Shilian Group

05/29/2026

Just listed in Leimert Park.

There's a reason people keep falling for LA's historic neighborhoods, and this 1922 home is a great example of it.

4181 Arlington Ave, Los Angeles, CA 90008
3 Bedroom | 3 Bath | 1,020 Sq Ft | $699,000

What makes it special:
→ Hardwood floors and 1920s character
→ Filled with natural light
→ Detached two-car garage with extra bathroom and storage
→ Solar panels already installed
→ Long driveway
→ Backyard built for gathering and relaxing
→ 6,500+ square foot lot

If you've been waiting for a home with warmth, space, and a story behind it, this one is worth seeing in person.

Full details here: https://paymanshilian.com/3-bedroom-los-angeles-home-4181-arlington-avenue/

Message me to set up a private showing.

Payman Shilian, REALTOR®
(310) 299-7655
DRE 01913874

05/27/2026

Under $700,000 in Los Angeles… and yes, it’s a house.

At a time when so many people feel priced out of LA, homes like this are becoming harder and harder to find.

There’s also a detached two-car garage in the back…

Would you keep it as a garage, gym, studio, or explore converting it in the future?

📍4181 Arlington Ave | Leimert Park
3 Bedrooms | 3 Bathrooms

Payman Shilian | Compass
DRE 01913874

05/21/2026

I compared the first 3 weeks of this month to the same period last year in Los Angeles.

Here’s what stood out:

Fewer homes sold.
Homes took longer to sell.
But prices didn’t really fall the way many people expected.

That’s what makes this market so confusing right now.

It’s not “hot” everywhere.
It’s not “crashing” everywhere either.

The better way to describe it:

A slower market… with surprisingly resilient pricing.

Would you call this a strong market, a weak market, or just a split market?

05/21/2026

A heads up for neighbors thinking about selling this year. California changed three disclosure rules, and the version most people remember is out of date.

AB 968: if you bought a home and are reselling within 18 months, you disclose every contractor and permit. A buyer who finds work you didn't mention can walk or sue.

The state's new fire maps moved a lot more of the Westside into Very High zones. If that's your property, it goes on your disclosure paperwork.

SB 721: balcony inspections are now required on buildings with three or more units. Condo owners have a similar rule through the HOA.

None of this should stop you from selling. It only gets expensive when it catches you by surprise.

Full breakdown for Westwood sellers here:

California real estate disclosure laws keep getting more involved in 2026. Westwood sellers, here is what changed and what to prepare before listing your home.

05/15/2026

Most buyers comparing Westwood and Brentwood ask which is more expensive. Wrong question. Pricing overlaps almost entirely in the $3M to $5M range.

The real call is lifestyle. Westwood: compact, UCLA energy, luxury high-rises on the Wilshire Corridor. Brentwood: private, single-family, quieter, closer to the beach.

Same money, two different lifestyles. Full breakdown on the blog - https://paymanshilian.com/westwood-vs-brentwood-westside-neighborhood-comparison/

Comparing Westwood and Brentwood for homebuyers — pricing, housing stock, commute, schools, and lifestyle differences that shape your decision on the Westside.

05/10/2026

We all know mothers are selfless… but I don’t think I truly understood it until I watched my own wife become a mom.

Watching her raise our daughter has given me a completely different level of respect for mothers everywhere.

There’s truly nothing she wouldn’t do for her. And somehow, even with the sacrifices, sleepless nights, and constant responsibility, she still does it all with love.

Being a mother is one of the hardest and most important jobs in the world… and honestly, it’s a job I don’t think I could ever do myself.

Happy Mother’s Day to all the amazing moms out there ❤️

05/08/2026

I know a lot of people are still waiting for the Los Angeles housing market to crash…

but based on everything I’m seeing right now, you may be waiting a while.

The market is actually very strange right now.

Historically, transaction volume is still very low. Not many homes are selling compared to more normal markets.

But at the same time…

Renovated homes in great locations are still moving quickly. Some are even getting multiple offers.

Meanwhile, homes that need work, have location issues, or certain condos are sitting much longer.

So this really isn’t one market anymore.

It’s a very split market.

What are you seeing in your neighborhood?

05/07/2026

Bought your Westwood home 20+ years ago? Your Prop 13 tax base might be worth more than you think.

If you're 55 or older, Proposition 19 lets you transfer that low tax base to a new home anywhere in California. A couple who bought in Little Holmby for $1.2M in 2002 and sells for $4.8M today can move to a Wilshire Corridor condo and keep paying roughly $19,000/year in property taxes — instead of $32,000+.

But the rules are strict. Two-year purchase window. Three-year filing deadline. Miss either one and you lose the benefit permanently.

I break down the eligibility rules, timing traps, and a real Westwood example here:

How Westwood homeowners 55+ can transfer their Prop 13 tax base under Proposition 19 eligibility rules, timing deadlines, value thresholds.

04/30/2026

174 homes over $20M… only 19 sold.

That’s the reality of LA’s ultra-luxury market right now.

📊 Past 6 months:

* 174 homes listed over $20M
* Only 19 closed
* Avg sold price: ~87% of asking

👉 That’s a massive gap between supply and actual demand

⸻

💰 Now the crazy part:

The most expensive home currently on the market is $400,000,000

Estimated payment:

* ~$80M down
* ~$320M loan
* ~6.5% rate

👉 ≈ $2,000,000+ / month

That’s:

* ~$24M/year
* Before taxes, insurance, staff, maintenance

⸻

🧠 What this actually means:

This isn’t just a “luxury market”…
it’s a negotiation market

* More inventory sitting
* Longer days on market
* More room for buyers at the top

⸻

The market isn’t one thing, it changes dramatically by price point.

04/23/2026

Which LA neighborhoods actually have the best deals right now?

Instead of guessing, here’s what the data shows based on current supply (active vs pending):

📊 Where buyers have the most leverage (more supply):
• Beverly Hills condos — ~5.6:1
• Brentwood condos — ~4.9:1
• Westwood condos — ~4.7:1
• Brentwood single-family — ~4.8:1
• Beverly Hills single-family — ~4.9:1

👉 More inventory = more room to negotiate

📉 Where it’s still competitive (less supply):
• Palms / Mar Vista single-family — ~1.4:1
• Westwood single-family — ~1.8:1
• Culver City single-family — ~1.9:1

👉 Less inventory = stronger seller position

🧠 Takeaway:
The best “deals” right now aren’t necessarily in the most affordable areas.

They’re often in:
→ higher price points
→ condo-heavy markets
→ areas where inventory is sitting longer

The market isn’t one thing, it’s hyper local.