What $1.5M, $2M, and $3M Buys You in Los Angeles (For Physicians Relocating in 2026)
Relocating to Los Angeles as a physician often comes with one major financial question:
“What will my budget actually get me?”
If you’re moving from the Midwest, Texas, or even parts of the East Coast, Los Angeles pricing can feel surprising at first glance. However, understanding how pricing aligns with neighborhood, commute, and lifestyle preferences makes the numbers far more strategic — and less emotional.
Below is a realistic breakdown of what $1.5M, $2M, and $3M typically buys in Los Angeles in 2026, particularly for physicians working near:
UCLA Health
Cedars-Sinai Medical Center
Keck Medicine of USC
This guide focuses primarily on the Westside, where many medical professionals prefer to live due to proximity, schools, and long-term value stability.
First: Why Pricing Feels Different in Los Angeles
Before diving into numbers, it’s important to understand what drives LA real estate pricing:
• Limited land supply
• High-income buyer pool
• Desirable coastal climate
• Zoning restrictions
• Strong long-term appreciation
In Los Angeles, you are paying not just for square footage — but for proximity, lifestyle, school access, and micro-location.
What $1.5 Million Buys in Los Angeles
For many young attending physicians or dual-income households, $1.5M is an entry point into desirable Westside neighborhoods.
Typical Options at $1.5M:
1. Updated Condo or Townhome in Brentwood
• 2–3 bedrooms
• 1,500–2,000 square feet
• Secured building
• HOA dues likely
Brentwood offers proximity to UCLA and strong long-term appreciation. At this price point, you’re typically purchasing a high-end condo rather than a single-family home.
2. Townhome or Smaller Single-Family in Playa Vista
• 2–3 bedrooms
• Community amenities
• HOA-managed neighborhood
• Walkable lifestyle
Playa Vista remains one of the most attractive options for relocating physicians who value safety, structure, and low-maintenance living.
3. Westchester Single-Family Starter Home
• 3 bedrooms
• Modest lot
• Potential for renovation
Westchester offers more house for the price compared to Brentwood but with slightly less prestige and walkability.
Who $1.5M Is Ideal For:
• Young attending physicians
• Physicians without children
• Dual-income couples
• Buyers comfortable with HOA living
What $2 Million Buys in Los Angeles
At $2M, you gain flexibility — particularly in single-family inventory.
This is often the “sweet spot” budget for relocating physicians who want both comfort and strong neighborhood positioning.
Typical Options at $2M:
1. Updated 3–4 Bedroom Home in West LA
• 2,000–2,800 square feet
• Private yard
• Renovated interiors
• Close to major freeways
West LA provides strong commute convenience to both UCLA and Cedars-Sinai.
2. Larger Playa Vista Single-Family Residence
• 3–4 bedrooms
• Community pools and amenities
• Structured neighborhood feel
This appeals to physician families seeking predictability and built-in community.
3. Marina del Rey Townhome or Coastal-Adjacent Property
• 3 bedrooms
• Modern construction
• Proximity to beach lifestyle
Physicians prioritizing lifestyle and ocean access often consider this range.
Commute Perspective at $2M
From this price point, commute times to:
• UCLA: 10–25 minutes depending on neighborhood
• Cedars-Sinai: 20–35 minutes
• Keck Medicine (USC area): 35–60 minutes
Commute variance depends heavily on shift schedule and time of day.
Who $2M Is Ideal For:
• Physicians with young families
• Dual-income medical households
• Buyers wanting private yard space
• Long-term Westside investors
What $3 Million Buys in Los Angeles
At $3M, the inventory shifts into more established luxury territory.
This is typically where relocating surgeons, specialists, or established attending physicians begin their search.
Typical Options at $3M:
1. Brentwood Luxury Single-Family Home
• 3,000–4,000+ square feet
• High-end renovations
• Larger lot sizes
• Tree-lined streets
Brentwood remains one of the most stable and sought-after physician neighborhoods.
2. Entry-Level Pacific Palisades Home
• Strong public schools
• Coastal community feel
• Lower density
Many physicians relocating from suburban areas find this environment familiar and appealing.
3. Manhattan Beach (Older Home Near Sand Section)
• Beach proximity
• High-performing public schools
• Premium pricing
Manhattan Beach often requires a commute tradeoff but delivers lifestyle advantages.
What Changes at $3M?
At this price point, you gain:
• Larger lot sizes
• Architectural distinction
• Increased privacy
• Higher long-term resale ceiling
However, property taxes and insurance scale proportionally, so total monthly ownership costs must be evaluated carefully.
Hidden Costs Physicians Should Consider
Regardless of purchase price, relocating physicians should factor in:
• California property tax (~1.1% base plus local assessments)
• Homeowners insurance (increasing across CA)
• HOA dues (common in Westside communities)
• Earthquake insurance (optional but often recommended)
• Renovation and contractor costs
California ownership costs differ from many other states, particularly those without state income tax.
Strategic Considerations for Relocating Physicians
When evaluating budget, consider:
• Is this a 3-year stay or 15-year commitment?
• Is fellowship or partnership expected?
• Will children attend private or public school?
• Is a spouse also working?
• How frequently will you be on call?
These variables often influence whether physicians choose a condo near the hospital or a larger home slightly farther out.
The Psychological Shift: LA Is a Long-Term Equity Play
Many relocating physicians initially experience sticker shock. However, Los Angeles real estate historically appreciates steadily due to limited land and high demand.
The goal is not simply buying square footage — it’s positioning yourself in a strong micro-market with long-term value stability.
Final Thoughts
Whether your budget is $1.5M, $2M, or $3M, Los Angeles offers distinct lifestyle tiers.
The key is aligning:
• Budget
• Commute tolerance
• Family structure
• Long-term career trajectory
When those variables align, the numbers begin to make strategic sense.
Let’s Connect
If you are a physician relocating to Los Angeles and want a customized breakdown of what your budget can realistically secure near your hospital, I offer private, data-driven relocation consultations tailored specifically to medical professionals.
