Current numbers, October 26, 2026
Condos listed on the MLS right now, refreshed every six hours.
| Neighborhood | For sale | Median asking | Median $/sq ft | For rent | Median rent |
|---|---|---|---|---|---|
| Venice | 14 | $1.47M | $1,040 | 43 | $4,555/mo |
| Playa Vista | 33 | $1.2M | $777 | 25 | $6,100/mo |
Medians appear only when enough listings publish the figure; a dash means too few to report. Full neighborhood reports
As of October 15, 2026, Venice condos on LA Condo HQ asked a median of $1,324,500 and Playa Vista condos $1,237,500, only about 7% apart. The real gap is what that money buys: about $1,049 per square foot for a 1,188-square-foot median listing in Venice, against about $770 per foot and 1,665 square feet in Playa Vista.
Every figure in this post is an asking price or asking rent on CRMLS listings published on LA Condo HQ, read from /market-reports/venice, /market-reports/playa-vista and /market-stats on October 15, 2026, when all three showed data as of that day. None is a closed sale. Percentages are our own arithmetic on those published figures.
Close medians, very different square feet
The Venice report showed 14 condos for sale as of October 15, 2026, with asking prices from $740,000 to $2,748,000 and a median of 77 days on market. Playa Vista showed 30 for sale, asking from $675,000 to $2,650,000, with a median of 61 days on market. For scale, /market-stats showed 1,993 published for-sale condo listings across Los Angeles at a $788K median and about $675 per square foot.
The medians sit close because they describe different products. The median Playa Vista listing is about 40% larger, and Venice asks about 36% more per foot. Listing square footage is reported by the seller, so check it against a floor plan before leaning on any price per foot.
Matching bedroom counts side by side
Holding layout constant makes the premium clearer. As of October 15, 2026, Venice's six two-bedroom listings asked a median of $1,473,000, about $1,021 per square foot, against $1,275,000 and about $763 per foot for Playa Vista's 15 two-bedrooms. That is about 16% more per unit and about 34% more per foot in Venice.
One-bedrooms were the cheapest way into either market: five in Venice at a $895,000 median and four in Playa Vista at $787,000. Three-bedrooms split widely, with three Venice listings at a $2,697,000 median against ten in Playa Vista at $1,444,500. Three listings is the smallest sample the site will publish a median for, so read that Venice figure as a description of three units, not a neighborhood price.
Fourteen listings against thirty
Sample size matters here. The Venice report's daily record shows its median asking price moving between $1.32 million and $1.47 million since September 27, 2026, as a handful of listings came and went; Playa Vista's stayed between $1.2 million and $1.24 million. With 14 listings, one new three-bedroom can move the Venice median overnight.
As of October 15, 2026, five of Venice's 14 listings asked under $1 million and seven asked $1 million to $2 million. In Playa Vista, seven of 30 asked under $1 million and 20 sat between $1 million and $2 million, so it offers far more choice in that band.
Boutique addresses versus planned blocks
The building side shows the difference in housing stock. As of October 15, 2026, only two of Venice's 14 listings matched a profiled condo building by exact address, both at /buildings/2500-abbot-kinney-boulevard. The Los Angeles County Assessor's 2025 roll lists 29 condominium parcels there, with 1985 in its year-built field. The other 12 Venice listings were at addresses we could not match to a profiled building.
Playa Vista is the opposite. Twenty-eight of its 30 listings matched one of nine profiled buildings, led by /buildings/6400-crescent-park-east with five listings, and /buildings/12963-runway-road and /buildings/6020-seabluff-drive with four each. The assessor roll lists 116, 66 and 115 condo parcels at those addresses, with year-built values of 2005, 2004 and 2006, and all nine buildings carry values between 2003 and 2007. That uniformity reflects a planned community: the City's Playa Vista Area D Specific Plan states its purpose as promoting compatible development that gives the area "an image and a sense of community."
Walk streets: what the city's plan actually says
Venice's walk streets are a legal category, not just a nickname. The Venice Coastal Zone Specific Plan defines a walk street as a public street improved for pedestrian use over part of its width and landscaped over the rest, but not improved for public vehicular access. It restricts vehicle access on walk streets to emergency vehicles and caps fences and hedges in the public right-of-way at 42 inches. Appendix A lists the designated streets, including Park Place, Vista Place, Dudley Avenue and Breeze Avenue.
For an owner, the practical point is review. The plan's simpler sign-off path for improving an existing dwelling applies only to properties that are not on a walk street; projects on a walk street go through the plan's fuller compliance review. If a Venice condo you like fronts a walk street, ask the association what exterior work it has done or planned, and confirm the address against Appendix A rather than a listing description.
The rent picture runs the other way
Renters see more choice in Venice. As of October 15, 2026, Venice had 42 condos listed for rent at a median asking rent of $4,665 a month, and Playa Vista had 23 at $5,500. Playa Vista's higher overall median reflects its larger units: 61% of its rentals were two-bedrooms and seven were three-bedrooms or larger.
Compare like for like and Venice is slightly higher. Two-bedrooms asked a median of $4,975 a month in Venice and $4,748 in Playa Vista. Venice also had four studios at a $2,116 median and ten one-bedrooms at $3,152; Playa Vista had only two one-bedroom rentals, too few to publish a median. Current rentals in both are at /condos-for-rent.
The transfer tax is a wash
Both neighborhoods are in the City of Los Angeles, so the deed recording costs the same in either. According to the Los Angeles County Registrar-Recorder, the county rate is $0.55 for each $500 of value, and from July 1, 2026 the City of Los Angeles adds $2.25 for each $500, with higher rates only on sales above $5,400,000. On a hypothetical $1,300,000 sale that is $1,430 to the county and $5,850 to the city in either neighborhood. Run your own number through /research/closing-cost-calculator.
What differs is the association side. Ask for every association a unit belongs to, each budget and reserve study, and the latest property tax bill, so special taxes or assessments show up before you compare monthly costs. The document list is at /condo-associations.
How to choose between them
Start with Venice if you want an older, smaller building on a street grid near the beach and accept paying about a third more per foot for it, with fewer listings to choose from at any moment. Its guide is at /neighborhoods/venice, and our earlier /blog/santa-monica-vs-venice-condos covers the comparison to the north.
Start with Playa Vista if you want more floor area for the money, buildings of similar age and scale, and the deepest choice between $1 million and $2 million. See /neighborhoods/playa-vista. Listings in both are at /condos-for-sale, and both report pages refresh hourly, so recheck them before an offer.
LA Condo HQ is published by Eltherion, LLC, a research publisher, not a brokerage.
Questions buyers ask about Venice and Playa Vista condos
Are Venice condos more expensive than Playa Vista condos?
By price per square foot, yes. As of October 15, 2026, Venice condos on LA Condo HQ asked a median of $1,324,500, about $1,049 per square foot, and Playa Vista condos $1,237,500, about $770 per square foot. These are asking prices on active listings, not closed sales.
Why are the Venice and Playa Vista median prices so close?
Because the units differ in size. As of October 15, 2026, the median Venice listing measured 1,188 square feet and the median Playa Vista listing 1,665, about 40% larger, while Venice asked about 36% more per foot.
What is a walk street in Venice?
Under the City of Los Angeles Venice Coastal Zone Specific Plan, a walk street is a public street improved for pedestrian use over part of its width and landscaped over the rest, with vehicle access restricted to emergency vehicles. The plan's Appendix A lists the designated streets.
Which has more condos for rent, Venice or Playa Vista?
Venice. As of October 15, 2026, it had 42 condo rentals on LA Condo HQ at a median asking rent of $4,665 a month, against 23 in Playa Vista at $5,500. Two-bedrooms asked $4,975 in Venice and $4,748 in Playa Vista.
Do Venice and Playa Vista condo sales pay the same transfer tax?
Yes, because both are in the City of Los Angeles: $0.55 per $500 of value to the county plus, from July 1, 2026, $2.25 per $500 to the city, with higher city rates only above $5,400,000.
Sources and review scope
Sources checked 2026-10-15. The notes identify which facts each publication supports.
- LA Condo HQ — Venice Condo Market Report (data as of October 15, 2026; read October 15, 2026)
14 condos for sale; median asking price $1,324,500; about $1,049 per sq ft; median size 1,188 sq ft; asking range $740,000–$2,748,000; median 77 days on market; 1-bedroom: 5 listings, median $895,000; 2-bedroom: 6 listings, median $1,473,000, $1,021/sq ft; 3-bedroom: 3 listings, median $2,697,000; price bands $500K–$1M 5, $1M–$2M 7, $2M–$3M 2; daily recorded median between $1.32M and $1.47M since September 27, 2026; 42 rentals at a median asking rent of $4,665/mo, studio 4 at $2,116, 1-bedroom 10 at $3,152, 2-bedroom 18 at $4,975, 3-bedroom 10 at $8,646; buildings with listings: 2500 Abbot Kinney Boulevard 2. Asking prices, not closed sales.
- LA Condo HQ — Playa Vista Condo Market Report (data as of October 15, 2026; read October 15, 2026)
30 condos for sale; median asking price $1,237,500; about $770 per sq ft; median size 1,665 sq ft; asking range $675,000–$2,650,000; median 61 days on market; 1-bedroom: 4 listings, median $787,000; 2-bedroom: 15 listings, median $1,275,000, $763/sq ft; 3-bedroom: 10 listings, median $1,444,500; price bands $500K–$1M 7, $1M–$2M 20, $2M–$3M 3; daily recorded median between $1.2M and $1.24M since September 27, 2026; 23 rentals at a median asking rent of $5,500/mo, 1-bedroom 2 (no median), 2-bedroom 14 (61%) at $4,748, 3-bedroom 3 at $9,500, 4+ bedroom 4 at $10,375; buildings with listings: 6400 Crescent Park East 5, 12963 Runway Road 4, 6020 Seabluff Drive 4, 13045 West Pacific Promenade 3, 13200 Pacific Promenade 3, 5625 Crescent Park West 3, 12975 Agustin Place 2, 13044 Pacific Promenade 2, 7100 Playa Vista Drive 2. Asking prices, not closed sales.
- LA Condo HQ — Los Angeles Condo Market Report (inventory refreshed October 15, 2026; read October 15, 2026)
1,993 published for-sale condo listings at a $788K median asking price and $675 median asking price per sq ft; neighborhood table: Venice 14 for sale at $1.32M, 42 rentals; Playa Vista 30 for sale at $1.24M, 23 rentals. Asking prices, not closed sales.
- City of Los Angeles — Venice Coastal Zone Specific Plan (Ordinance No. 175,693)
Section 5 defines a Walk Street as a public street improved for public pedestrian use over part of its width and landscaped over the remainder, not improved for public vehicular access; Section 8 limits the Director's sign-off path for improvements to existing dwellings to those not located on a Walk Street; Section 12 restricts vehicular access on Walk Streets to emergency vehicles and limits fences in the public right-of-way to 42 inches; Appendix A lists designated Walk Streets including Park Place, Vista Place, Dudley Avenue and Breeze Avenue.
- City of Los Angeles — Playa Vista Area D Specific Plan (Ordinance No. 160,523)
States that the purpose of the Playa Vista Area D Specific Plan is to promote compatible development which provides the Playa Vista area with an image and a sense of community, and that it applies to an area of the City of Los Angeles.
- Los Angeles County Registrar-Recorder/County Clerk — Documentary Transfer Tax
County documentary transfer tax of $0.55 for each $500 of value; special city rates apply in Culver City, Los Angeles, Pomona, Redondo Beach and Santa Monica; City of Los Angeles rate effective 7/1/26: $2.25 for each $500 and either 4% of the total transaction value of sales above $5,400,000 but less than $10,900,000 or 5.5% at or above $10,900,000.
- Los Angeles County Assessor — 2025 assessment roll, parcels at 2500 Abbot Kinney Blvd, Los Angeles 90291
29 residential condominium (CND) parcels at the address, with 1985 in the year-built field.
- Los Angeles County Assessor — 2025 assessment roll, parcels at 6400 Crescent Park E, Playa Vista 90094
116 residential condominium (CND) parcels at the address, with 2005 in the year-built field.
- Los Angeles County Assessor — 2025 assessment roll, parcels at 12963 Runway Rd, Playa Vista 90094
66 residential condominium (CND) parcels at the address, with 2004 in the year-built field.
- Los Angeles County Assessor — 2025 assessment roll, parcels at 6020 Seabluff Dr, Playa Vista 90094
115 condominium (CND) parcels at the address (plus C/I use codes), with 2006 in the year-built field.
Written by
Publisher and editor, LA Condo HQ
LA Condo HQ is published by Eltherion, LLC. This article is not reviewed by a licensed real estate agent or broker and is not professional advice.
