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The green number on each home is what could come back to you: the buyer-broker fee (typically 2 to 3%) minus our flat $9,750. No other search shows you this, because no other brokerage gives it back.

At a glance

12699 Promontory Road, Los Angeles, CA, 90049

$3,599,500·5 bd·4 ba·CLAW #26994089

Estimated Arrivva buyer rebate$62,000 to $99,000

Every completed rebate is published: see all 253 closings.

Listing data from CLAW. Listing courtesy of Rhonda Payne of Rodeo Realty- Brentwood. Rebate estimate calculated by Arrivva.

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$3,599,500
5 Days On Site

12699 Promontory Road
Los Angeles, CA 90049

For Sale|Single Family Residence|Active
4
Beds
5
Total Baths
4
Full Baths
1
Partial Bath
4,856
SqFt
$741
/SqFt
1990
Built
County:
Los Angeles
Call Now: (408) 868-2620
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12699 Promontory Road12699 Promontory Road12699 Promontory Road12699 Promontory Road
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A rare offering in the prestigious gated enclave of Mountaingate, this commanding corner lot residence blends architectural grandeur with refined modern comfort. Nearly 4,900 square feet of beautifully curated living space unfolds with dramatic volume, sophisticated finishes, and an effortless indoor-outdoor flow that defines luxury living in the hills. Newer hardwood flooring carries throughout the home, enhancing the soaring ceilings and sundrenched interiors. The formal living room is a true showpiece framed by towering windows, bathed in natural light, and anchored by an elegant fireplace that sets the tone for both grand entertaining and intimate evenings. It flows seamlessly into the spacious family room, where another impressive fireplace, soaring ceiling, and stepdown wet bar create an exceptional environment for hosting. The expansive primary suite serves as a private sanctuary, complete with its own fireplace, a serene viewing balcony capturing sweeping mountain and city vistas, and a spa inspired bath featuring dual water closets and a bidet. Just steps away, a loft style office/den with custom built-ins provides an elevated workspace, while a second en suite currently serving as an office/library adds versatility for today's lifestyle. The main level hosts a welcoming guest suite, and beyond the laundry room and garage entry, a discreet staircase leads to a secluded en suite ideal for visitors seeking privacy or multigenerational living. The oversized 3car garage is outfitted with built-in cabinetry, offering abundant storage and convenience. Outdoors, a tranquil rear yard with a stylish pool invites relaxation amid nature. Walking trails are moments away, as is the Mountaingate Country Club renowned for its picturesque golf course, tennis courts, dining, and nearby clubhouse with pool and lounge amenities. This exceptional community delivers a serene, resort like lifestyle with the security and elegance discerning buyers expect.

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Listing Snapshot
Price 
$3,599,500
Days On Site 
5 Days
Bedrooms 
4
Inside Area (SqFt) 
4,856 sqft
Total Baths 
5
Full Baths 
4
Partial Baths 
1
Lot Size 
N/A
Year Built 
1990
MLS® Number 
26994089
Status 
Active
Property Tax 
N/A
HOA/Condo/Coop Fees 
$1,420.66 monthly
Sq Ft Source 
N/A
Friends & Family
Recent Activity
5 days agoListing updated with changes from the MLS®
6 days agoListing first seen on site
General Features
Attached Garage 
Yes
Disclosures 
CovenantsRestrictionsDisclosure
Garage 
Yes
Garage Spaces 
3
Levels 
Two
Number Of Stories 
2
Parking 
AttachedDirect AccessDrivewayGarage
Parking Spaces 
3
Property Sub Type 
Single Family Residence
Security 
Carbon Monoxide Detector(s)Gated with GuardSmoke Detector(s)24 Hour Security
Sewer 
Other
Special Circumstances 
Standard
SqFt Total 
4856
Zoning 
LARD2
Interior Features
Appliances 
Double OvenDishwasherGas CooktopDisposalMicrowaveRefrigeratorDryerWasher
Cooling 
Central AirDual
Fireplace 
Yes
Fireplace Features 
Family RoomLiving Room
Flooring 
CarpetTileWood
Furnished 
Unfurnished
Heating 
Central
Interior 
Wet BarBreakfast BarEat-in KitchenHigh CeilingsBarWalk-In Closet(s)
Laundry Features 
InsideLaundry Room
Bathroom 
Features - Bidet, Low Flow Plumbing Fixtures
CenterHall 
Family Room 
Other 
Features - Walk-In Closet(s)
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Exterior Features
Exterior 
Rain Gutters
Pool Features 
PrivateIn GroundAssociation
Private Pool 
Yes
Spa Features 
None
View 
City LightsCanyonPark/GreenbeltHillsMountain(s)
Waterview 
City LightsCanyonPark/GreenbeltHillsMountain(s)
Windows/Doors 
French Doors
Community Features
Association Amenities 
ClubhousePoolSecurity
Association Fee 
$1420.66
Association Fee Frequency 
Monthly
MLS Area 
C06 - Brentwood
Financing Terms Available 
Conventional
Listing courtesy of Rhonda Payne of Rodeo Realty- Brentwood

Based on information from the The MLS as of 2026-10-04 11:47 AM UTC. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.

Neighborhood & Commute
Source: Walkscore
Disclosure: Community information and market data powered by Constellation Data Labs. Information is deemed reliable but not guaranteed.
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*Estimate only. Actual rebate may vary based on final price, lender requirements, MLS rules, and broker policies.

Questions about this listing

How much could a buyer get back on 12699 Promontory Road, Los Angeles, CA, 90049?
Arrivva estimates a buyer rebate of $62,000 to $99,000 on this listing. The buyer-broker fee, typically 2 to 3% of the price, goes back to you minus Arrivva's flat $9,750 fee. Every completed rebate is published on the Arrivva results page. See every completed closing
Who is the listing brokerage for 12699 Promontory Road, Los Angeles, CA, 90049?
Listing courtesy of Rhonda Payne of Rodeo Realty- Brentwood, per CLAW listing #26994089. Arrivva is not the listing brokerage: Arrivva is a separate flat-fee brokerage that represents you as the buyer, with your interests first and no dual agency, ever. How Arrivva represents buyers
How do I schedule a tour of 12699 Promontory Road, Los Angeles, CA, 90049?
Set up a quick chat with Arrivva by phone or video. The team confirms showing availability fast, tours the home with you, and walks you through offer strategy and the rebate math before you commit to anything. Set up a time to talk

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