.47% average sale-to-list ratio · 127 sales
• 15–30 days: 102.15% average sale-to-list ratio · 76 sales
• 31–60 days: 96.51% average sale-to-list ratio · 46 sales
• 61–90 days: 95.67% average sale-to-list ratio · 27 sales
• 90+ days: 93.27% average sale-to-list ratio · 24 sales

What stands out:

• Homes that sell within two weeks are the strongest performers by far, averaging 107.47% of list price, the clearest evidence of active bidding wars in this segment.
• 40.8% of all sales across the four areas closed above list price, and the combined average sale-to-list ratio is 102.01%, meaning the typical home in this range is selling above its asking price.
• The longer a home sits, the more its final price slips, dropping to roughly 93% of list price for homes on the market past 90 days.

Bottom line: in the $2M to $5M range across Mar Vista, Venice, Santa Monica, and Culver City, well-priced homes are routinely triggering multiple offers within the first two weeks. Sellers who price competitively out of the gate are seeing the strongest results.

What's Commanding the Strongest Results

• Santa Monica dominates the top of the market. Six of the ten highest sales across all four areas this year were in Santa Monica, including the top sale at $5,000,000 and a $4,950,000 sale, both on Euclid Street.
• Pool homes carry a real premium. Homes with a pool sold for an average of $3.46M versus $2.94M for homes without one, roughly an 18% premium.
• More than half of all sales in this data set fall between $2M and $3M (198 of 348, or 56.9%), meaning most of the activity in this broader $2M to $5M range is concentrated at the lower end of the band.

Interest Rates: The Backdrop Behind the Numbers

• The 30-year fixed mortgage rate averaged 6.76% as of September 10, 2026, according to Freddie Mac's weekly survey, up from 6.71% the prior week.
• This continues a climb that began in the spring, after rates touched a 2026 low near 5.98% in February.

What this means for buyers and sellers: financing costs are higher now than at any point earlier this year, which makes accurate pricing and strong presentation even more important for sellers, and makes pre-approval and rate strategy even more important for buyers entering the market this fall.

Key Takeaways

• 348 closed sales YTD between $2M and $5M across Mar Vista, Venice, Santa Monica, and Culver City, totaling $1.06 billion in volume.
• Santa Monica leads on price and price per square foot; Culver City is the most competitive by percentage of sales over list; Venice is the slowest-moving and only area averaging below list price; Mar Vista leads on total sale count.
• 40.8% of all sales closed above list price, with a combined average sale-to-list ratio of 102.01%.
• Pool homes sold for an average 18% premium over homes without one.
• Mortgage rates have climbed to 6.76% as of early September 2026, the highest level in over a year, running well above earlier forecasts for a decline by year-end.

Frequently Asked Questions

How is the $2M to $5M home market performing on the Westside of Los Angeles in 2026?
Year to date through early September 2026, Mar Vista, Venice, Santa Monica, and Culver City have produced 348 closed single-family home sales between $2M and $5M, totaling roughly $1.06 billion in volume. Santa Monica leads on price and price per square foot, Culver City is the most competitive by percentage of sales over list, and 40.8% of all sales closed above list price.

What is the average price per square foot in Mar Vista, Venice, Santa Monica, and Culver City?
For single-family homes sold between $2M and $5M year to date in 2026, the average closed price per square foot is $1,766 in Santa Monica, $1,358 in Venice, $1,274 in Mar Vista, and $1,088 in Culver City.

Which Westside neighborhood is most competitive for buyers right now?
Culver City had the highest share of sales closing above list price at 54.1%, along with the highest average sale-to-list ratio at 105.55%, making it the most competitive of the four areas for buyers in the $2M to $5M range.

What are current mortgage rates and how are they affecting this market?
The 30-year fixed mortgage rate averaged 6.76% as of September 10, 2026, the highest level in over a year. Rates have climbed steadily since bottoming near 5.98% in February 2026, making financing costs a growing consideration for buyers in this segment.

This report is based on MLS closed sales data for single-family residences priced between $2,000,000 and $5,000,000 in Mar Vista, Venice, Santa Monica, and Culver City, year to date through early September 2026. Interest rate data sourced from Freddie Mac and Fannie Mae public forecasts.

Curious how these trends apply to your specific property or search? Reach out: I track this market in real time and I'm happy to walk through the data with you.

Disclaimer: This report is for informational purposes only and should not be relied upon for any real estate, investment, financial, or legal decisions. While data is believed to be accurate as of the date of publication, it is not guaranteed and may be subject to change or revision. Please consult a licensed real estate professional before making any decisions based on this information.