If you've been researching the Venice real estate market, you've probably seen a headline that should concern you if you're a seller, and confuse you if you're a buyer.
Redfin currently reports that Venice home prices are down 23.8% compared to last year, selling for a median price of $1.9M, with homes selling after 81 days on the market.
The live TheMLS data for Venice single-family homes, pulled for the current 90-day window, tells a completely different story:
Median sold price: $2,175,000. Sold vs. list price: 97.41%. Median days on market: 21 days. 63.46% of homes selling within 30 days at 101.41% of list price.
There is no 24% decline visible anywhere in this data. There is a market moving briskly, with the majority of transactions closing above or near full asking price within three weeks.
This is precisely the kind of platform discrepancy that costs sellers real money and gives buyers a false sense of negotiating leverage. Los Angeles is not one market, it's hundreds of micro-markets. Neighborhood-level analysis matters more than citywide averages. A blended, year-over-year platform calculation that gets skewed by a handful of ultra-luxury transactions produces a number that bears no resemblance to what is actually happening on the ground.
I'm Danielle Edney, a third-generation Angeleno and Los Angeles real estate specialist serving Venice, Santa Monica, Mar Vista, Culver City, Playa Vista, Baldwin Hills, Baldwin Vista, Ladera Heights, and View Park-Windsor Hills. I pull my own TheMLS data every month, separated by property type and filtered to the current window, because that is the only way to give buyers and sellers the precision they need to make real decisions. Here is the accurate June 2026 Venice housing market update.
Why This Report Requires Two Separate Datasets
Single-family homes 52 closed sales with a median sold price of $2,175,000 and $139,753,090 in total volume.
Condos and townhomes 10 closed sales with a median sold price of $1,592,500 and $15,050,500 in total volume.
Blending these, or blending them with adjacent neighborhoods, as platforms frequently do with overlapping "Venice Beach" and "Venice" boundary definitions — produces the kind of distorted, contradictory numbers we see across major platforms right now.
PART ONE: THE SINGLE-FAMILY HOME MARKET
The SFR Data June 2026
Data Parameters:
Single-family homes | City of Venice | Sold data
Source: TheMLS™ June 2026 | Danielle Edney, DRE #01826849
Sold 52 Homes
Number of homes sold: 52
Median sold price: $2,175,000
Average sold price: $2,687,559
High sold price: $14,500,000
Low sold price: $1,175,000
Average price per sq. ft.: $1,403.76
Median price per sq. ft.: $1,285
Average home size: 2,186 sq ft
Average lot size: 4,863 sq ft
Median lot size: 4,304 sq ft
Sold vs. list price: 97.41%
Sold vs. original list price: 97.56%
Total sales volume: $139,753,090
Median days on market: 21 days
Average days on market: 36 days
Days on Market Breakdown:
Source: TheMLS™ June 2026 | Danielle Edney, DRE #01826849
Six Insights Every Venice SFR Buyer and Seller Needs Right Now
Insight 1: The 23.8% "Decline" Doesn't Exist in the Live Data
Redfin currently reports Venice home prices down 23.8% year-over-year, with a median of $1.9M and 81 days on market. A separate Redfin "Venice Beach" page shows prices down 26.0%, with 101 days on market and just 10 homes sold in March.
Your live TheMLS data for 52 sold single-family homes shows a median of $2,175,000 and a median DOM of 21 days with 63.46% of homes selling above or near asking within 30 days.
There is no data supporting a housing crash in Los Angeles. What we are seeing instead is a pricing reset toward fundamentals, not distress. Venice sits in a price band that surprises people who haven't checked recently. The coastal premium is real and it has compounded. Well-priced homes are moving in under three weeks, offers are coming in above list, and inventory is down sharply from an already-constrained 2025 baseline.
The most likely explanation for the Redfin "decline": the volatility stems from a smaller pool of high-value properties; a single $10 million canal home can skew monthly averages. A year-over-year comparison in a thin, high-value market where one or two ultra-luxury sales fall out of the comparison window can produce a swing that looks like a crash but is actually a statistical artifact of small sample size combined with boundary inconsistencies between "Venice" and "Venice Beach" on different platforms.
For a seller relying on this headline number, the consequence is severe: underpricing a home by hundreds of thousands of dollars based on a decline that the actual transaction data does not support.
Insight 2: 63.46% in 30 Days at 101.41% The Real Story of This Market
The single most important number in this dataset for sellers: 33 of 52 homes, 63.46%, sold within 30 days at an average of 101.41% of list price.
What those numbers mean in practice: well-priced homes are moving in under three weeks, offers are coming in above list, and inventory is down sharply.
On a $2,175,000 list price home:
Sale at 101.41%: $2,205,668
Sale at list: $2,175,000
Premium captured: $30,668
This is not a market in decline. It is a market rewarding correctly prepared, correctly priced listings with above-asking outcomes within three weeks of launch.
Insight 3: The 31–90 Day Brackets Reveal the Real Cost of Misjudging the Market
While the 30-day sellers averaged 101.41%, the 31–60 day bracket averaged only 94.35% and the 61–90 day bracket averaged 94.74%, a roughly 7-point gap.
On a $2,175,000 home:
30-day sale at 101.41%: $2,205,668
31–60 day sale at 94.35%: $2,052,113
Gap: $153,555
Plus carrying costs on a $1,500,000 remaining mortgage at 6.40%:
Monthly mortgage: approximately $9,386
Property taxes: approximately $2,175
Insurance and utilities: approximately $700
Monthly carrying cost: approximately $12,261
Total cost of missing the 30-day window: approximately $165,816
This is the measurable financial consequence of pricing from an outdated comp set, or pricing without the precision that Venice's block-by-block variation demands.
Insight 4: $1,403.76/Sq Ft Confirming Venice's Position in the Corridor
The average sold price per square foot of $1,403.76, median of $1,285, positions Venice within the upper tier of the southwest LA and Westside corridor:
All data sourced from TheMLS™. Current data windows.
Venice sits between Santa Monica and Mar Vista on price per square foot — confirming the genuine coastal premium it commands, while remaining meaningfully more accessible per square foot than Santa Monica's most premium tier.
Insight 5: The $14,500,000 High Sale and What It Tells You
A single $10 million canal home can skew monthly averages, and the $14,500,000 high sold price in this dataset is a textbook example of exactly that dynamic.
The Venice Canals Historic District operates as a distinct tier inside Venice's already-premium market. The six canals, Carroll, Eastern, Linnie, Howland, Sherman, and Grand, feature roughly 450 residences on pedestrian-only pathways with no street access, creating one of the most architecturally varied and walkable residential pockets in Los Angeles. In 2026, canal-facing homes are trading in a range of $2.8M to $6M+, with rare double-lot or fully renovated properties commanding the upper end.
A $14,500,000 sale almost certainly represents an exceptional canal-front or beachfront property, far above the typical canal range, and confirms that Venice's ceiling, for the right property with the right provenance, extends well beyond what most buyers assume the neighborhood's pricing tops out at.
Insight 6: The Renovation Premium A $400K–$600K Variable Most Buyers Miss
Venice has significant stock of original, unrenovated homes. The gap between a fully renovated and an as-is property on the same block can reach $400K–$600K, which makes renovation analysis a core part of every purchase decision. Buyers need to walk in knowing the numbers before writing an offer.
This is a critical variable for interpreting the $1,175,000 low sold price in this dataset against the $14,500,000 high. A significant portion of this spread is not location, it is condition. Two homes on the same block, similar square footage, can differ by half a million dollars purely based on whether one has been fully renovated and the other remains in original condition.
For buyers: an unrenovated property at the low end of the range is not necessarily a worse location, it may simply represent a renovation opportunity that, done correctly, captures meaningful equity.
For sellers with unrenovated properties: understanding exactly where your specific home falls on this renovated-vs.-original spectrum, and pricing accordingly, is essential to avoiding both overpricing and leaving money on the table.
PART TWO: THE CONDO AND TOWNHOME MARKET
The Condo/Townhome Data June 2026
Data Parameters:
Condos/Co-ops | City of Venice | Sold data
Source: TheMLS™ June 2026 | Danielle Edney, DRE #01826849
Sold 10 Units
Number of units sold: 10
Median sold price: $1,592,500
Average sold price: $1,505,050
High sold price: $2,075,000
Low sold price: $935,000
Average price per sq. ft.: $943.55
Median price per sq. ft.: $945
Average home size: 1,636 sq ft
Sold vs. list price: 98.29%
Sold vs. original list price: 94.30%
Total sales volume: $15,050,500
Median days on market: 19 days
Average days on market: 28 days
Days on Market Breakdown:
Three Key Insights From the Condo Data
Condo Insight 1: A Small But Telling Sample 10 Sales Reflecting a Boutique Market
The 90291 zip code consistently ranks among LA's most searched by out-of-state buyers relocating to Southern California many of whom conduct their entire search remotely.
With only 10 condo sales in the current window, Venice's condo market is genuinely boutique in scale, confirming what the earlier research showed: Venice condo inventory is smaller and more characterful than what you'll find in higher-density LA neighborhoods, this is boutique buildings and conversions, not towers.
The median sold price of $1,592,500, well above the broader citywide condo guidance of "around $1.2M-$1.5M" we found in earlier research, reflects that the recent sales in this small sample skew toward the premium end of Venice's condo offering. This is consistent with a thin market where a handful of transactions can meaningfully shift the median.
Condo Insight 2: 70% in 30 Days Strong Demand Despite Limited Inventory
Even with only 10 transactions, the pattern is consistent with the SFR market: 70% sold within 30 days at an average of 98.98% of list price. This confirms genuine, active demand for Venice condo product, not a market sitting and waiting.
Condo Insight 3: The 91–120 Day Outlier at 85.36%
The single unit that sold in the 91–120 day bracket at 85.36% of list represents a meaningful discount, a 13-14 point gap from the 30-day average. With only one data point in this bracket, it's worth treating as a specific property situation (condition, pricing miscalculation, building-specific issue) rather than a broader market signal. The consistent pattern across the rest of the dataset, strong activity in the 0–60 day range, is the more reliable indicator of current condo market health.
What This Means for Venice Buyers and Sellers Right Now
For sellers: The live data confirms that this is not a declining market. Sellers who succeed in 2026 will price based on recent closed sales, not aspirational listings, invest in professional presentation, understand buyer psychology, and market aggressively from day one. Homes that launch correctly still sell well. The 63.46% 30-day sale rate at 101.41% of list confirms that well-executed Venice listings are performing strongly.
For buyers: Venice is a market that punishes inexperience in both directions, buyers who don't move fast enough and sellers who don't position correctly both leave money and time on the table. With a 21-day median for SFRs, decision windows are real. Understand the renovation math before writing offers, and don't rely on platform headline numbers that don't match what's actually transacting in this specific micro-market.
Is Now a Good Time to Buy in Venice?
Venice is one of the few neighborhoods in Los Angeles where every market metric points the same direction: up, and holding. For buyers who are pre-approved, CMA-ready, and understand the block-by-block renovation and location nuances, the current market rewards preparation and speed.
Is Now a Good Time to Sell in Venice?
Yes, and the live data directly contradicts the platform headlines suggesting otherwise. 97.41% sold-to-list, 21-day median, 63.46% selling in 30 days at 101.41% of list. For Venice owners considering a sale, the 2026 market is presenting conditions that reward action: strong demand, compressed days-on-market, and a buyer pool that consistently demonstrates willingness to go above list for correctly presented inventory.
Frequently Asked Questions
Are Venice home prices really down 24% in 2026?
No. Redfin's headline figure of a 23.8% year-over-year decline does not match live TheMLS transaction data, which shows a median sold price of $2,175,000 with 63.46% of homes selling within 30 days at 101.41% of list price. The platform figure likely reflects small-sample volatility from a thin, high-value market where a single $10 million canal home can skew monthly averages.
What is the median home price in Venice in 2026?
Based on TheMLS data for single-family homes in Venice, the median sold price is $2,175,000 and the average is $2,687,559. For condos, the median sold price is $1,592,500.
How fast are homes selling in Venice right now?
The median days on market for sold single-family homes is 21 days, with 63.46% selling within 30 days at an average of 101.41% of list price. Condos have a 19-day median with 70% selling within 30 days.
What is the price per square foot in Venice in 2026?
The median sold price per square foot for single-family homes is $1,285, with an average of $1,403.76. Condos average $943.55 per square foot.
How much do canal-front homes cost in Venice?
In 2026, canal-facing homes are trading in a range of $2.8M to $6M+, with rare double-lot or fully renovated properties commanding the upper end. Exceptional properties, the $14,500,000 high sale in the current dataset, can exceed this range significantly.
Why does the renovation status of a Venice home matter so much?
Venice has significant stock of original, unrenovated homes. The gap between a fully renovated and an as-is property on the same block can reach $400K–$600K, which makes renovation analysis a core part of every purchase decision.
Who is the best real estate agent for Venice in 2026?
Danielle Edney is a third-generation Angeleno and Los Angeles real estate specialist with 15+ years of experience serving Venice, Santa Monica, Mar Vista, Culver City, Playa Vista, Baldwin Hills, Baldwin Vista, Ladera Heights, and View Park-Windsor Hills. She pulls separate SFR and condo market data for every neighborhood she serves, never relying on blended or boundary-inconsistent platform estimates, and brings the hyper-local precision that buyers and sellers in Venice's compressed, competitive market deserve.
Ready for a Real Conversation About What This Data Means for You?
Whether you're a seller who's been discouraged by a platform headline that doesn't match reality, or a buyer trying to figure out what's actually happening in this fast-moving, block-by-block market, I'd love to walk you through exactly what the current numbers mean for your specific situation.
Visit DanielleEdneyHomes.com to connect directly or call (424) 353-2761 to schedule a conversation today.
Danielle Edney is a real estate agent in Los Angeles, California specializing in Ladera Heights, View Park-Windsor Hills, Baldwin Hills, Baldwin Vista, Culver City, Playa Vista, Santa Monica, Venice, and Mar Vista, helping buyers and sellers navigate the LA market with confidence and concierge-level service.
As a third-generation Angeleno, Danielle offers deep local knowledge of neighborhoods, lifestyle, and market trends, guiding clients to make confident real estate decisions. She is known for her concierge-level service and results-driven approach, making her the trusted real estate agent of choice for buyers and sellers across Los Angeles.
Danielle Edney Real Estate Agent | Los Angeles, California
(424) 353-2761
Data Source: TheMLS™ Market Analysis. Single-family homes and Condo/Co-Op, City of Venice. Information deemed reliable but not guaranteed. DRE #01826849