Westside Village, Los Angeles: Complete Homebuyer & Realtor Guide
Historic 1940s tract meets modern Westside living
About Westside Village, Los Angeles
Westside Village, Los Angeles, California is a historic 1940s tract housing development that sits between UCLA and LAX in the heart of the coveted Westside. Bounded by National Boulevard to the north, Charnock Road to the south, Overland Avenue to the east and Sepulveda Boulevard to the west, this 90034 ZIP code neighborhood consists of 1,200 single-family homes originally built by developer Fritz B. Burns for MGM Studios and Douglas Aircraft Company workers. The tree-lined streets feature mature Jacaranda, Pine, Camphor, Chinese Elm, and Eucalyptus trees creating a distinctive canopy over modest 900-square-foot homes on 50×135-foot lots.
Today's residents are a mix of entertainment industry professionals, tech workers, and young families who prize the neighborhood's 9/10 walkability score and excellent proximity to UCLA, Westside employment centers, and quality schools like Clover Avenue Elementary (81.5 school score). The community attracts buyers seeking authentic California charm with modern Westside convenience—from Trader Joe's on National Boulevard to easy access to Santa Monica and Century City via excellent transit connections.
Westside Village Real Estate Market 2026
Westside Village saw steady appreciation with median prices reaching $1.9M (up 4.2% year-over-year) though price per square foot declined to $873. Buyers should expect to pay close to asking price, with 100% of homes selling at or near list price in a market where well-priced properties move efficiently.
Expect 2-3 competing offers on desirable 1940s homes, typically at asking price with standard contingencies and 30-45 day close, particularly for properties with original character features intact
The neighborhood experienced significant appreciation with list prices up 58% in 2025, driven by Westside location premium and limited inventory of historic single-family homes in walkable neighborhoods.
Source: Redfin, Rocket Homes 2025-2026
Is Westside Village Right for You?
Westside Village, Los Angeles suits different buyers in different ways. Here’s who thrives here — and who should consider alternatives.
Outstanding walkability to Clover Avenue Elementary (81.5 school score), safe tree-lined streets perfect for kids, Palms Park playground within 12 minutes, and strong community feel with many families
Small home sizes may require expansion, LAUSD assignment vs neighborhood school access
Historic connection to MGM Studios, close to Culver City studios, walkable lifestyle reducing commute stress, authentic LA neighborhood character that appeals to creatives
Limited home office space in original tract homes, parking constraints for industry events
Excellent proximity to UCLA campus, walkable to multiple transit options, quiet residential streets ideal for academics, strong schools for faculty with children
Competition from other UCLA-affiliated buyers, potential student rental pressure nearby
Types of Homes in Westside Village
Westside Village housing stock consists primarily of 1940s tract homes averaging 900 square feet with single-car garages on 50×135-foot lots, originally sold for $4,000
Original 1940s Tract Home
Historic charm with mature trees, authentic California character, many streets without sidewalks adding to village feel
Limited storage, single-car garages, some need significant updates
Expanded/Renovated Homes
Modern amenities with historic character, larger living spaces, updated systems
Premium pricing, may have lost some original charm
How to Sell Westside Village to Your Clients
Ideal client match: Young professionals and families seeking authentic LA character with modern Westside convenience, particularly those who value walkability and community feel over maximizing square footage
5 Talking Points
- 1 Only 1,200 homes ever built—true scarcity in this Fritz B. Burns historic development
- 2 9/10 walkability score with Trader Joe's 4 minutes away—extremely rare for LA single-family neighborhoods
- 3 Clover Avenue Elementary rates 81.5/100 with 82% math proficiency—top-tier neighborhood school
- 4 Original 1940s character with mature Jacaranda and Eucalyptus tree canopy throughout
- 5 Strategic Westside location between UCLA and LAX with excellent transit access
Handling Common Objections
Living in Westside Village, Los Angeles
- Niko Niko Sushi
- Winchell's Donut House
- Subway
20+ restaurants · $–$$
- Starbucks (National Blvd)
- Starbucks (Sepulveda)
- Boba Time
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Palms Park
· neighborhood park
baseball diamond and playground 12 minutes away -
Multiple Playgrounds
· playground
several small playgrounds within 5-15 minute walks
- Trader Joe's (National Blvd)
- Vons (Sepulveda)
- Rosalind Wyman Recreation Center
- Boxing Fitness Factory
- Yoga Shala West
Annual events: Neighborhood block parties · Tree planting community events
Schools Near Westside Village, Los Angeles
Westside Village students attend LAUSD schools including highly-rated Clover Avenue Elementary (81.5 score) and Palms Middle School, with several private options nearby including Le Lycee Francais and Notre Dame Academy for families seeking alternatives to public education.
Elementary Schools
Strong academic performance with 82% math proficiency and 81% reading proficiency
Proximitii 2026Middle Schools
Lower-performing middle school option with 49% math and 64% reading proficiency
Proximitii 2026Private Schools Nearby
- Le Lycee Francais De Los Angeles (International PK–12) — French immersion program 10 minutes walk away
- Notre Dame Academy Elementary (Catholic K–8) — Catholic elementary option within walking distance
Source: Proximitii, GreatSchools 2026
Commute from Westside Village
Excellent Westside location with strong transit connections to UCLA, Santa Monica, and Downtown LA via multiple bus lines and easy freeway access
Frequently Asked Questions: Westside Village, Los Angeles
Answers to the most common questions homebuyers and realtors ask about Westside Village, Los Angeles, California.
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The median sale price in Westside Village, Los Angeles is $1.9M as of 2026 (Redfin). Buyers typically get 900-1,200 square foot 1940s tract homes with original character features and mature tree-lined streets.
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Yes, Westside Village is excellent for buyers seeking authentic LA character with modern convenience. The neighborhood offers 9/10 walkability, historic 1940s charm, and prime Westside location between UCLA and LAX with strong community feel.
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Excellent for families. Clover Avenue Elementary scores 81.5/100 with strong academics, tree-lined streets are safe for kids, multiple playgrounds within walking distance, and the tight-knit community of 1,200 homes creates a true neighborhood feel.
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Clover Avenue Elementary (81.5/100 rating) serves the neighborhood with 82% math and 81% reading proficiency. Private options include Le Lycee Francais (French immersion) and Notre Dame Academy within walking distance.
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Westside Village has a Walk Score of 90/100 (Walker's Paradise). Trader Joe's is 4 minutes away, multiple coffee shops within 10 minutes, and most daily errands can be completed on foot—rare for Los Angeles.
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Living in Westside Village feels like a true neighborhood within LA—tree-lined streets with mature Jacaranda canopy, walkable to Trader Joe's and local cafes, quiet residential feel with strong community connections among the 1,200 historic homes.
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Primarily 1940s tract homes averaging 900 square feet with single-car garages on 50×135-foot lots. Some have been expanded or renovated while preserving original character. Prices range from $1.6M–$2.8M depending on condition and size.
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Yes, Westside Village is considered very safe with quiet residential streets, strong community watch among neighbors, and family-friendly environment. The tree-lined streets and tight-knit community of 1,200 homes create natural surveillance and safety.
Neighborhoods Near Westside Village
Not sure Westside Village is the right fit? Compare these nearby Los Angeles neighborhoods.
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Data sources: Redfin, Zillow, California Association of Realtors, US Census ACS 2023, GreatSchools, Walk Score, OpenStreetMap. Content generated 2026. Always verify current market data with a licensed real estate professional.