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. I'm asked about it constantly.

Here’s what’s actually happening on the Westside — from inside the deals.

1. Where ULA Really Hits

ULA most noticeably impacts sales in the $5M–$15M range within Los Angeles city limits only

(not Santa Monica, not Malibu, not Beverly Hills).

2. Some Sellers Adjusted, Others Didn’t

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

• Repriced strategically, or

• Negotiated differently to account for ULA

Those who didn’t are still feeling it in longer days on the market and buyer resistance.

3. Luxury Demand Hasn’t Disappeared

High-end buyers still want:

• Santa Monica

• Brentwood

• Pacific Palisades

Lifestyle still wins.

ULA didn’t change that.

4. A Note on Pacific Palisades Post-Fire

The Palisades is operating under a different lens right now.

Post-fire sales activity has been driven more by land value, rebuild timelines, insurance considerations, and risk assessment than by traditional luxury demand cycles.

ULA still applies within city limits, but it has added another layer of strategy in pricing and negotiations — especially as fire-affected properties trade at atypical values and rebuilds progress slowly.

5. Buyer Leverage Is Pocket-Specific

Buyers have gained leverage where sellers didn’t price with ULA and current market realities in mind.

Well-positioned homes still move. The rest sit.

6. Off-Market Deals Are Up

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

• Compass Private Exclusives

• Quiet, off-market strategies

This has become normalized post-ULA.

7. Strategy Matters More Than Ever

In the $5M–$15M range, success comes down to:

• Smart pricing

• Thoughtful staging

• Strategic timing

Every listing I take on is built around minimizing ULA impact and maximizing net return.

My Take

ULA changed behavior — not demand.

The Westside remains one of the most resilient luxury markets in California.

The tax didn’t break the market.

It made expertise non-negotiable.