LA Condo Price-Cut Digest: Mid-July Edition

Why sellers are cutting in the middle of July

A price cut is a seller telling you something the list price would not. As of this writing on July 16, 2026, our live report at /market-stats puts the Los Angeles condo market at a median sale price of $878K, a median of $711 per square foot, 1,944 active listings, 9.4 months of supply and a median of 44 days on market, with prices down 0.2% year over year. That months-of-supply figure is the one to hold onto. A market carrying more than nine months of unsold condo inventory is a market where a seller who wants a summer close cannot simply wait for a buyer to arrive. Some of them are adjusting instead, and page one of our for-sale board currently shows nine listings carrying a price-drop badge. Listings move daily, so treat every figure below as a dated snapshot rather than a standing quote.

The nine listings wearing a price-drop badge today

The cuts span roughly a million dollars of range, which is itself the story. At the entry end, 970 Palm Avenue #218 in West Hollywood is a 1-bedroom, 1-bath at 547 square feet asking $495,000, or $905 per square foot. 620 S Gramercy Place #135 is a 2-bedroom, 2-bath at 942 square feet asking $588,888, or $625 per square foot. 7560 Hollywood Boulevard #110 is a 3-bedroom, 2-bath at 1,821 square feet asking $695,000, which works out to $382 per square foot.

In the middle sit four listings between roughly $795,000 and $1,024,000. 10535 Wilshire Boulevard #1610 is a 2-bedroom, 2-bath at 1,088 square feet asking $795,000, or $731 per square foot. 3844 Wasatch Avenue #7 is a 2-bedroom, 1.5-bath at 1,122 square feet asking $864,888, or $771 per square foot. 2263 Fox Hills Drive #203 is a 2-bedroom, 2-bath at 1,187 square feet asking $885,000, or $746 per square foot. 1050 N Edinburgh Avenue #103 in West Hollywood is a 3-bedroom, 2.5-bath at 1,617 square feet asking $1,024,000, or $633 per square foot.

At the top, 933 11th Street #21 in Santa Monica is a 2-bedroom, 2-bath at 950 square feet asking $950,000 — an even $1,000 per square foot, and notable for carrying both a new-listing badge and a price-drop badge at once. 1155 N La Cienega Boulevard #702 in West Hollywood is a 3-bedroom, 3-bath at 1,679 square feet asking $1,440,000, or $858 per square foot.

The per-foot spread is the real signal

Read those nine as a column of price-per-square-foot figures and the range is startling: $382 at the Hollywood Boulevard 3-bedroom, $1,000 at the Santa Monica 2-bedroom. That is a 2.6x spread inside a single list of discounted condos, and it is a useful correction to the idea that a citywide median describes any actual apartment. The city median sits at $711 per square foot, and four of these nine listings sit below it while five sit above. What separates them is not desirability in the abstract but location, building age, HOA structure and unit quality — the things a median averages away. A price cut on a listing already well under the median means something different from a price cut on one asking $1,000 a foot near the beach.

What a price cut does and does not tell you

Be careful about what you read into that badge. It confirms the asking price came down from where it started; it does not tell you the seller is desperate, that the unit is flawed, or how much room is left. It also does not tell you the size of the reduction — our board flags that a cut happened, not what it was, and any specific number about the original price would be guesswork. A cut can equally mean the first price was simply optimistic. In a 9.4-month market with a 44-day median time on market, a listing that has cut once has usually collected enough silence to conclude the market disagreed with its opening number. That is worth knowing, and it is all it is worth.

How to use this list as a buyer

The practical move is to treat the badge as an invitation to ask better questions rather than as a discount signal. Find out how long the listing has actually been active and whether this was its first adjustment. Pull the HOA budget, the reserve study and any special-assessment history — in a state where SB 326 balcony inspections and reserve funding drive real assessments, an unusually low ask sometimes carries an unusually high liability. Compare the per-foot number to what the same building's other units have asked, not to the citywide median. And confirm the current figures at /market-stats before you write anything, because the snapshot above ages by the day.

Where this leaves the mid-July market

Nine price-drop badges on a single page is neither a crash nor a rout. It is what a balanced-to-buyer's market looks like from the inside: inventory near 1,944 active listings, supply above nine months, prices essentially flat year over year at down 0.2%, and a subset of sellers meeting the market rather than waiting it out. For a buyer, that combination is more leverage than the market offered a year ago and less than a headline about price cuts would suggest. The listings above are the ones actively negotiating with themselves right now — in West Hollywood, Santa Monica and along the Wilshire corridor especially. If any of them fits your search, the current board at /condos-for-sale and the live figures at /market-stats are the place to start, and both will have moved by the time you read this.