Eight houses on our register have six or seven bedrooms, sleeping twelve to fourteen. This is the size where the market thins out fast and the differences between houses become severe. Call (323) 431-7539.
Above five bedrooms, supply collapses
Los Angeles has thousands of good four and five-bedroom rentals. At six and seven, the number of genuinely well-run properties drops sharply — and at that point most of what remains online is a large house being let by an owner rather than a managed property.
That matters because a six-bedroom house holding twelve people breaks in ways a four-bedroom does not. Hot water runs out. One dishwasher is not enough. The kitchen designed for a couple cannot cook for fourteen. Twelve people need six parking spaces.
The bedroom count is the least useful number at this size. What follows is what actually differs.
Seven bedrooms
Sunset Colonnade — sleeps 14, Beverly Hills
Seven king suites, nine bathrooms, 8,000 square feet on Sunset Boulevard. Every bedroom a king, every bedroom en-suite. For fourteen adults that removes the entire room-allocation conversation before it starts — no one gets the small room, because there isn't one.
Grimes Olive House — sleeps 14, Encino
Seven bedrooms, all en-suite. Stated plainly: there is no swimming pool. There is a pool table. It gets mislabelled elsewhere and we would rather you knew now. If a pool matters, take Gaviota or Huston.
Huston Ranch House — sleeps 14, Valley Village
Seven bedrooms, eight bathrooms — five in the main house, two in a detached guest house. That separation is the reason to choose it. Two families, or one family plus in-laws, each with their own front door and their own hours.
Six bedrooms
Summitridge Heights — sleeps 12, Beverly Hills
Six bedrooms, nine bathrooms, thirteen-seat theatre, gated, in the hills above Sunset. A bathroom ratio of one and a half per bedroom, which at twelve is generous. The theatre is a real one.
Broad Beach Dunehouse — sleeps 12, Malibu
Six king bedrooms, eight bathrooms, directly on the sand at Broad Beach. For twelve people who want the beach to do the entertaining, nothing else on the register competes.
Lemmer Grange — sleeps 12, Tarzana
Six bedrooms, seven bathrooms across 14,479 square feet with an indoor pool and golf course views. The most square footage per guest of anything we hold, anywhere, by a wide margin. Nothing in the hills approaches it at this headcount.
Gaviota Pavilion — sleeps 12, Encino
Six bedrooms, seven bathrooms with a detached back house that has its own kitchen.
Melvin Solana — sleeps 12, Tarzana
Six bedrooms, six bathrooms, 6,001 square feet, gated and hedged. En-suite bedroom suites throughout, a chef's kitchen, a glass-walled game room with a bar and a home theatre. It is also one of the very few houses that states plainly that the pool and spa are heated — which decides a winter booking.
Choosing between them
Fourteen adults, no children, want the address → Sunset Colonnade. Seven king en-suites settles it.
Walking to dinner → nothing at this size does it. Above five bedrooms the houses are in the hills, Malibu or the Valley, and you drive. If a walkable street matters more than a sixth bedroom, look at the five-bedroom houses in Beverly Grove and Fairfax instead.
Two families travelling together → Huston Ranch House or Gaviota Pavilion. The guest house is the whole point.
Beach holiday → Broad Beach Dunehouse.
Most house for the money → Lemmer Grange, clearly. 14,479 square feet in Tarzana costs a fraction of half that in the hills.
Privacy and a screening room → Summitridge Heights.
Swimming in December → Melvin Solana for the heated pool, or Lemmer Grange for the indoor one.
What large groups consistently get wrong
Cars. Fourteen adults usually means six or seven vehicles. Ask about parking before anything else — it is the most common failure on bookings this size.
The kitchen. Cooking for fourteen needs two ovens and real counter space. Some beautiful houses have kitchens built for two people. Ask, or let us arrange a chef.
Booking late. There are eight houses at this size on our register and the citywide number of good ones is not large. Six months out is normal for summer or awards season.
Assuming events are fine. Anything beyond the people sleeping there needs prior arrangement on every property. Ask first.
What it costs
Rates are quoted on request. The spread at this size is the widest on our register — Lemmer Grange and Sunset Colonnade both sleep a large group and are not remotely the same number, because one is in Tarzana and one is on Sunset Boulevard.
For groups this size, the honest comparison is usually four or five hotel suites rather than a smaller villa. Per person, a house generally wins, and you get a kitchen and a pool.
How to book
Call (323) 431-7539 or WhatsApp (310) 617-0244 with your dates, headcount and how many cars.