Los Angeles Homes and Condos for Sale: Prices, Neighbourhoods and Costs

The Westside includes Santa Monica, Venice, Brentwood and Beverly Hills, with high prices and beach or hillside views. Hollywood, Los Feliz and Silver Lake are creative, hillside districts on the east side of central LA, while downtown has loft conversions and new towers. The San Fernando Valley, including Sherman Oaks and Studio City, offers larger lots and more space. South Bay beach cities such as Manhattan Beach and Redondo Beach are popular with families. East of downtown, Highland Park and Eagle Rock have been transformed by younger buyers.

Los Angeles is car-dependent. Metro rail lines are expanding, but traffic is heavy at rush hours, and neighbourhood choice is largely a commute decision. LAX is the main international airport.

California's Proposition 13 limits property tax increases for as long as you own, so new buyers pay around 1% of the purchase price plus local assessments, while long-term owners pay far less. Los Angeles also charges a documentary transfer tax, and a higher 'mansion tax' on sales over certain thresholds, so budget for closing costs. Wildfire and earthquake risks are real, and homeowners insurance has become harder to get in hillside and fire-risk zones; the state's FAIR Plan is a last resort with limited cover. Check hazard maps, defensible space and insurance quotes before making an offer.

Foreign buyers face no ownership restrictions and often buy with cash. Non-resident sellers face FIRPTA withholding. Our US buying guide, financing guide and US market analysis offer further background.

In addition to property tax, Los Angeles homeowners may pay Mello-Roos assessments in some newer developments, plus HOA fees for condos and townhomes. Water use rules and wildfire clearance requirements can add costs for hillside houses. Rent-controlled units under the city's rent stabilisation ordinance can limit landlord income but can also affect resale value. Earthquake retrofitting of older houses, including bolting and cripple-wall bracing, is often recommended and sometimes subsidised by grants. A thorough inspection of drainage, hillside retaining walls and foundations is essential.

Buyers in Los Angeles choose neighbourhoods by commute and lifestyle. The Westside offers beaches and a shorter commute to Santa Monica offices, the Valley offers space for the money but long drives over the hills, and East LA neighbourhoods such as Highland Park suit those who work downtown. Test your daily commute at peak times, and note that a quiet street can be a busy cut-through at rush hour.

Cheaper California alternatives include San Diego. Elsewhere, compare Las Vegas, Henderson, Naples, New York and Brooklyn. Visit the United States hub for the full list.