Shilian Group

10/08/2026

“The LA luxury market is crashing.”

At least, that’s what you might think if you only looked at prices.

So I pulled every Los Angeles County residential sale over $10 million for September and compared September 2026 with September 2024.

Here’s what actually happened:

$10M+ closed sales
2024: 20
2026: 25
Up 25%

Total closed sales volume
2024: $306.8M
2026: $391.8M
Up nearly 28%

Median days on market
2024: 110 days
2026: 104 days

Average days on market
2024: 120 days
2026: 104 days

So more luxury homes sold.
More money changed hands.
And they sold a little faster.

But here’s where it gets interesting.

Median sale price
2024: $13.43M
2026: $12.50M
Down about 7%

Median price per square foot
2024: $2,135
2026: $1,995
Down about 6.5%

And the average sale price?
2024: $15.34M
2026: $15.67M

Basically flat to slightly higher.

So is the luxury market crashing?

The numbers say something much more complicated.

More sales. More total volume. Faster sales. But a lower median price.

That’s why simply saying “prices are down” or “the market is booming” doesn’t tell you nearly enough.

And one important note: this is a relatively small group of very expensive properties, so the mix of homes that sold can move median pricing significantly from one period to another.
But one thing is clear:

The $10M+ LA market is still transacting.

Share this with someone who still thinks the LA market is crashing. 👇

BelAirRealEstate WestsideLA RealEstateData

10/05/2026

Some homes are worth the wait. And some deals take a little more work to get right.

Payaam had been searching for the right home for a while, and when we found this one in Woodland Hills, it immediately felt different, the privacy, the trees, the indoor-outdoor living, and a setting that felt like a place to stay for a long time.

Getting it closed wasn’t simple.

There were inspections, specialists, a lot of due diligence, and several issues that needed to be worked through carefully. Once we had the full picture, we went back to the seller with a thoughtful, documented case and were able to renegotiate the deal on terms that made much more sense for him.

That’s the part of real estate people don’t always see.

Getting an offer accepted is only the beginning. The real work is knowing what to investigate, who to bring in, what matters, and how to negotiate without losing the home you actually want.

And after everything it took to get there, handing Payaam the keys made this one especially meaningful.

Payaam jan, congratulations. I couldn’t be happier for you. Here’s to this next chapter, making the home your own, and all the memories ahead.

Welcome home. 🏡

10/01/2026

09/24/2026

The LA housing market is crashing… and booming at the exact same time.

That sounds contradictory until you look neighborhood by neighborhood, and property type by property type.

I compared closed sales from 8/24–9/24/2026 with the same period in 2024 in three Westside markets I track.

📍 Westwood + Century City

Condos:
51 sales → 34 (-33%)
Median sale: $1.151M → $1.164M
Median days on market: 50 → 59
Median $/sq. ft.: $697 → $692

Single-family:
13 sales → 14
Median sale: $2.04M → $2.649M
Median days on market: 31 → 48

📍 Brentwood

Condos:
13 sales → 10 (-23%)
Median sale: $1.142M → $1.090M
Median days on market: 27 → 62

Single-family:
12 sales → 19 (+58%)
Median sale: $4.44M → $5.80M
Median days on market: 39 → 77

📍 Beverly Hills

Condos:
8 sales → 7
Median sale: $1.383M → $1.599M

Single-family:
14 sales → 11 (-21%)
Median sale: $7.85M → $5.675M

The takeaway?

There isn’t one “LA housing market.”

A condo in Westwood can be experiencing a completely different market than a house a few miles away in Brentwood.

And these median-price changes do not necessarily mean property values appreciated or declined by the same percentages. Some of these are small samples, and the mix of homes sold can dramatically move the median.

That’s exactly the point.

Headlines talk about Los Angeles. Real estate happens neighborhood by neighborhood, and property by property.

What neighborhood should I break down next? 👇

BeverlyHills

09/23/2026

The open houses didn’t find the buyer. A private showing did.

17 days after bringing this Bel Air Crest home to market, the right buyer walked through the door. One showing led to a second look, then things moved quickly.

All cash. 9-day escrow. Closed.

Every sale has a different path. The job is to prepare the home properly, position it in the market, create the exposure, follow up, negotiate, and be ready when the right buyer shows up.

Grateful to my seller for trusting me with the process from beginning to end.

SOLD | 11738 Ipswich Ct | Bel Air Crest
Represented the Seller

Payman Shilian | Compass
DRE #01913874

09/18/2026

Sometimes finding the right home means having the confidence to walk away from one that isn’t. 🏡

This one was a journey.

We found a home in Santa Monica, got into escrow, did our due diligence, and ultimately realized it wasn’t the right fit. So we walked away and kept looking.

Then this one came along.

And this time, it wasn’t just about the house. It was about finding the right home for their family, including being close enough for their daughter to walk to school. Seeing how excited she was about her new home made this one especially meaningful.

After a competitive offer, inspections, negotiations, and all the details that happen behind the scenes, we made it to the finish line.

Congratulations, Pani & Jing! I’m so happy for your family and grateful you trusted me to guide you through the process.

Welcome home. ❤️

Payman Shilian
Broker Associate | Compass
DRE #01913874

09/17/2026

Everyone knows mortgage rates are about to drop… right? 👀

And once they do, home prices will finally come down.

At least, that’s what I keep hearing.

Here’s the problem:

Nobody knows.

Nobody knows exactly where mortgage rates will be six months from now.

Nobody knows whether LA home prices will be higher or lower.

And there’s another possibility people rarely talk about:

What happens if rates drop and thousands of buyers who have been waiting decide to jump back into the market at the same time?

Lower rates can improve affordability.

But they can also bring more competition.

Trying to perfectly time both lower rates AND lower home prices sounds great in theory. In reality, those two things don’t necessarily happen together.

The right time to buy is when:

• You’re financially ready
• You can comfortably afford the payment
• You plan to own long enough for buying to make sense
• The right property comes along

Not because someone online promised you the market is about to crash.

So I’m curious: If mortgage rates dropped significantly tomorrow, would you buy… or keep waiting for prices to fall? 👇

09/10/2026

Is the LA housing market dead? It depends on what you own.

Right now, Los Angeles does not feel like one market.

If you’re selling a condo, especially one you bought in the last few years, it can be a tough environment. Buyers are cautious, payments are high, HOA costs matter more, and overpriced units can sit.

But single-family homes in desirable neighborhoods under $5M? Completely different story.

The best ones are still selling quickly, and we’re still seeing multiple offers.

And here’s the part people miss:

Even condos that are struggling can get strong activity when they’re priced below the competition.

So no, I don’t think the LA housing market is “dead.”

I think buyers have become extremely selective.

Wrong price? You sit.
Right price? You move.

That’s the market right now.

What are you seeing, are buyers finally in control, or are the best properties still too competitive? 👇

09/03/2026

Everyone keeps saying the LA housing market is finally breaking.

High rates. Economic uncertainty. War. AI bubble fears. Buyers supposedly pulling back.

So I pulled the actual August numbers for the Westside LA markets I track.

🏠 209 homes sold
Last August: 234
That’s about 11% fewer sales

💰 Median sale price: $2,000,000
Last August: $1,592,500

⏱ Median days on market: 41
Last August: 49

📊 Median sale-to-list: 99.1%
Last August: 97.7%

📐 Average price per sq. ft.: $1,091
Last August: $1,054

So yes, fewer homes are selling.

But the homes that are selling are moving faster, selling closer to asking, and the median sale price is higher.

That’s not exactly what a “dying” market is supposed to look like.

One important note: a higher median sale price does not mean every Westside home appreciated by that amount. The mix of homes sold matters, especially in higher-end markets.

The bigger takeaway:

Slower sales ≠ collapsing prices.

Do you think the Westside market finally breaks over the next 12 months… or does limited inventory keep prices supported? 👇

09/01/2026

What does $2.7M actually buy you in Bel-Air? 👀