Shilian Group

10/20/2026

The LA housing market has a huge problem… at least on paper.

Right now there are 189 homes listed above $20 million in Los Angeles County.

In the last 30 days?

Only 4 sold.

That sounds terrible.

Until you look back.

During the same period in 2021, 4 sold.

And in 2016, just 1 sold.

So if I only showed you today’s number, it would be very easy to say:

“LA luxury is crashing.”

But that would be missing the context.

The $20M+ market has always been an extremely thin market with a very small buyer pool.

Now, does 189 active listings matter?

Absolutely.

It means buyers shopping above $20M have a lot of choices right now, and sellers are competing for a very limited group of buyers.

But 4 sales by itself does not prove the luxury market is collapsing.

And this is exactly why I keep going back to the actual data.

One scary number can make a great headline.

It can also tell you almost nothing if you don’t know what “normal” looks like.

Context changes everything.

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

LosAngelesLuxury RealEstateData WestsideLA

10/15/2026

“The Los Angeles real estate market is dead.”

That’s the headline.

So I pulled the actual numbers.

I compared September 2026 vs. September 2016 for all of Los Angeles County.

And here’s what happened:

Single-family home sales
4,532 → 2,762
Down 39%

Condo sales
1,124 → 673
Down 40%

So yes, dramatically fewer homes are selling today.

But prices?

Median single-family price
$583,000 → $1.025M
Up 76%

Median condo price
$429,475 → $649,000
Up 51%

And single-family homes are actually selling faster:

42 days → 27 days

So the real story is not that “LA real estate is dead.”

It’s that transaction volume has collapsed compared with 10 years ago, while prices are still enormously higher.

That’s a very different story from the one people expect when they hear “the market is slowing.”

Fewer sales does not automatically mean lower prices.

Slower market does not automatically mean crashing market.

And broad headlines rarely tell you what’s actually happening underneath.

Share this with someone still waiting for LA home prices to crash.

What do you think happens first:

more inventory… lower rates… or lower prices? 👇

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? 👇