DRE #02253753
(424) 766-4375 · marc@frontgaterealestate.com
Open House Market Report
11711 Brookhaven Avenue #3 Los Angeles
3 Bed (Loft As Third) · 3 Bath · 1,553 Sq Ft · Built 1979 · Tri-Level Townhome · No Pool · Open Sunday, October 4, 3:00 to 5:00 PM
Market data current as of October 4, 2026
List Price
$1,175,000
Price / Sq Ft
$757
Interior
1,553 sq ft
Beds / Baths
3 / 3
HOA Dues
$500 / mo
Year Built
1979
Where This Home Stands Out
$174,000 less
Than The Newest Build
11500 National Blvd #118, built in 2014, is 1,580 square feet at $1,349,000. This home is 27 feet smaller, fully remodeled, and $97 less per foot.
3 outdoor spaces
Balcony, Patio, Rooftop
A balcony off the main level, a patio off the loft, and a private rooftop deck with views to the Santa Monica Mountains and the Getty Center.
5 units
Small Complex
Five homes in the association, two secured parking spaces, in-unit laundry, and central air. Dues are $1,500 per quarter.
What Else Is Available
Matched set: attached condos and townhomes, two bedrooms or more, two baths or more, 1,300 to 1,800 square feet, Los Angeles side of the one-mile radius. Seven competing listings out of 18 other active condos in the search area. Vintage is marked so 1970s and 1980s product reads against its own kind.
11711 Brookhaven Ave #3 Subject$1,175,000
3 bd / 3 ba · 1,553 sq ft · built 1979 · $757/sq ft · 18 days on market
2677 Centinela Ave #203 Same Bldg As #401$899,000
2 bd / 3 ba · 1,398 sq ft · built 1980 · $643/sq ft · 9 days on market
2471 Sawtelle Blvd #102 Reduced$895,000
3 bd / 3 ba · 1,341 sq ft · built 1989 · $667/sq ft · 83 days on market · from $1,000,000
12321 Ocean Park Blvd #14$1,099,000
2 bd / 2 ba · 1,783 sq ft · built 1981 · $616/sq ft · 60 days on market
2486 S Centinela Ave #303 Newer$895,000
2 bd / 3 ba · 1,319 sq ft · built 2007 · $679/sq ft · 67 days on market
11500 Tennessee Ave #103 Newer$1,045,000
2 bd / 2 ba · 1,745 sq ft · built 2009 · $599/sq ft · 108 days on market
11500 Tennessee Ave #315 Newer$1,178,000
2 bd / 3 ba · 1,610 sq ft · built 2009 · $732/sq ft · 38 days on market
11500 National Blvd #118 Newer$1,349,000
2 bd / 3 ba · 1,580 sq ft · built 2014 · $854/sq ft · 17 days on market
Competing set, excluding subject: 1,539 sq ft average · $1,045,000 median price · $667 median per foot
Address
Bd/Ba
Sq Ft
Built
List Price
$/Sq Ft
DOM
11711 Brookhaven Ave #3 Subject
3 / 3
1,553
1979
$1,175,000
$757
18
2677 Centinela Ave #203 Same Bldg As #401
2 / 3
1,398
1980
$899,000
$643
9
2471 Sawtelle Blvd #102 Reduced
3 / 3
1,341
1989
$895,000
$667
83
12321 Ocean Park Blvd #14
2 / 2
1,783
1981
$1,099,000
$616
60
2486 S Centinela Ave #303 Newer
2 / 3
1,319
2007
$895,000
$679
67
11500 Tennessee Ave #103 Newer
2 / 2
1,745
2009
$1,045,000
$599
108
11500 Tennessee Ave #315 Newer
2 / 3
1,610
2009
$1,178,000
$732
38
11500 National Blvd #118 Newer
2 / 3
1,580
2014
$1,349,000
$854
17
Competing set, excluding subject
1,539 avg
$1,045,000 med
$667 med
55 avg
For reference only: two larger 1981 townhomes across the Santa Monica line, 2433 28th St #B and 2408 34th St #4, ask $1,495,000 and $1,559,000 at 1,770 and 2,020 square feet. Different city, not counted in the set.
How This Home Is Priced
The solid bar is what is competing right now in the matched set. The shaded band is where matched 1970s and 1980s condos actually closed since July.
This home$1,175,000
Active median$1,045,000
$895,000$1,349,000
Matched active listings, seven competing, $895,000 to $1,349,000Matched 1973 to 1989 closed sales, $815,000 to $1,080,000
What's Been Selling Here
Nine condos closed in the search area between July 14 and September 28. Five match on size and bath count. The 2007 sale is marked so vintage reads separately.
10976 1/2 National Blvd Closest$1,080,000
3 bd / 3 ba · 1,570 sq ft · built 1973 · closed 09/17/26 · $688/sq ft · 31 days · 98.3% of list
2550 S Centinela Ave #106$1,035,000
3 bd / 3 ba · 1,467 sq ft · built 1989 · closed 09/04/26 · $706/sq ft · 29 days · 94.1% of list
2663 Centinela Ave #501$815,000
2 bd / 2 ba · 1,417 sq ft · built 1981 · closed 07/15/26 · $575/sq ft · 27 days · 96.0% of list
2677 Centinela Ave #401 Newest Sale$955,000
2 bd / 3 ba · 1,777 sq ft · built 1980 · closed 09/28/26 · $537/sq ft · 9 days · 100.5% of list
11440 National Blvd #16 Newer$999,000
2 bd / 3 ba · 1,715 sq ft · built 2007 · closed 09/14/26 · $583/sq ft · 9 days · 100.0% of list
1973 to 1989 sales: $815,000 to $1,080,000 · $537 to $706 per foot · 97.2% of list average
Address
Bd/Ba
Sq Ft
Built
Closed
Sale Price
$/Sq Ft
DOM
% of List
10976 1/2 National Blvd Closest
3 / 3
1,570
1973
09/17/26
$1,080,000
$688
31
98.3%
2550 S Centinela Ave #106
3 / 3
1,467
1989
09/04/26
$1,035,000
$706
29
94.1%
2663 Centinela Ave #501
2 / 2
1,417
1981
07/15/26
$815,000
$575
27
96.0%
2677 Centinela Ave #401 Newest Sale
2 / 3
1,777
1980
09/28/26
$955,000
$537
9
100.5%
11440 National Blvd #16 Newer
2 / 3
1,715
2007
09/14/26
$999,000
$583
9
100.0%
1973 to 1989 sales
$815,000 to $1,080,000
$537 to $706
28 med
97.2% avg
The read. The closest match is 10976 1/2 National Blvd: three bedrooms, three baths, 1,570 square feet, built 1973, closed September 17 at $1,080,000. The newest sale, 2677 Centinela #401, closed September 28 at $955,000, slightly over its asking price, and a unit in the same building is listed now at $899,000. Matched 1970s and 1980s sales ran $537 to $706 per foot and closed in about a month. None of them was described as a full remodel with a rooftop deck, so weigh finish level and outdoor space alongside the per-foot number, not just the year built.
Reading The Market
01
Buyers have time to do diligence
Nine condos closed in the search area in about eleven weeks. Nineteen are active today. At that pace current inventory is roughly five months of supply. Six of the nine sold inside 30 days and the group closed at about 98% of list on average, so well-presented homes still move, but nobody here is racing.
02
The $1M to $1.2M band is a trade-off
At $1,175,000 this home shows up in every search capped at $1.2M. The matched options in that band are 11500 Tennessee #103 at $1,045,000 and 12321 Ocean Park #14 at $1,099,000, both larger with two baths, and 11500 Tennessee #315 at $1,178,000 with three baths. Here's the trade-off: more raw square footage there, finish level and outdoor space here.
03
Size is mid-pack, layout is the difference
At 1,553 square feet this home sits right at the competing average of 1,539. What separates it is how the space is used: two en-suite bedrooms on the lower level, an open main level, a loft that works as a third bedroom or office, and three separate outdoor areas.
04
Newer construction is not a guaranteed premium
The one newer sale in the set, a 2007 unit on National Blvd, closed at $583 per foot, below the 1973 and 1989 sales at $688 and $706. Newer actives range from $599 to $854 per foot. Condition and layout are driving price here more than year built. The ceiling for new product today is 11500 National #118 at $854.
Smart Questions Before You Write An Offer
HOA budget and reserves
With five units, each owner carries about a fifth of every shared repair. Request the budget, reserve study, and the last year of board minutes through escrow, and ask what the $1,500 quarterly dues cover and whether the association is professionally managed.
Assessments and the roof deck
Ask in writing whether any special assessment is pending or has been discussed. With a rooftop deck and multiple balconies, confirm in the CC&Rs who is responsible for waterproofing, and have your inspector look at the deck surfaces.
Rental rules and financing
Check the CC&Rs for rental and leasing limits and ask how many of the five units are owner-occupied. Share the HOA documents with your lender early. Small associations can change which loan programs are available.
Litigation and master insurance
The HOA questionnaire should disclose any pending litigation and the master policy terms, including whether earthquake coverage is carried. Your insurance broker can price the gap, and a real estate attorney can review anything unclear.
Your Advisor
Marc Anthony Ebuen
Real Estate Advisor · Compass
Thirteen years running hotel operations, front desk through Director of Operations, before real estate. That work was managing an asset other people owned and being accountable for every detail of it. Same standard applies here. I read a property the way I read a building: systems, condition, cost of ownership, and what the numbers say once the tour is over.
Questions on any figure in this report, ask me at the sign-in table. I will walk you through the comp set.