About the Building
The Brentwood at Kiowa was completed in 1994 at 11500 San Vicente Boulevard, where Kiowa Avenue meets Brentwood's principal commercial corridor. Its developer and architect are not clearly credited in public sources — a common gap for 1990s Westside condominiums — but the building's positioning was deliberate: mid-rise scale, full staffing and house-sized floor plans on a boulevard where almost everything else is smaller, older and unstaffed. Three decades on, that formula still defines the property, and prior research identifies it as one of the few staffed condominium buildings anywhere along San Vicente.
The building rises five storeys over subterranean parking, containing about 75 residences behind a gated, attended entrance with a resident manager on site. Built in 1994, it postdates the pre-1978 concrete construction targeted by Los Angeles's non-ductile retrofit ordinance, and it does not appear in the public soft-story retrofit conversation that surrounds older wood-frame stock; buyers should still ask the association whether any post-Northridge engineering review was performed, since the building was completed the year of that earthquake and documentation is not public.
Homes range from roughly 1,904 to 3,514 square feet in a mix of single-level and multi-level plans, most with two or three bedrooms plus dens. This is a size band Brentwood's condo stock rarely reaches: the building was pitched at buyers trading out of Brentwood and Sunset-corridor houses, and the plans reflect it, with formal entries, separated bedroom wings, in-unit laundry and storage. Listing records show units in the mid-2,000-square-foot range trading regularly, while the largest multi-level plans appear only occasionally.
The service and amenity package is broad for 75 units: concierge service, 24-hour security with cameras and card access, a gated attended entrance, plus a pool, spa, sauna, fitness room, sport court, clubhouse with banquet facilities, card room and meeting rooms. Parking is subterranean with side-by-side spaces and guest stalls, and listings note built-in storage. Aggregator sources indicate owners pay their own electricity, cable and internet, implying dues are weighted toward payroll and amenity upkeep — the inclusion list and reserve position should be verified in the HOA documents.
Value here is corridor scarcity. San Vicente between the Brentwood Country Mart and the golf course is one of the Westside's most walkable stretches — coral trees, restaurants, farmers' market — and the city has approved essentially no comparable full-service building on it since the 1990s. A staffed, gated, 75-unit property with house-scale floor plans therefore competes with almost nothing; its natural alternatives are The Brentwood high-rise nearby and single-family houses at far higher prices. Turnover is low, and the buyer pool of downsizers targeting this exact corridor keeps demand persistent.
Amenities & Services
The Residences
Residences run roughly 1,904 to 3,514 square feet — two- and three-bedroom plans with dens, formal entries and in-unit laundry, sized for buyers arriving from Brentwood houses rather than apartments.
The building offers both flat, single-level plans favoured by downsizers and multi-level residences with townhouse-like separation, an unusual choice to have within one staffed Westside building.
At five storeys, upper homes look over the San Vicente coral trees and toward the Santa Monica Mountains or south over Brentwood's rooftops; the scale keeps every unit close to the lobby and garage.
Plans include formal dining rooms, separated bedroom wings and generous closets, supplemented by built-in storage in the garage levels — practical points that distinguish 1990s construction from older corridor stock.
Thirty years of ownership means interiors range from original 1994 finishes to current full remodels; pricing between the two states diverges meaningfully, so underwrite the specific unit's condition.
The biggest multi-level residences above 3,000 square feet surface only occasionally; buyers targeting them should monitor the building specifically rather than waiting for open-market inventory.
Due Diligence
Parking is subterranean with side-by-side spaces and guest stalls, behind an automatic gate with card access. Confirm the number of deeded spaces, their location and any EV charging provision for the specific unit.
Aggregator sources state pets are permitted subject to HOA rules, but the written policy on counts, sizes and breeds is not publicly documented. Get the current rules from management in writing.
Rental terms, minimums and caps are not publicly documented for this building. Buyers wanting income flexibility should request the CC&Rs and current rental policy from the association early in escrow.
Listings indicate owners pay their own electricity, cable and internet, implying dues fund staffing, security, amenities and building upkeep. No public source itemises inclusions — verify against the association's budget and reserve study.
Completed in 1994, the building postdates the pre-1978 concrete stock targeted by Los Angeles retrofit ordinances and is not part of the soft-story conversation. Ask the HOA whether any post-Northridge engineering documentation exists.
No public register documents the association's capital projects. A 1994 building is entering roofing, elevator, waterproofing and mechanical renewal cycles, so the reserve study and recent board minutes are essential reading.
The building operates a gated attended entrance, concierge service, 24-hour security with cameras, and a resident manager — one of the few staffed buildings on San Vicente. Confirm current hours and headcount during due diligence.
Interior alterations require HOA approval, with City of Los Angeles permits for structural, electrical and plumbing work. No unusual restrictions are publicly documented, but approval procedures and construction rules should be requested from management.
Everything above is drawn from public records, city permit data and published sources. The association’s statutory disclosure package is the only authoritative answer on dues, rules, reserves, insurance and litigation — Ben will request it and read it with you before you remove contingencies.
Common Questions
Keep Exploring
More about the neighbourhood: Brentwood
Off Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
Work With Ben
Units here often trade before they are ever listed. Tell Ben what you are looking for and hear first when something opens up, including off market.
Start the ConversationOff Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
Ben will reach out shortly to set up your tour.