Is Measure ULA (“Mansion Tax”) Affecting the Westside Market? Here’s What I Really See.

Ah, Measure ULA — the infamous mansion tax.

Sellers hate it.
Buyers worry about it.
Headlines exaggerate it.

And I get asked about it constantly.

Here’s what’s actually happening in 2025 — from inside the deals.

1. It Affects Sales at $5M+

ULA adds a significant transfer tax at closing for properties sold within Los Angeles city limits
(not Santa Monica, not Malibu).

2. Some Sellers Adjusted — Others Didn’t

In neighborhoods like Brentwood, Westwood, and parts of Venice, sellers have either:

• Repriced strategically, or

• Negotiated differently to account for ULA

Others haven’t — and those homes are feeling it.

3. Luxury Demand Hasn’t Disappeared

High-end buyers still want:

• Santa Monica

• Brentwood

• Pacific Palisades

Lifestyle > tax.
ULA didn’t change that.

4. Off-Market Deals Are Up

To control privacy, optics, and timing, more sellers are turning to:

• Compass Private Exclusives

• Quiet, off-market strategies

This trend has accelerated post-ULA.

5. Strategy Matters More Than Ever

In the $5M–$15M range, success depends on:

• Smart pricing

• Thoughtful staging

• Strategic timing

I build every one of these listings around minimizing ULA impact and maximizing net return.

My Take

ULA changed behavior — not demand.

• Sellers need expert pricing strategy

• Buyers gain leverage in certain pockets

• The Westside remains one of the most stable luxury markets in California

The tax didn’t break the market.
It just made strategy non-negotiable.