Thinking about living in Brentwood but not sure which side of San Vicente fits you best? You’re not alone. This boulevard is more than a pretty median with coral trees. It shapes daily life, from walkability to yard size, and it plays a big role in how homes live and feel. In this guide, you’ll learn the real differences between the two sides so you can match your priorities to the right blocks. Let’s dive in.
How this guide defines areas
For clarity, this guide uses simple, walkable micro-areas:
- North of San Vicente: the first one to three residential blocks immediately north of San Vicente within Brentwood (90049), generally trending toward the Santa Monica Mountains foothills.
- South of San Vicente: the first one to three residential blocks immediately south of San Vicente within Brentwood (90049), closer to Wilshire and other east–west corridors.
Local details can vary block by block, so always confirm specifics for the exact address you’re considering.
San Vicente as a lifestyle anchor
San Vicente is both a daily-life hub and a major thoroughfare. You have dining, coffee, services, and the beloved Brentwood Country Mart in one corridor, plus steady cross-town traffic. Living close to the boulevard often means easier errands and shorter walks to restaurants and shops, while a few blocks away can feel calmer and more private.
Lot sizes and topography
North of San Vicente
Blocks that trend toward the foothills often see larger parcels, more irregular lot shapes, and gentle-to-steeper slopes. Driveways can be longer or stepped, and homes may sit above the street for added privacy. Topography can influence what you can build and how the home lives day to day.
South of San Vicente
Closer to primary corridors, lots tend to be more rectangular and on flatter ground. The scale can be more uniform, and the flatter terrain is convenient for simple yard layouts and easier access. If you want straightforward outdoor space without elevation changes, these blocks often deliver.
Tip: To compare two addresses, review parcel size and shape through the Los Angeles County Assessor and study slope on city or USGS maps before you tour.
Street feel and walkability
North of San Vicente
You’ll often find curving streets, longer blocks, and mature landscaping that create a quieter, more private feel. Sidewalks are common but may be less continuous in sections as the streets curve. If you value a tucked-away residential vibe, the first few blocks north of the boulevard frequently offer it.
South of San Vicente
Street grids can be more traditional and closer to concentrated commercial nodes. You’re more likely to see consistent sidewalks and pedestrians headed to shops and cafés. If daily walkability to errands is a priority, the south side puts you within easier reach of San Vicente’s core.
Tip: Compare Walk Score, Transit Score, and Bike Score for sample addresses using Walk Score. Also use Google Maps to check walking times to your go-to spots.
Housing styles and size
North of San Vicente
As you move slightly uphill, single-family homes often get larger with more multilevel floor plans. You’ll see remodeled properties and newer construction estates, sometimes with gated driveways and expanded indoor–outdoor living. If you’re seeking volume, privacy, and newer builds, the north side frequently aligns with those goals.
South of San Vicente
Closer to the commercial corridor, you’ll find earlier 20th-century bungalows, mid-century homes, and some low-rise multifamily on selected corridors. Renovations and ADUs are common. If you prefer charm with updates or a smaller single-family footprint close to dining and services, the south side can be a strong match.
Proximity to dining and retail
Both sides can be walkable to San Vicente, but distance matters. Addresses on the blocks immediately adjacent to the boulevard usually enjoy the shortest walks to coffee, groceries, and the Brentwood Country Mart. A few blocks away, you gain a quieter setting but trade a couple of minutes on foot. When you tour, time the walk to your most frequent destinations and note the return route at night or during peak hours.
Prices and market patterns
Across Brentwood, homes with larger lots and increased privacy often command higher overall prices, especially if they are newer or extensively remodeled. Smaller lots near commercial nodes can also be valuable for their location and convenience, though the tradeoffs are different. To gauge value, compare median sale prices, price per square foot, days on market, and list-to-sale ratios for each micro-area over the most recent 12 months. A side-by-side view makes the tradeoffs clearer.
Schools and parks
School assignments in Los Angeles can shift over short distances. Before you write an offer, confirm the assigned public schools for the exact address through LAUSD. Also map distances to nearby parks, recreation centers, and youth programs. If school placement or a certain park routine is essential, verify it early in your search.
Access and commute
Your commute can change by a few blocks. The south side sits closer to Wilshire, while the north side connects more directly to Sunset. Proximity to 405 on-ramps and major intersections can affect drive times, especially at peak hours. Use Google Maps with live traffic at your typical commute times to compare addresses on both sides.
Zoning and building potential
Zoning and overlays can differ by block and influence everything from ADU size to addition setbacks and hillside requirements. If you plan to remodel or build, look up parcel-specific zoning, overlays, and hillside designations on the city’s planning portal, ZIMAS, and review permit history for the property. Steeper parcels may require geotechnical studies and longer permitting timelines, so factor that into your budget and schedule.
Parking, permits, and services
On-street parking dynamics can vary more near commercial corridors than on quieter residential stretches. Check parking signs, any permit district rules, and typical daytime versus evening availability through the City of Los Angeles and LADOT parking permits. If service response times or station proximity matter to you, gather those details in advance for each address on your shortlist.
Which side fits your priorities?
Use this quick mapping to narrow focus:
- You want privacy, larger lots, and room for a multilevel layout: lean north of San Vicente.
- You want a flatter lot, simpler yard, and everyday walkability to shops and dining: lean south of San Vicente.
- You plan a major remodel, ADU, or new build: research zoning and hillside rules for both sides; north-side parcels may involve more geotechnical work.
- You want the shortest walk to the Country Mart or a favorite café: look at the immediate blocks on either side of San Vicente, then compare the tradeoffs in yard size and street feel.
How to compare two addresses
Use these steps to make an apples-to-apples decision:
- Check the parcel and topography
- Confirm lot size and shape through the Los Angeles County Assessor, then note slope or hillside indicators on city or USGS maps.
- Time the walk and drive
- Use Google Maps to time walking to the Country Mart and your most frequent dining cluster. Run two commute tests during your typical peak windows.
- Review zoning and permits
- On ZIMAS, confirm zoning, overlays, and any hillside or grading rules that could influence remodel plans. Review permit history for clues to past upgrades.
- Verify schools and parks
- Confirm public school assignments on LAUSD and note distances to parks and recreation programs that matter to your household.
- Compare recent sales
- Look at 12 months of median sale prices and price per square foot for each micro-area. Narrow to similar size and condition comps to understand value and likely competition.
- Walk the block at different times
- Visit mornings, late afternoons, and evenings. Note traffic volume, pedestrian activity, and parking conditions around dinner hours.
Final take
San Vicente is Brentwood’s front porch and its dividing line. North of the boulevard often appeals if you want more privacy, larger lots, and room to grow. South of the boulevard often wins if you want flatter yards and easy daily walks to dining and errands. The right choice comes down to how you live right now and what you plan to do with the property.
If you want a clear, data-backed comparison of two homes on opposite sides of the boulevard, our team can help you pull parcel details, zoning, and recent comps, then walk you through the tradeoffs in person. To start a focused search or request a micro-area report tailored to your goals, reach out to Stacy White. Let’s find your Westside home.
FAQs
What defines “north vs. south of San Vicente” in Brentwood?
- For this guide, it means the first one to three residential blocks immediately north or south of San Vicente within Brentwood’s 90049, used to compare street feel, lot characteristics, and daily convenience.
Which side is generally quieter and more private in Brentwood?
- Blocks trending toward the foothills north of San Vicente often feel more private due to curving streets, setbacks, and topography, though you should visit at multiple times of day to confirm.
Where are larger lots or ADU potential more common in Brentwood?
- Larger and irregular parcels are more common north of San Vicente, but confirm lot size and zoning for each address on the Los Angeles County Assessor and ZIMAS.
How does walkability to Brentwood Country Mart differ by side?
- Homes on the immediate blocks adjacent to San Vicente, north or south, typically have the shortest walk; farther blocks trade a few minutes on foot for calmer streets, so time your walk with Google Maps.
Do public school assignments change by crossing San Vicente in Brentwood?
- They can change over short distances, so verify the assigned schools for the exact address through LAUSD before you make an offer.
Are there different building rules for hillside parcels in Brentwood?
- Yes, hillside designations may require geotechnical reports and specific permits; confirm parcel-specific rules and overlays on ZIMAS early in planning.
