Rustic Canyon
The Canyon Pulse
A monthly note for our neighbors in Santa Monica Canyon and Rustic Canyon, from Frank Langen and Diana Braun.
A monthly note for our neighbors in Santa Monica Canyon and Rustic Canyon, from Frank Langen and Diana Braun.
Forecasters expect a very strong El Niño this winter, which tilts the odds toward a wetter, stormier season in Southern California. Most of the rain arrives between December and March, so now is the time to get ready.
| Power or water out (LADWP, 24/7) | 1-800-342-5397 |
| Smell gas? (SoCalGas, 24/7) | 1-800-427-2200 |
| Fallen tree, flooding (City of LA) | 311 |
Questions? Call Frank at 310.963.3891.
The October sale closed after just 10 days on the market. Two homes in the collection have cut their prices since October.
See every home in this month's collection on Compass →A new Canyon Pulse card arrives in the mail each month. If you've misplaced one, or a family member wants to catch up, every issue is saved here.
Winter checklist, family property-tax tips and the numbers to keep.
Each month we hand-pick the Canyon homes for sale and recently sold, and keep them in a live collection on Compass, with photos, prices and open houses.
| Issue | For sale | Median asking | Median days on market | Sold last month | Collection |
|---|---|---|---|---|---|
| November 2026 | 17 | $5.2M | 64 | 235 Entrada · $4.19M (3.7% under asking) | View on Compass |
Figures from our Compass collection on the date of each issue. Asking price and days on market are medians.
Many of our neighbors have owned their homes for decades. When it's time to plan, inherit or sell, the rules have changed in recent years. Here are the basics, and we're always glad to talk them through.
Under Proposition 19, children keep a parent's low property-tax base only if they move in as their main home, and only up to a limit. Otherwise the home is reassessed at today's value. Talk with your estate attorney early.
Diana has sold many homes for owners living across the country or overseas: preparing the house, coordinating trustees and trades, and keeping everyone informed, so the family doesn't have to fly in for every step.
Proposition 19 also lets owners 55 and older take their property-tax base to a new home anywhere in California, up to three times.
Most of the Canyon is in the City of Los Angeles, where sales over $5.4 million pay an extra 4% transfer tax (5.5% from $10.9 million) under Measure ULA. It's worth planning for in pricing and timing.
This is general information, not tax or legal advice. Questions? Call Frank at 310.963.3891 or Diana at 310.866.5039.
Frank grew up in Santa Monica Canyon and in Europe, and has owned his home on West Channel Road since 1994. A real estate agent since 1991, he founded Gallery 169 in 2008 and has spent years documenting the people of the Canyon in photographs.
Diana is a Compass Broker-Associate with 25 years selling homes across Pacific Palisades, Santa Monica and Venice, with a particular eye for architecture and design. She's known for keeping every sale easy, clear and buttoned up, including for owners who live far away.
Canyon Square at 169 West Channel Road opened in October 2022 as a small gathering place for the neighborhood. Today it's home to Rustic Coffee, The Canyon Grocer, Vittorio's, Neto's Grill, Replenish, Friss Labs and Gallery 169: the everyday places that make the Canyon feel like a village.
Instagram: @canyonsquare · 169 West Channel Road
Founded by Frank in 2008, Gallery 169 shows established and emerging artists, many with roots in the Canyon itself, in a glass building by architect James Tyler, FAIA, at the edge of the Pacific. Openings are neighborhood evenings, and everyone is welcome.
gallery169.com · Instagram: @gallery169