Westchester at a glance
- History: farmland in the early 1900s, then a residential community from the 1930s as the aerospace industry grew around the airport, then called Mines Field (Council District 11).
- Population: about 48,000 residents (Council District 11).
- Housing: about 50% single-family detached homes, most modestly sized on small lots (Council District 11).
- ZIP code: 90045. See the 90045 data page.
- Typical home value: $1,449,811 in September 2026 (Zillow neighborhood index), up 1.8% in a year.
- ZIP 90045 Census figures: median household income $135,032, 47.2% of occupied homes owner-occupied, median year built 1960 (ACS 2020-2024).
- Colleges: Loyola Marymount University and Otis College (Council District 11).
- Planning: the Westchester-Playa del Rey Community Plan, adopted in 2004, with an update under way.
Is Westchester a good area to live?
That depends on how you weigh the airport against the price, so here are the facts. Westchester has a large stock of detached houses on the Westside at a lower typical value than Mar Vista ($1,849,421) or Venice ($1,833,693), and 47.2% of homes in its ZIP are owner-occupied, compared with 38.3% in Mar Vista's 90066. Its business districts line Lincoln Boulevard, Sepulveda Boulevard and Manchester Avenue.
The trade-off is LAX. Streets closest to the airport hear more jet noise, and some homes were soundproofed decades ago under a City program. Visit a house at the hours you will be home and listen before you buy.
What Westchester is known for
The airport and the university. LAX shaped Westchester from the start: Council District 11 says the area turned from farmland into a residential community in the 1930s because of the rapid growth of the aerospace industry at what was then Mines Field. Loyola Marymount University is in the neighborhood and has its own specific plan in the City's zoning.
Planning overlays add local rules. City Planning lists a Downtown Westchester Community Design Overlay, a Loyola Village Community Design Overlay, the LAX Specific Plan and the Loyola Marymount University Specific Plan in the community plan area. Ask whether a property sits inside one before you plan exterior work or a new commercial use.
Westchester homes and prices
Redfin's figures for ZIP 90045 cover the three months to September 2026. Across all home types the median was $1,692,753, up 3.9%, with 80 sales, a median of 37 days on market and 3.2 months of supply.
| Home type (ZIP 90045) | Median sale price | Change in a year | Sales | Median days on market |
|---|---|---|---|---|
| Single-family | $1,769,554 | +4.7% | 64 | 33 |
| Multi-family (2 to 4 units) | $1,225,000 | +5.5% | 9 | 74 |
| Condo | $592,482 | -8.8% | 6 | 98 |
Single-family tract houses in Westchester
Houses were 64 of the 80 sales and sold in a median 33 days at about 100% of list price, with 2.7 months of supply. With a median build year of 1960 across the ZIP, expect original or lightly updated houses next to full rebuilds. Ask about the sewer lateral, electrical panel and any unpermitted rooms.
Duplexes and small apartment buildings in Westchester
Two- to four-unit buildings sold for a median $1,225,000. Units in buildings built on or before October 1, 1978 are generally under the City's Rent Stabilization Ordinance, so check the address on the City's ZIMAS map before you count on raising rents.
Condos in Westchester
Condos are a small part of the market here, with six sales in three months at a median $592,482, down 8.8%. They took a median 98 days, so buyers have room to negotiate. Read the HOA budget and reserve study first.
Living in Westchester
Westchester Recreation Center and golf course
The City's Westchester Recreation Center is at 7000 West Manchester Avenue, with a skate plaza, lighted indoor basketball courts and a lighted multipurpose field. Council District 11 also lists the Westchester Golf Course.
Shops, library and farmers market
The Westchester-Loyola Village Branch Library is at 7114 West Manchester Avenue. Council District 11 lists a Westchester farmers market among local resources. Most shops and restaurants are on Lincoln, Sepulveda and Manchester.
Schools lookup for Westchester addresses
Westchester is in Los Angeles Unified, and Council District 11 lists Westchester High School among local schools. School assignment depends on the address, so use LAUSD's Resident School Identifier and check results on the California School Dashboard. See our Los Angeles schools guide.
Getting around Westchester
The Metro K Line's Westchester/Veterans station, near La Cienega Boulevard and Florence Avenue, opened on October 7, 2022. Council District 11 names Lincoln Boulevard, Sepulveda Boulevard and Manchester Avenue as the neighborhood's main arteries.
Costs and checks in Westchester
LAX noise and the soundproofing program
Los Angeles World Airports ran a residential soundproofing program for homes inside the 65 dB CNEL noise contour on its 4Q92 contour map, starting in Westchester and Playa del Rey in 1997. The last sign-up deadline was June 1, 2010, and the program closed in 2014 after more than 7,300 homes were treated. It is not open to new owners, so ask the seller whether the house was soundproofed and what was installed.
Property tax in Westchester
In City of Los Angeles tax rate area 67 the 2026-27 total rate is 1.185825%, about $17,109 a year on Zillow's typical value of $1,449,811 after the homeowners' exemption. Check the tax rate area on your parcel; the Los Angeles County property tax guide explains supplemental bills.
Insurance and natural hazard checks
Look up the address on the FEMA flood map and the state MyHazards tool, and read the natural hazard disclosure. The homeowners insurance guide covers quotes.
Pros and cons of Westchester
Pro: Lower entry price than nearby Westside areas
Zillow's typical value is about $400,000 below Mar Vista and Venice.
Pro: Fast-moving house market
Houses sold in a median 33 days at about list price, so values are well supported.
Con: Airport noise
Aircraft noise is part of daily life on streets near LAX, and the City soundproofing program is closed.
Con: Small lots
Council District 11 describes most houses as modest on small lots, which limits additions.
For help buying or selling here, see our featured local agent for Westchester, or go back to the Los Angeles guide.