For a long time the story of San Vicente Boulevard was a story of single tenants. One dining room per address, one brand per storefront, a two- or three-year run before the space turned over. That pattern is breaking this year, and it is breaking in a specific direction. The operators signing leases in 2026 are betting that Brentwood residents want more menus per stop, not more stops.
The through line worth carrying into fall is that the coral-tree median is finally being served the way it was built to be served. Four miles of grass and shade between Federal Avenue and Ocean Avenue functions as the neighborhood's living room. The tenants replacing the ones that closed in 2024 and 2025 are optimizing for the people already walking it.
The block that keeps swallowing restaurants
The pair of storefronts at 11754 and 11770 San Vicente Boulevard has become the boulevard's most instructive real-estate case study. The troubled spaces have hosted a number of restaurants, most recently Planta, and Kreation and Pizzicotto before that. Now a plucky new concept is giving the tricky locations a go. The new tenant is Neighborly, a multi-operator format that first landed on the Westside from Westlake Village.
The brand first opened at the Promenade at Westlake Village in December 2024, and the company describes itself as "a curated kitchen and marketplace" on its website. Neighborly's Westlake Village location already features partners such as Mini Kabob and The Cheese Store of Beverly Hills. Reporting on the Brentwood buildout suggests the spot features concepts including burger and sandwich spot Mix Tape as well as Sicilian-style pizza spot The Cheese Store and Mediterranean grill brand Mini Kabob. Eater LA included an April 2 projection on its list of anticipated Los Angeles restaurant openings.
Three single-brand restaurants in a decade could not hold this block. A six-menu kitchen is the response. The next tenant of a difficult San Vicente address will not be a chef with a concept. It will be a landlord with a roster.
What Brentwood Gardens is quietly becoming
A quarter mile east, Brentwood Gardens is being reworked from the inside. Pérse, a brand new dining concept, is preparing to open a new location in Brentwood at 11677 San Vicente Blvd. The new restaurant appears to be opening on the third floor of Brentwood Gardens, combining two former office units. The space is currently under construction, and according to Los Angeles City Planning Department filings, the project has received approval for a change of use from office to restaurant. The approval includes a full liquor license and signage plans.
The detail worth sitting with is the change of use. Office square footage on the third floor of a Brentwood retail complex has, historically, been the least interesting real estate on the street. Converting it to a licensed restaurant with rooftop-adjacent access is a signal that the calculus on foot traffic here has shifted. Toscana still holds the ground floor across the courtyard at 11633 San Vicente. A second serious dining room stacked above the retail changes the density of the block in a way the leasing brochures will not fully capture until 2027.
The far end of the boulevard gets a clubhouse
At 11920 San Vicente, closer to the country club and the western tail of the median, The h.wood Group is building something different from either of the above. In Brentwood, the firm is developing Montana's, a restaurant and lounge designed to evoke the atmosphere of an "exclusive, intimate clubhouse." Slated for an early 2027 opening at 11920 San Vicente Blvd., the venue will combine the brand's signature "speakeasy" aesthetic with a sophisticated neighborhood dining experience. This SoCal expansion follows the brand's growth across the nation, with Delilah Dallas earlier in 2026 and the company's latest plans for its first venture in New York City with Lady Delilah.
Read the three announcements together and the shape emerges. Neighborly is a lunch and family-dinner solution. Pérse is a licensed room built for evenings that used to leave Brentwood for Santa Monica or West Hollywood. Montana's is the after-nine option the boulevard has never really had.
The three moves at a glance
| Address | Concept | Format | Replaces | Opening |
|---|---|---|---|---|
| 11770 San Vicente | Neighborly | Multi-operator kitchen and market | PLANTA, Kreation, Pizzicotto | Spring 2026 |
| 11677 San Vicente | Pérse | Full-license dining, third floor | Two office units | TBD, under construction |
| 11920 San Vicente | Montana's | Restaurant and lounge | New buildout | Early 2027 |
Read down the "Replaces" column. Two of the three addresses are absorbing space that was not previously earning its keep as a restaurant, and the third is a serial-turnover block getting a format that does not require a single hit to make rent. The boulevard is de-risking itself.
What the Country Mart is doing about it
While the boulevard reshuffles, the Brentwood Country Mart at 225 26th Street is doing what it has done since 1948 and doing more of it. The Brentwood Country Mart is a local shopping center in the Brentwood district of Los Angeles, next to the Santa Monica eastern city limit. First opened on November 18, 1948, "it's a quaint reminder of a bygone era, and Brentwood residents are very protective of it."
The 2026 programming calendar is worth knowing by heart if you live within walking distance:
- A Wimbledon-themed afternoon in the courtyard on Saturday, July 11, 12 to 3 PM, with rosé, strawberries and cream, and a celebration of Varley's arrival at the Brentwood Country Mart.
- A Thursday, July 9 evening at 7 PM with Jessica Knoll at Diesel Bookstore, signing Helpless.
- Hudson|Grace x Mahjong Morning at the Mart on July 31, and an Infinite Pâtisserie Dessert Pop-Up at the Brentwood Farmers Market on Thursday, August 13.
- Recurring Mart Littles Story Time in the courtyard on Wednesday mornings through August.
- A returning Fall Festival built around an honor-system pumpkin patch in the lower courtyard and a pie-making workshop with Melissa Zapin at Jenni Kayne Home.
None of this is new in kind. All of it is new in density. The Mart is programming Wednesdays and Thursdays now, not only weekends, because the after-work walking crowd on the median finally supports it.
The median is the point
The reason any of the above works is a piece of infrastructure that predates every tenant on this list by three-quarters of a century. The median begins at Federal Avenue, just east of the Tavern restaurant, and heads west for four miles through the Brentwood community, terminating at Ocean Avenue. Enjoy the route lined with coral trees, luxury homes and spectacular coastal views.
The trees themselves are a landmark, not scenery. Looping the median offers an eight-mile run that includes luxury homes and spectacular coastal views. The coral trees along the median were planted in the 1940s after the Red Line trolley tracks were removed. They have since been declared a Los Angeles Historic-Cultural Monument.
Every operator opening on San Vicente this year is underwriting against that median. It is what makes the walk from a Farmshop dinner to a Sweet Rose Creamery cone feel like a neighborhood errand rather than a cross-town outing. It is what makes a third-floor restaurant at Brentwood Gardens plausible in the first place. When a landlord converts office space to dining space, the calculation includes the assumption that guests will approach on foot, from the median, at dusk.
How this changes a Saturday
For a household that has been in Brentwood long enough to remember when Pizzicotto held 11754 San Vicente, the practical shift is small and specific. A weekend afternoon that used to require a car and a plan can now be done on foot with a five-line itinerary.
- Sunday morning at the Brentwood Farmers Market, then a coffee at the Mart.
- Story Time in the courtyard if there are small children involved, otherwise a browse through Diesel Bookstore.
- A mid-afternoon walk east along the coral-tree median toward Bundy.
- An early dinner rotation between the six menus at Neighborly, Toscana at 11633, or Farmshop back at the Mart.
- Once Pérse opens upstairs at 11677 and Montana's opens at 11920, a real second-half of the evening on the same street.
That fifth line is the one that did not exist in 2024. The boulevard used to close down after the last table at Toscana. In late 2026 and into 2027 it will not.
If any of this reshapes how you think about the block you already live on, or if you own a home nearby and are curious how a boulevard that is quietly densifying without adding a single story of height translates into the market underneath it, The Pennel Group is available for a discreet conversation.
Request a Confidential Consultation
