Shilian Group

08/28/2026

A home that reveals itself one level at a time.

Inside Bel Air Crest, this unique split-level residence was designed with something increasingly hard to find: separation without feeling disconnected.

The main living spaces are open, dramatic and filled with natural light. The bedrooms and flexible spaces each have their own sense of privacy. And the primary suite opens directly to a quiet backyard retreat with its own spa.

It’s not a floor plan you fully understand from photos.

You have to walk it.

11738 Ipswich Court
Bel Air Crest

Open Sunday 2–5 PM
Tuesday 11 AM–2 PM

Payman Shilian | Compass | Broker
DRE #01913874

08/27/2026

Is the Los Angeles housing market actually crashing?

I pulled every residential sale in Los Angeles County from the past 30 days and compared it with the exact same period last year.

Here’s the full picture:

🏡 Homes sold: 3,985
Down about 5% from last year.

💰 Median sale price: $915,000
Up slightly — about 0.4% year over year.

📐 Median price per sq. ft.: $597
Down about 1.5%.

⏱ Median days on market: 28 days
Exactly the same as last year.

🤝 Median sale-to-list price: 100%
Also unchanged.

💵 Total closed sales volume: about $5.28 BILLION
Down roughly 8% from last year.

So yes — fewer homes are selling.

And yes — there are parts of the market where buyers have considerably more negotiating power.

But countywide, the data does not show home prices collapsing.

What it shows is a slower, more selective market where the property, location and pricing matter enormously.

That’s very different from a crash.

Now I’m curious: are you waiting for LA prices to drop significantly before buying?

👇 Yes or no — and why?

MLS data: Los Angeles County residential closed sales, July 28–August 27, 2026 vs. the same dates in 2025. Market conditions vary significantly by neighborhood, property type and price range.

08/27/2026

Insurance is the most common reason I see a Westside deal come apart in the final week. Here's the part that surprises people.

The California FAIR Plan caps dwelling coverage at $3 million, and it only covers fire and smoke. No liability, no water damage, no theft. Which means most lenders will not accept it on its own. You need a wrap policy layered on top, and both carriers have to underwrite before your loan funds. An average 29% FAIR Plan increase takes effect October 15.

So here's the rule I give clients now: get the insurance quote in writing during your contingency period. Not after. Not at signing.

Comment INSURANCE and I'll walk you through it. Full breakdown:

The Los Angeles home insurance crisis is reshaping Westside real estate. Payman Shilian explains what buyers and sellers need to know.

08/20/2026

Everyone says the Los Angeles real estate market is slow.

244 buyers would disagree.

In the past 30 days across the Westside markets I track:

215 homes sold under $5M
20 sold between $5M–$10M
9 sold above $10M

That means roughly 88% of the sales activity happened below $5 million, but there was still serious money moving at the top of the market.

Here are the $10M+ sales:

$47,750,000 — 1210 Benedict Canyon Dr, Beverly Hills
Originally listed at $75,000,000

$18,000,000 — 13215 Riviera Ranch Rd, Los Angeles
Originally listed at $22,900,000

$16,980,000 — 1025 N Crescent Dr, Beverly Hills
Originally listed at $19,995,000

$16,750,000 — 1115 Georgina Ave, Santa Monica
Originally listed at $22,500,000

$15,750,000 — 816 Monte Leon Dr, Beverly Hills
Originally listed at $19,800,000

$13,400,000 — 16401 Mulholland Dr, Los Angeles

$11,991,578 — 344 S Cliffwood Ave, Los Angeles
Originally listed at $9,950,000

$11,550,000 — 220 N Cliffwood Ave, Los Angeles

$10,400,000 — 740 Warner Ave, Westwood
Originally listed at $11,995,000

And here’s what I find most interesting:

The market isn’t dead. It’s selective.

Buyers are still writing very large checks, but even at the highest end of the market, price matters.

The right property at the right price can move. An ambitious asking price can mean a very different outcome.

Which sale surprised you the most, the $47.75M closing, or the fact that 9 homes above $10M sold in only 30 days?

Send this to someone who keeps telling you the LA market is dead.

MLS data for closed residential sales in the referenced Los Angeles Westside markets during the past 30 days. Information is believed reliable but should be independently verified.

08/19/2026

This is one of the conversations I have most often with sellers above $5 million, and it just got more expensive to get wrong. The Measure ULA threshold moved on July 1, and it now starts at $5,400,000 instead of $5,300,000.

List at $5.5M and you owe 4% of the gross sale price, which is $220,000. List at $5.39M and you owe nothing. That is $110,000 of asking price standing between a seller and $220,000 of tax.

The part people keep getting wrong is that it is charged on gross price, not gain. Sell at a loss and you still write the check. So if your home is anywhere near that line, don't pick a list price and then check the tax. Check the tax and then pick the price.

Comment ULA and I'll run the math on your address. Full breakdown:

Your Measure ULA strategy starts here. The LA mansion tax takes 4-5.5% above $5.4M. Five ways Westwood sellers can plan around it in 2026.

08/17/2026

Congratulations to my buyers on their new home in Woodland Hills!

Single story mid-century on over half an acre. Almost 4,000 sq ft, pool with a cabana, outdoor kitchen, and mature fruit trees out back.

We stayed patient on this one and it paid off. So happy for you guys. Enjoy every minute!

08/13/2026

Want to potentially save tens of thousands of dollars in mortgage interest with one simple change?

A true biweekly payment plan means making half of your monthly mortgage payment every two weeks. That creates 26 half-payments a year, equal to 13 full payments instead of 12.

That extra annual payment can help reduce your principal faster, shorten the life of the loan, and reduce the total interest you pay.

The important part: check with your mortgage servicer first. Some servicers may not process partial payments immediately, and extra payments should be applied to principal for this strategy to work as intended.

Send this to someone with a mortgage.

For educational purposes only. Actual savings vary based on loan balance, interest rate, remaining term, loan terms, timing of additional payments, and how your servicer applies them. This is not financial or lending advice. Confirm your loan terms and payment instructions with your mortgage servicer before making changes.

Homeownership LosAngelesRealEstate

08/02/2026

What does $999,000 buy you in Westwood? 👀

A front-facing corner condo with 2 bedrooms, 2.5 bathrooms, spacious living areas, a remodeled kitchen, a walk-in closet, a built-in office and two balconies.

📍 1920 S Beverly Glen Blvd #101
Los Angeles, CA 90025
Offered at $999,000

Would you buy it? Let me know below—or send this to someone looking for a home in Westwood.

Payman Shilian
The Shilian Group | Compass
DRE #01913874

LACondo CondoForSale

07/30/2026

Same neighborhood. Same five years. Completely different results.

In Westwood and Century City, the median price per square foot for single-family homes increased from about $1,012 in 2021 to $1,194 in 2026, nearly 18%.

Condos went from about $658 to $662 per square foot.

Essentially flat.

The pandemic changed what many buyers value. Privacy, outdoor space, land, and control became more important. Add higher interest rates, HOA dues, insurance concerns, and possible assessments, and condo buyers have become much more selective.

That does not mean condos cannot sell. It means pricing, presentation, building financials, and strategy matter more than ever.

Condo in a prime location, or a house farther out? Which would you choose today?

Send this to someone deciding between the two.