Understanding Playa Vista's
Two Distinct Phases
Phase 1 vs. Phase 2 — What Buyers Need to Know
Playa Vista is often described as a single neighborhood, but in practice, it operates as two distinct development phases that offer very different living experiences. For buyers, understanding the difference between Phase 1 and Phase 2 is one of the most important steps in choosing the right home — and avoiding assumptions that can lead to mismatched expectations.
Both phases share Playa Vista's core appeal: walkability, parks, proximity to Silicon Beach employers, and a strong sense of community. Where they differ is in year built, building design, unit mix, parking, pricing, and who each phase tends to serve best.
Map showing Playa Vista Phase 1 (West of Dawn Creek) and Phase 2 (East of Dawn Creek) communities
Phase 1: The Original Playa Vista
Built 2003–2011
Phase 1 represents the original vision for Playa Vista — a master-planned community built on the former Hughes Aircraft site. These early developments established the neighborhood's reputation for thoughtful design, green space, and a connected, residential feel.
Phase 1 Condos & Townhomes
Phase 1 contains the largest share of Playa Vista's housing inventory, which is why many buyers start their search here.
- Condo buildings typically range from 39 to 120 units, with most falling in the 50–90 unit range
- Subterranean parking structures with two parking spaces per unit (some side-by-side, others tandem)
- Select buildings include private, deeded storage areas for homeowners
- Majority of floor plans are two-bedroom or two-bedroom plus den
- Three-bedroom condos exist but are rare in Phase 1
- Very limited one-bedroom inventory across Playa Vista overall
Phase 1 Condo Communities Include:
*Hayden was built in 2019 and is located within Phase 2 but should be compared to Phase 1 condos.
Generally ranges from $600,000 to $2,800,000, with average price per square foot often around $700–$950, depending on building, floor plan, condition, and location within the community.
Mello-Roos Note: Phase 1 condos are subject to Mello-Roos taxes, which are currently scheduled to expire in 2031 — an important consideration for both budgeting and long-term resale analysis.
Buyers are often drawn to Phase 1 for its variety of building styles and floor plans, mature landscaping, and more accessible entry points into Playa Vista—especially when compared to other Silicon Beach condo markets offering similar amenities.
Phase 1 Single-Family Homes
Single-family homes in Phase 1 are extremely limited, with only a handful trading each year.
- Typically priced between $2,000,000 and $3,600,000
- Small but private yards and more traditional neighborhood layouts
- Strong demand driven by scarcity and long-term value
Phase 1 Detached Home Communities Include:
*Encore was built in 2019 and should be compared to Phase 2 properties.
These homes appeal to buyers who want the Playa Vista lifestyle with a more classic residential feel and fewer shared walls.
Best for: Buyers seeking larger homes, more bedrooms, and a more traditional neighborhood feel—while still being centrally located within Playa Vista.
Phase 2: The Newer Playa Vista
Built 2012–Present
Phase 2 reflects a shift in Playa Vista's development strategy. As the community matured, developers quickly realized that demand, especially from families, favored larger floor plans and more private living arrangements.
Phase 2 developments feature newer construction, modern architecture, and a higher concentration of three-bedroom-plus homes, many located closer to The Runway retail district and the Silicon Beach tech campus area.
Phase 2 Condos & Townhomes
Phase 2 condos are designed very differently from their Phase 1 counterparts.
- Buildings typically contain 3 to 6 units per building, creating a more private, townhouse-style feel
- Every unit includes a private two-car garage
- Most floor plans are three bedrooms, with some four-bedroom layouts
- A limited number of plans offer two bedrooms plus a dedicated office
Phase 2 Condo Communities Include:
Generally ranges from $1,700,000 to $2,900,000, with a premium price per square foot often around $1,050–$1,120. Inventory is more limited, which tends to support pricing when demand is strong.
Buyers drawn to Phase 2 often prioritize modern finishes, newer systems, and layouts that better accommodate families or work-from-home needs.
Phase 2 Single-Family Homes
Single-family homes in Phase 2 represent the luxury tier of Playa Vista.
- Typically priced between $2,500,000 and $4,850,000
- Newer construction with high-end finishes throughout
- Strong demand keeps well-priced homes moving quickly
Phase 2 Detached Home Communities Include:
*Encore is located within Phase 1 but was built in 2020 and should be compared to Phase 2 single-family homes.
These homes appeal to buyers seeking turnkey living with minimal maintenance and contemporary design.
Best for: Buyers prioritizing newer construction, larger floor plans, private garages, and proximity to The Runway and The Resort gym and pool.
Why the Unit Mix Changed
When Playa Vista was originally planned, developers anticipated attracting primarily younger couples and professionals. As a result, Phase 1 included a large concentration of two-bedroom homes.
As the community evolved, it became clear that Playa Vista was also attracting families who wanted to stay long-term. Demand quickly shifted toward three-bedroom-plus homes, prompting developers to adjust their approach in Phase 2.
This shift explains:
- Why Phase 1 has abundant two-bedroom inventory
- Why three-bedroom condos are rare in Phase 1
- Why Phase 2 is dominated by three-bedroom and larger floor plans
Understanding this context helps buyers make sense of pricing differences and inventory patterns they see today.
A Note on Two Unique Buildings and One Single-Family Home Community
Two buildings — 6030 Seabluff Drive (the Seabluff Building) and 12655 Bluff Creek Drive (the Hayden Building) — were built after 2011 but share many characteristics with Phase 1 properties.
When evaluating value or reviewing comparable sales, these buildings tend to align more closely with Phase 1 pricing patterns and community features rather than typical Phase 2 performance. Recognizing these nuances is important when pricing, negotiating, or comparing options.
Encore is located in Phase 1 but was built in 2020 and shares common features of the Phase 2 single-family homes, so it should be compared to the Phase 2 single-family home stock.
How to Choose Between Phase 1 and Phase 2
Rather than asking which phase is "better," buyers are best served by choosing the phase that aligns with their priorities.
| Factor | Phase 1 | Phase 2 |
|---|---|---|
| Price Point | More accessible entry points | Premium pricing |
| Inventory | More options available | Limited selection |
| Unit Mix | Mostly 2BR / 2BR + den | Mostly 3BR+ |
| Parking | Subterranean, two spaces | Private two-car garages |
| HOAs | Established, long track record | Newer associations |
| Mello-Roos | Yes (expires 2031) | No Mello-Roos Tax |
| Style | Varies by building | Modern / contemporary |
Final Thoughts
Whether you're drawn to the established charm and value of Phase 1 or the modern design and layout advantages of Phase 2, Playa Vista offers a coastal-adjacent lifestyle that continues to attract buyers with very different needs.
Understanding how each phase was designed — and who it was designed for — is key to making a confident, informed decision in the Playa Vista real estate market.