OFF MARKET

Off Market Mar 2023 for $2.5M

$2,537,083

Est. refi paymentEst. refi $16,709/mo

•

4,048

sq ft

12535 Promontory Rd, Los Angeles, CA 90049

About this home

Welcome home! This beautiful 5 bed/ 5 bath fixer upper located in the highly sought-after 24HR guard gated Mountaingate community of Brentwood is ready for the opportune Buyer. High ceilings welcome you into a step down formal living room with fireplace! Large formal dining area leads you into kitchen with center island with breakfast bar area! There is one bedroom and private bathroom downstairs and 4 bedrooms, including a grand Master bedroom with private bath and walk in closet! The 4,048 SF privately gated home also boasts incredible views, outdoor entertaining area with built in BBQ, bar and fire pit! The added on covered patio with window walls offers great indoor/outdoor entertainment options! . HOA dues include Community Pool and Spa. Walking distance to glorious hiking trails, easy access to 405 fwy, UCLA and optional membership to MountainGate Country Club. This home is a must see and won't last!

Single-familyProperty Type

1986Year Built

0.6 acresLot Size

$627Est. Price/Sq.Ft.

3 garage spacesParking

Listed by Sarah Ronaghi •DRE #01926290 • Sunset Group Realty

•323-532-1828 (agent)

•sarah@sunsetgrouprealty.com (agent)

Listed by Edward Romero •DRE #01308266 • Sunset Group Realty

•818-231-5974 (agent)

•admin@sunsetgrouprealty.com (agent)

Bought with Subscriber Non •DRE #13252 • Non-Participant Office

Redfin checked: a minute ago

•Source:TheMLS #22-216595

Redfin Estimate

$2,537,083

$38K since sold in March 2023$13K since July

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 7.9% lower than the average sale price ($2.76M) of 6 comparable homes.

SOLD JUN 9, 2026
$3,999,995
A
4 beds5 baths4,878 sq ft
12612 Promontory Rd, Los Angeles, CA 90049
SOLD APR 21, 2026
$3,333,175
B
4 beds5 baths4,883 sq ft
12683 Promontory Rd, Los Angeles, CA 90049
SOLD JUL 15, 2026
$2,342,000
C
4 beds3 baths3,169 sq ft
2670 Claray Dr, Los Angeles, CA 90077
SOLD JUN 24, 2026
$2,300,000
D
3 beds4 baths3,346 sq ft
2125 Ridge Dr, Los Angeles, CA 90049
SOLD JUL 24, 2026
$1,309,850
E
2 beds4 baths1,854 sq ft
11636 Montana Ave #311, Los Angeles, CA 90049
SOLD JUN 25, 2026
$3,250,000
F
4 beds3 baths3,384 sq ft
2626 Basil Ln, Los Angeles, CA 90077

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Sell

$471,588

Est. take-home

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Refinance

Est. cash available

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Rent

$8,310/mo

Redfin rental estimate

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Market trends in Brentwood, CA

Last updated July 2026

Buyer's Market

Seller's Market

Balanced market

Sale-to-List Price

97.1%

+0.0% MoM

Median sale price

$2.3M

$49K MoM

Avg. days on market

66d

4 days MoM

Recently sold homes

119

10 MoM

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3 beds3 baths2,393 sq ft
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See all

Provided by Redfin

Sale history for 12535 Promontory Rd

Date

Event

Price

TheMLS #22-216595

Mar 20, 2023

Sold

$2,575,000

$636/sq ft

Mar 8, 2023

Pending

—

Feb 6, 2023

Contingent

—

Feb 4, 2023

Pending

—

Jan 11, 2023

Price Changed

$2,699,000

$667/sq ft

Dec 20, 2022

Price Changed

$2,750,000

$679/sq ft

Dec 16, 2022

Relisted

—

Dec 5, 2022

Contingent

—

Nov 8, 2022

Listed

$2,699,000

$667/sq ft

Nov 8, 2022

Listed

$2,800,000

$692/sq ft

TheMLS #22-206437

Oct 6, 2022

Listed

Public Records

Nov 14, 1997

Sold

$786,000

$194/sq ft

Public Records

Mar 6, 1997

Sold

$1,057,270

$261/sq ft

Public Records

Oct 31, 1989

Sold

$1,175,000

$290/sq ft

Public Records

Sep 26, 1986

Sold

$735,000

$182/sq ft

Year

Property tax

Land + Additions

Assessment*

2025

$32,533 (+1.2%)

$1,738,092 + $940,937

$2,679,029

2024

$32,155 (−6.2%)

$1,738,092 + $940,937

$2,679,029

2023

$34,269 (+138.8%)

$1,704,012 + $922,488

$2,626,500

2022

$14,348 (+1.3%)

$841,500 + $1,968,600

$2,810,100

2021

$14,158 (−1.0%)

$581,845 + $600,807

$1,182,652

2020

$14,298 (+4.1%)

$570,437 + $589,027

$1,159,464

2019

$13,739 (+0.8%)

$564,588 + $582,988

$1,147,576

2018

$13,624 (+3.0%)

$553,518 + $571,557

$1,125,075

2017

$13,226 (+2.5%)

$532,025 + $549,363

$1,081,388

2016

$12,905 (+1.5%)

$532,025 + $549,363

$1,081,388

2015

$12,717 (−0.4%)

$521,594 + $538,592

$1,060,186

2014

$12,764 (−1.3%)

$503,697 + $520,111

$1,023,808

2012

$12,928 (+3.4%)

$501,421 + $517,761

$1,019,182

2011

$12,509 (−1.1%)

$491,590 + $507,609

$999,199

2010

$12,655 (+3.8%)

$481,951 + $497,656

$979,607

2009

$12,189 (+4.5%)

$478,350 + $493,937

$972,287

2008

$11,666

$479,487 + $495,111

$974,598

Tax history for 12535 Promontory Rd

Year

Property tax

Land + Additions

Assessment*

2025

$32,533 (+1.2%)

$1,738,092 + $940,937

$2,679,029

2024

$32,155 (−6.2%)

$1,738,092 + $940,937

$2,679,029

2023

$34,269 (+138.8%)

$1,704,012 + $922,488

$2,626,500

2022

$14,348 (+1.3%)

$841,500 + $1,968,600

$2,810,100

2021

$14,158 (−1.0%)

$581,845 + $600,807

$1,182,652

2020

$14,298 (+4.1%)

$570,437 + $589,027

$1,159,464

2019

$13,739 (+0.8%)

$564,588 + $582,988

$1,147,576

2018

$13,624 (+3.0%)

$553,518 + $571,557

$1,125,075

2017

$13,226 (+2.5%)

$532,025 + $549,363

$1,081,388

2016

$12,905 (+1.5%)

$532,025 + $549,363

$1,081,388

2015

$12,717 (−0.4%)

$521,594 + $538,592

$1,060,186

2014

$12,764 (−1.3%)

$503,697 + $520,111

$1,023,808

2012

$12,928 (+3.4%)

$501,421 + $517,761

$1,019,182

2011

$12,509 (−1.1%)

$491,590 + $507,609

$999,199

2010

$12,655 (+3.8%)

$481,951 + $497,656

$979,607

2009

$12,189 (+4.5%)

$478,350 + $493,937

$972,287

2008

$11,666

$479,487 + $495,111

$974,598

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Public record
Permits

Beds

Baths

Stories

—

Lot width

—

Lot depth

—

Lot size

—

Year renovated

1986

Sq. Ft.

3,698

Year built

1986

Style

Condo/Co-op

County

Los Angeles County

APN

4493033022

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Jul 9, 2026.

May 30, 2008 • Final

Bldg-addition

Construct an addition to a single-family home by extending the breakfast room at the rear. Add an attached patio cover with a second-floor uncovered deck and install new steel stairs.

Addition

Dec 7, 2001 • Final

Bldg-addition

Revise the overall size and location of a patio cover addition according to a new plot plan.

Addition

Permit history is from public records and may be incomplete or inaccurate. Redfin and its agents make no representations about the property condition or permit status. Buyers should independently verify all information.

Property details

Parking

Garage
Direct Entrance, Driveway, 3 Car Garage, Garage Is Attached, Parking for Guests - Onsite

Parking
# of Covered Parking Spaces: 3
# of Open Other Spaces: 5

Interior

Bedroom Information
2 Master Bedrooms, Master Suite

Bathroom Information
# of Baths (Full): 4
# of Baths (1/2): 1
Shower Stall, Dual Entry (Jack & Jill) Bath

Kitchen Information
Granite Counters

Laundry Information
Laundry Room

Additional Rooms
Breakfast Counter / Bar, Dining Area, Breakfast Area, In Kitchen, Formal Dining Room
Dining Room
Den
Den, Breakfast Bar, Breakfast Area, Dining Room, Patio Enclosed
Maids Room

Interior Features
High Ceilings (9 Feet+)
Ground Level w/steps

Fireplace Information
In Family Room, In Living Room, In Master Bedroom
# of Fireplaces: 3

Flooring Information
Stone Tile Floors, Carpeted Floors

Equipment
Garbage Disposal, Gas Or Electric Dryer Hookup

Heating & Cooling
Central Cooling, Dual Cooling
Central Heat

Exterior

Building Information
Total Floors: 2
Two Level
Detached
Detached/No Common Walls
Security Features: 24 Hour, Automatic Gate, Community, Gated Community with Guard
Builder's Tract Name: Mountaingate

Exterior Features
Other Structural Features: Double Door Entry

Pool Information
Community Pool
Community Spa

Property Information
Property Type: Residential Single-Family
Property Condition: Fixer

Land Information
Other Structures: None

Lot Information
Lot Size (Sq. Ft.): 26,296
Lot Size (Acres): 0.6
Zoning: LARD6
Lot Location: Hilltop
Lot Description: Fenced Yard, Fenced, Back Yard, Gated Community

Property Features
Wrought Iron Fence
Has View
View: Hills, City, City Lights, Golf Course

Financial

Assessment Information
Assessor Parcel Number: 4493-033-022

Utilities

Utility Information
Water: District/Public

Location

HOA Information
Amenities: Clubhouse, Pool
Fee #1: $511.50
Fee #1 Frequency: Monthly
Fee #2: $258.19
Fee #2 Frequency: Monthly
Fees Include Clubhouse
AssociationPetRules: Call
Association Phone: 800-232-7517

Community Information
Athletic Court: None

Location Information
Complex Name: Crest Promontory
Directions: Sepulveda to Mountaingate, then left at Stoney Hill to guard gate

Public facts

Beds: 5
Baths: 5.0
Sq. Ft.: 3,698
Stories: —
Lot Size: —
Style: Condo/Co-op
Year Built: 1986
Year Renovated: 1986
County: Los Angeles County
APN: 4493033022

Home facts updated by county records on Jul 9, 2026

Other

Documents & Disclosures
Disclosures: Trust/Conservatorship

Listing Information
Possession: Close Of Escrow

Around this home

Schools

Kenter Canyon Elementary School

Charter K-5 • Assigned • 2.4mi

10/10

Paul Revere Middle School

Charter 6-8 • Assigned • 3.5mi

9/10

Palisades Charter High School

Charter 9-12 • Assigned • 4.6mi

9/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

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Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

7/10 Fire Factor

19% chance of being in a wildfire in next 30 years

4/10 Heat Factor

4 days above 86° expected this year, 12 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

4/10 Air Factor

5 unhealthy days expected this year, 5 days in 30 years

Provided by First Street

Historical weather

Los Angeles, CA • 90049

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 9.5 hours in June and 6.6 hours in December, placing it above the U.S. average for solar exposure.

9.5 hrs

6.6 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$2.41M – $2.92M

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Home values near 12535 Promontory Rd

Data from public records.

Address	Redfin Estimate
12561 Promontory Rd, Los Angeles, CA 5 Beds \| 6 Baths \| 3912 Sq. Ft.	$2,588,115
12541 Promontory Rd, Los Angeles, CA 4 Beds \| 3.5 Baths \| 3384 Sq. Ft.	$2,701,409

Address	Redfin Estimate
12555 Promontory Rd, Los Angeles, CA 4 Beds \| 4 Baths \| 3384 Sq. Ft.	$2,496,403
12554 Promontory Rd, Los Angeles, CA 5 Beds \| 6 Baths \| 3797 Sq. Ft.	—

Address	Redfin Estimate
12547 Promontory Rd, Los Angeles, CA 5 Beds \| 5 Baths \| 3889 Sq. Ft.	$2,605,892
12534 Promontory Rd Apt B, Los Angeles, CA 4 Beds \| 4 Baths \| 3384 Sq. Ft.	$2,656,274

Property information provided by TheMLS when last listed in 2022. This data may not match . Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Redfin Estimate

Earn from this home

Market trends in Brentwood, CA

Sale history for 12535 Promontory Rd

Tax history for 12535 Promontory Rd

Public record

Property details

Around this home

Schools

Lifestyle

Local insights from Redfin agents

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 90049

Home values near 12535 Promontory Rd

More real estate resources