The coral trees down the San Vicente median are doing what they always do in July, which is throw a good shadow around six o'clock. What's different this year is what's happening under them. Three storefronts inside a five-block stretch are either opening, permitting, or under construction, and the pattern isn't the pattern most residents assume.
Brentwood's food corridor is not adding another single-tenant destination restaurant. It's converting to formats built around dwell time, all-day service, and multiple menus under one roof. That is a real shift, and it explains why the block feels louder than usual for a stretch of the year that used to go quiet after Fourth of July.
The vacancy at 11754 tells the story
The clearest signal on the corridor is a door that's been dark. PLANTA's Brentwood dining room at 11754 San Vicente was cleared out earlier this year, and the space next door at 11770 San Vicente has fresh signage from Neighborly, a curated food hall that opened its first location at the Promenade at Westlake Village in December 2024.
Neighborly's model is worth explaining because it's the first of its kind on this corridor. Instead of one chef, one menu, and one reservation window, the Westlake Village original stitches together several partner menus alongside a small marketplace, so a family can leave with a bag of Mini Kabob and something from The Cheese Store of Beverly Hills in the same trip. Eater LA has projected an April 2 debut for the Brentwood outpost. Whether that date slips or not, the direction is set: the block is trading a 130-seat sit-down concept for a multi-vendor room that runs from breakfast through takeout dinner.
What's landing on the corridor, and when
The full picture is easier to read as a schedule than a list of announcements.
| Address | Tenant | Format | Timing |
|---|---|---|---|
| 11770 San Vicente Blvd | Neighborly | Chef-curated food hall + market | Spring 2026 target |
| 11677 San Vicente Blvd | Pérse | Full-service restaurant, third-floor Brentwood Gardens | Under construction, full liquor license approved |
| 11920 San Vicente Blvd | Montana's (The h.wood Group) | Speakeasy-style restaurant and lounge | Slated for early 2027 |
Three tenants, three formats, one corridor. A food hall, a stacked-vertical restaurant conversion, and an intimate clubhouse-lounge concept. None of them are the traditional white-tablecloth model that shaped San Vicente for the last two decades. That's the shift.
Brentwood Gardens is going vertical
The Pérse project at 11677 San Vicente is the quieter story of the three and the most interesting from a real estate standpoint. According to Los Angeles City Planning Department filings, the project combines two former office units on the third floor of Brentwood Gardens and has received approval for a change of use from office to restaurant, along with a full liquor license and signage plans.
The building already houses Ospi Brentwood at street level, where chef Jackson Kalb brought the Venice concept east. Adding a third-floor restaurant with a full bar turns Brentwood Gardens into something closer to a small vertical hospitality building than a retail center with tenants. For residents, that changes the parking-and-elevator equation of a Friday evening on the corridor. For owners nearby, it revalues the second and third floors of the surrounding commercial stock, because it establishes precedent for restaurant conversions above street level.
Montana's is a 2027 problem, not a 2026 one
The most-discussed announcement is also the furthest out. The h.wood Group, the company behind Delilah, The Nice Guy, and Bird Streets Club, announced Montana's for 11920 San Vicente Blvd with an early 2027 opening target. Co-founder Brian Toll described the three-location expansion as aimed at neighborhoods where locals were "looking for elevated dining concepts," in a phrase that reads as much like a real estate thesis as a hospitality one.
For summer 2026, Montana's is a construction sign, not a reservation. It matters because it signals that a national-caliber hospitality operator is willing to take a long-lease bet on this exact block. That's the kind of vote of confidence that tends to firm up rents on the surrounding retail spine, which shows up eighteen to twenty-four months later in the ground-floor commercial comps that anchor mixed-use valuations near the corridor.
Sunday, in the order a resident would actually do it
The corridor's best day is still Sunday, and the sequence hasn't changed even as the tenants around it have. For anyone new to the block, or anyone who has been doing it out of order for years, here is the version that works:
- 9:00 to 9:30 at the Brentwood Certified Farmers' Market, at the corner of San Vicente and Gretna Green Way, open Sundays 9am to 2pm year-round. Flowers first, before they wilt in the sun and before the line at the produce end doubles.
- 9:45 walk to the Country Mart at 225 26th Street, six blocks south. It is a walk, not a drive, if you value your morning.
- 10:00 coffee at Caffe Luxxe in the Mart courtyard. The barn-themed retail village has its own rhythm on Sundays and is at its calmest in the first hour after opening.
- 10:30 back to the market with a coffee for the second pass, which is when you actually buy things instead of scouting them.
- 11:00 to noon for a light lunch on the way home, or a pre-order pickup if it's a Father's Day, a summer holiday, or a football weekend. The Mart handles those.
Parking is the honest caveat. The Mart's lot fills by mid-morning on weekends, and the neighboring streets thin out fast during market hours. Arriving before ten remains the single best decision you can make on a Sunday in Brentwood.
The Country Mart is programming, not just retailing
The other thing residents underrate is how much the Country Mart's courtyard now behaves like civic space. This summer's calendar includes Mart Littles Story Time on Wednesdays at 11am, hosted by Cassidy Preschool in the courtyard and running from mid-May through the end of August. That's a fifteen-week weekday anchor for families with small children, which is a real amenity even if you don't have small children, because it keeps the courtyard populated and pleasant midweek.
The Mart is also leaning into the summer's sports schedule. World Cup matches are being screened on the courtyard big screen, with the July 1 USA versus Bosnia and Herzegovina match hosted at 5pm alongside dinner options from the on-site eateries. Father's Day brought root beer floats and pre-order Farmshop fried chicken to the same courtyard on June 21. In August, the Mart historically runs its free Friday evening film series at 6pm in the courtyard, with dinner and treats available from Mart merchants. None of this is new, exactly. What is new is the density of it. The Mart is programming five to seven touchpoints a week from May through August, which turns it from a shopping stop into something closer to a neighborhood commons.
The corridor, in one sentence
San Vicente is not getting another Toscana this year. It's getting a food hall, a vertical restaurant conversion, and a clubhouse-lounge, wrapped around a Sunday market and a Mart that now programs weekday mornings, weeknight games, and Friday movies. That is a different corridor than the one Brentwood residents were used to five years ago, and it is one worth walking before the shift settles into permanence.
If you own on this block, or a few blocks off it, and you're curious what the reshuffle is doing to values on the streets that feed San Vicente, Gina Martino works this corridor as a resident and an advisor. Reach out for a discreet conversation about what the summer's tenant map is doing to Brentwood's residential comps, or to receive exclusive off-market listings before they touch the public market.
