If you’ve been keeping an eye on the Bel Air hills, waiting for the right moment to make your move, the start of 2026 is telling a very interesting story. As we settle into the new year, the data from November and December 2025 reveals a distinct shift in our market dynamics—one that savvy buyers will want to pay close attention to.

A Shift in Power for Single-Family Homes

For a long time, the narrative in Los Angeles luxury real estate has been about scarcity. However, the latest figures for Bel Air Single Family Residences (SFR) show we have entered a Buyer’s Market.

With 7.07 months of inventory available, the pace of the market has relaxed, giving buyers more breathing room and leverage than we’ve seen in recent cycles. This is a crucial metric; typically, a balanced market sits between 4 to 6 months of supply. Crossing the 7-month threshold suggests that supply is currently outpacing demand, which can create excellent opportunities for negotiation.

The Price Gap Reality Check

One of the most striking insights from this month’s data is the difference between expectations and reality. While the Median List Price for a home in Bel Air sits high at roughly $8,147,000 , the Median Sold Price is hovering around $3,712,553.

Linked Here is the Full SFR Report

This disparity highlights a market where aspirational pricing is common, but transactions are happening at a different reality. If you are a seller, this is your signal that strategic, data-driven pricing is more important than ever to bridge that gap. For buyers, it confirms that list prices are often just a starting point for the conversation.

Condos: A Different Pulse

While the estate market takes a breath, the condo and townhome segment in Bel Air tells a slightly different story. Inventory here is a bit tighter, sitting at 5.71 months, which keeps us closer to a balanced market territory.

Linked Here is the Full CONDO Report

Interestingly, while the number of available condo properties rose by 14.2% month-over-month , values have remained relatively steady with a Median Estimated Value of roughly $982,000. This sector remains a stable entry point into one of Los Angeles’ most exclusive zip codes.

What This Means for Your Strategy

Whether you are looking to acquire a legacy estate or a pied-à-terre, the current landscape requires a nuanced approach. The “frenzy” may have cooled, but quality homes priced correctly are still moving. The key in 2026 is patience and precision.

Navigating a Buyer’s Market requires a sharp negotiation strategy. If you are thinking of buying this year, let’s sit down and discuss how to use this leverage to your advantage.

Melissa Menard REALTOR® | Compass
Bel Air & Surrounding Areas Los Angeles
📞 310.729.9726 | DRE# 01858710
📧 melissa@melissamenardhomes.com
🌐 www.MelissaMenardHomes.com

Market Data Disclaimer: “All statistics referenced are based on January 2026 data from Realtors Property Resource® (RPR) for the Bel Air neighborhood in Los Angeles and are considered reliable but not guaranteed.”