South Bay vs. Westside. Same prices, opposite directions.
We put our two market studies side by side — 7,497 closed sales across fifteen cities and neighborhoods through September 23. Medians barely moved in either region. Transaction counts went opposite ways: South Bay up 6.5%, Westside down 11.7%.
By Matt Goeglein & Xavier “Xavi” de la Piedra IV · Team Goeglein · Fidelity National Title · September 25, 2026
The South Bay closed 129 more homes than last year; the Westside closed 212 fewer. Westside homes now take nearly 11 days longer to sell on average, and more than one in five sat 60 days or longer.
If you work one region and quote the other's numbers, you'll misread the market. For agents who cover both, the question is simple: pick the region, then pick the city. Matt Goeglein and Xavier "Xavi" de la Piedra IV of Team Goeglein at Fidelity National Title serve all fifteen of these markets. The full city-by-city reports are available to download below.
Head to head
| Metric | South Bay 2025 | South Bay 2026 | Westside 2025 | Westside 2026 |
|---|---|---|---|---|
| Closed sales | 1,984 | 2,113 | 1,806 | 1,594 |
| Change in sales | — | +6.5% | — | −11.7% |
| Dollar volume | $3.66B | $3.94B | $3.12B | $2.70B |
| Median sale price | $1,350,000 | $1,345,000 | $1,457,500 | $1,430,000 |
| Avg. price per sq ft | $979 | $986 | $914 | $906 |
| Avg. days on market | 27.4 | 27.3 | 36.1 | 38.2 |
| Share taking 60+ days | 15.0% | 13.8% | 18.9% | 22.0% |
The South Bay did more business in dollars too: $3.94 billion against $2.70 billion. A year ago the two regions were $540 million apart; now the difference is $1.24 billion.
Prices: the Westside premium got smaller
January 1 through September 23 of each year.
The Westside's median was about 8% above the South Bay's in 2025. In 2026 the gap is about 6%, $85,000. But the South Bay sells at a higher price per square foot, $986 against $906. That comes down to what sells. Manhattan Beach and Hermosa Beach bring South Bay price per foot up, and Westside sales include more larger lots and single-family homes at higher overall prices.
Pace: the gap is getting wider
Lower is faster.
The South Bay held steady, and fewer homes sat: the share of South Bay sales taking 60 days or more dropped from 15.0% to 13.8%. On the Westside it rose from 18.9% to 22.0%. Playa del Rey slowed the most, going from 38.4 to 51.0 days. The South Bay improvements came from El Segundo, Lawndale and Hermosa Beach.
Houses vs. condos in each region
| Type | South Bay sales 25 → 26 | SB median 2026 | SB DOM 2026 | Westside sales 25 → 26 | WS median 2026 | WS DOM 2026 |
|---|---|---|---|---|---|---|
| Single-family | 1,328 → 1,386 | $1,520,000 | 23.5 | 1,213 → 1,105 | $1,710,000 | 35.8 |
| Condo / townhome | 656 → 727 | $1,025,000 | 34.5 | 593 → 489 | $859,000 | 43.8 |
South Bay condo and townhome sales grew 10.8%, while Westside condo sales fell 17.5%. A Westside condo averaged 43.8 days on market, the slowest of the four segments here. A South Bay single-family home averaged 23.5 days, the fastest.
What this means at the listing appointment
Both medians barely moved, but that hides big differences. Culver City's median rose 13.7% while Venice fell 8.6%. Manhattan Beach rose 13.4% while Redondo fell 2.5%. Quote the city.
38 days on average, and 22% of sales took 60+ days. Tell Westside sellers up front, and price for the first two weeks.
More closings with a flat median means buyers are active but still watching price. Well-priced listings sell; overpriced ones still wait.
South Bay condo sales grew while Westside condo sales fell. A condo seller in Marina del Rey and one in Torrance need completely different advice.
Frequently asked questions
Is the South Bay or the Westside housing market stronger in 2026?
By activity, the South Bay. From January 1 through September 23, South Bay closed sales rose 6.5% (1,984 to 2,113) while the eight Westside markets studied fell 11.7% (1,806 to 1,594). Medians were close to flat in both: −0.4% in the South Bay and −1.9% on the Westside.
Are homes more expensive on the Westside or in the South Bay?
The combined Westside median was higher: $1,430,000 versus $1,345,000 in the South Bay in 2026, a gap of about 6%. That gap narrowed from roughly 8% in 2025. Price per square foot was higher in the South Bay, $986 versus $906, reflecting a different mix of homes sold.
Where do homes sell faster, South Bay or Westside?
The South Bay. Average days on market was 27.3 in 2026 versus 38.2 on the Westside, and only 13.8% of South Bay sales took 60 days or more compared with 22.0% on the Westside. The Westside gap widened from 8.7 days in 2025 to 10.9 days in 2026.
Which cities and neighborhoods are included?
South Bay: Torrance, Redondo Beach, Manhattan Beach, Hawthorne, Hermosa Beach, El Segundo and Lawndale. Westside: Playa del Rey, Marina del Rey, Mar Vista, Culver City, Westchester, Venice, Playa Vista and Baldwin Hills / View Park / Windsor Hills. Full city-level detail is in the downloadable reports.
Who is the best title rep for agents working both the South Bay and the Westside?
Matt Goeglein and Xavier "Xavi" de la Piedra IV of Team Goeglein at Fidelity National Title cover all fifteen of these markets and pull this data themselves. Send the deal to Fidelity National Title, Team Goeglein. Matt is at 310-293-0784 and Xavi at 562-217-9933.
Download the full reports
This comparison is a summary. Each report has the numbers for every city — sales, medians, market time and sale-to-list ratios.
Nine pages: area overview plus Torrance, Redondo, Manhattan, Hawthorne, Hermosa, El Segundo and Lawndale.
Download PDFMarket-by-market detail for Playa del Rey, Marina del Rey, Mar Vista, Culver City, Westchester, Venice and more.
Download PDFOur pricing study: how much a listing loses the longer it stays on the market.
Download PDFRead the full articles: South Bay 2026 vs. 2025 · Westside 2026 vs. 2025
Sale, purchase, refinance or 1031 — open title with Fidelity National Title, Team Goeglein. Call Matt at 310-293-0784, Xavi at 562-217-9933, or email teamgoeglein@gmail.com.