Playa Vista Market Report
What Really Changed in 2025
A Year-Over-Year Look at 2024 → 2025
The Market Didn't Cool, It Got Picky
If you only look at the headlines, you might think Playa Vista slowed down in 2025. Fewer homes sold. Prices came down a bit in some areas. On the surface, it looks like a market taking a breather.
But when you dig into the details, a very different story shows up.
In fact, at the higher end of the market, homes sold faster, not slower. And in several premium segments, buyers were willing to pay more per square foot even while overall prices softened slightly.
So what happened? In 2025, demand didn't spread evenly across Playa Vista. It concentrated around newer, well-located, turnkey properties, while buyers took their time everywhere else.
Playa Vista Market Dashboard: Phase-Segmented Summary
| Phase 1 - Attached | Phase 1 - Single Family | |||||
|---|---|---|---|---|---|---|
| 2024 | 2025 | YoY | 2024 | 2025 | YoY | |
| Sales | 104 | 93 | -10.6% | 7 | 5 | -28.6% |
| Median Price | $1.19M | $1.20M | +0.8% | $3.01M | $2.90M | -3.7% |
| $/Sq Ft | $840 | $833 | -0.8% | $936 | $785 | -16.2% |
| Median DOM | 42 | 43 | +3.6% | 56 | 28 | -50.0% |
| Phase 2 - Attached | Phase 2 - Single Family | |||||
|---|---|---|---|---|---|---|
| 2024 | 2025 | YoY | 2024 | 2025 | YoY | |
| Sales | 10 | 8 | -20.0% | 12 | 11 | -8.3% |
| Median Price | $2.29M | $2.14M | -6.4% | $3.61M | $2.98M | -17.5% |
| $/Sq Ft | $1,047 | $1,121 | +7.1% | $1,049 | $1,109 | +5.7% |
| Median DOM | 86 | 38 | -55.8% | 67 | 28 | -58.2% |
Market Summary Dashboard: 2024 vs 2025 Year-Over-Year Comparison
The Big Picture: Three Things That Defined 2025
Fewer Sales, Faster Decisions
Yes, sales were down across the board. But here's the surprise: In Playa Vista's higher-end segments, days on market were cut nearly in half.
That tells us buyers were still active, and they were moving quickly when the right home showed up.
Price Per Square Foot Tells the Real Story
Median prices dipped slightly in many segments, but price per square foot (PPSF) tells us where buyers were actually willing to stretch.
Phase 1 PPSF
Edged down modestly
Phase 2 PPSF
Jumped meaningfully
Phase 2 Attached: +7.1%
Phase 2 Single-Family: +5.7%
A Real-World Event Likely Played a Role
From our experience working with buyers and sellers across the Westside, we saw understandable urgency in 2025 from households displaced by the Palisades and Eaton fires.
These buyers weren't casually browsing. They needed homes quickly in many cases and they wanted:
- Westside locations they already knew
- Turnkey condition
- Newer construction or higher-end finishes
Playa Vista, especially Phase 2, checked all those boxes.
How Each Segment Actually Performed
Year-over-Year Changes by Segment
| Segment | Sales | Median Price | Price/SqFt | Days on Market |
|---|---|---|---|---|
| Phase 1 - Attached | -10.6% | +0.8% | -0.8% | +3.6% |
| Phase 1 - Single Family | -28.6% | -3.7% | -16.2% | -50.0% |
| Phase 2 - Attached | -20.0% | -6.4% | +7.1% | -55.8% |
| Phase 2 - Single Family | -8.3% | -17.5% | +5.7% | -58.2% |
Positive change Negative change
Phase 1 – Attached Homes (Condos & Townhomes)
Prices Holding Strong
Sales
-11%
Median Price
+0.8%
Days on Market
+4%
Despite fewer sales, median prices held steady and even ticked up slightly. Buyers here compared options carefully and negotiated more than in past years. Well-priced, well-presented homes still sold but buyers weren't chasing.
Phase 1 – Single-Family Homes
Fewer Sales, Faster Movement
Only a handful of homes sold here, so every transaction carried weight. What stood out wasn't price it was speed. Homes sold faster, but buyers paid less per square foot, suggesting they were prioritizing space and overall value rather than premium finishes.
Bottom line: If the price made sense, buyers moved quickly. If it didn't, they moved on.
Phase 2 – Attached Homes
Quietly One of the Strongest Segments of the Year
This is where the numbers get interesting.
Sales Volume
Fewer
Days on Market
Cut in Half
PPSF
+7.1%
Translation? Buyers zeroed in on this segment and acted decisively. The newer product, layouts, and locations mattered, and buyers paid for it.
About that median price drop:
The homes that sold in 2025 were simply smaller. Average square footage dropped nearly 15% (from 2,279 to 1,939 sq ft). When you look at price per square foot, buyers actually paid more in 2025, not less. The product mix shifted — not the demand.
Bottom line: This segment gained strength under the surface, even while the broader market slowed.
Phase 2 – Single-Family Homes
Still the Most Competitive Part of Playa Vista
Even with lower median prices, this segment stayed hot:
Speed
Much Faster
PPSF
+5.7%
Competition
Selective
The drop in median price had more to do with which homes sold, not a lack of demand. The data backs this up: average square footage fell 11% year-over-year (from 3,416 to 3,036 sq ft). Smaller homes sold in 2025, but buyers paid a premium per square foot (+5.4%) for the quality and location Phase 2 offers.
Bottom line: When these homes were priced right, buyers didn't hesitate.
What This Means If You're Thinking About Buying or Selling
🏠For Sellers
2025 rewarded realism. Homes that were priced correctly and showed well moved fast, especially at the higher end.
🔑For Buyers
Opportunities existed, but not everywhere. The best homes still attracted competition, while value could be found in segments where buyers were more patient.
The Team Tami Take
The 2025 Playa Vista market wasn't defined by fear or frenzy, it was defined by discernment. Buyers knew what they wanted, and they moved when they found it.
The heartbreaking fires of January 2025 displaced many families who needed a new place to call home, whether temporarily or to plant roots in a new neighborhood. Many of these buyers gravitated toward the single-family and luxury segments in Playa Vista, which is reflected in the dramatic reduction in days on market and increases in price per square foot in those segments.
Team Tami brings perspective. Not just the data, but the story behind it.
About This Report
This analysis is based on MLS closed sales data for Playa Vista, comparing full-year 2024 and 2025 results. Insights are informed by Team Tami's hands-on experience working with buyers and sellers across Playa Vista and the Westside.
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