Pacific Palisades

Overview

Pacific Palisades was founded in 1922 by Rev. Charles H. Scott and the Southern California Methodist Episcopal Church. It covers about 24 square miles between Santa Monica Bay and the Santa Monica Mountains, bordered by Brentwood to the east and Santa Monica to the southeast. Yasmine Benmaiza’s Carolwood profile lists Pacific Palisades among her focus areas, alongside Brentwood, Santa Monica and Malibu.

The Palisades Fire began on January 7, 2025, destroying 6,831 structures and damaging 973. The market that has followed is unlike any other on the Westside: standing homes, burned lots and new rebuilds now trade side by side, and the published median mixes all three.

The market in 2026

Sotheby’s International Realty reported a median sale price of $3.15 million in the second quarter of 2026, up 21 percent year over year, with an average of $3.96 million. 58 homes closed, 142 percent more than a year earlier, against 103 active listings, and homes averaged 42 days on market. Closed sales above $5 million rose 367 percent year over year. Those figures reflect recovery from a very low 2025 base and should be read with that in mind.

For Buyers

What Is Hard to Find

The hardest product to find is a standing, fire spared house in move in condition in the areas buyers want most, and the second hardest is a completed rebuild with permits closed and current insurance. Buyers also look for lots with clear rebuild paths: utilities, soils and setbacks understood, and documentation of what stood before.

Notable Streets

Rather than individual streets, buyers usually start with sub areas. The Alphabet Streets were the first developed part of the Palisades, with streets named for Methodist bishops. The Riviera surrounds Riviera Country Club. Huntington Palisades overlooks the ocean on the south side. Castellammare follows Pacific Coast Highway with Italian street names, and the Palisades Highlands sit in upper Santa Ynez Canyon with gated communities. Fire impact varied block by block, so a street level review comes before any offer.

Lot Sizes

Lot sizes vary widely by sub area, from compact neighborhood parcels to estate holdings. For a rebuild buyer, the useful number is buildable area under current Los Angeles rules and any hillside or coastal overlays, not the lot size alone. We review the parcel record and prior permits with you before you commit.

Architecture

Before 2025, the Palisades mixed mid century ranch houses, Spanish and Mediterranean homes and newer contemporary construction. The rebuild is shifting the stock toward new construction designed around current fire codes, with ember resistant materials, defensible landscaping and modern systems.

Price Ranges

The Q2 2026 median was $3.15 million and the average $3.96 million, but those figures blend lots, standing homes and new builds. As a reference point for land, a burned lot at 17126 Avenida de la Herradura sold for $1.2 million in February 2025. Completed estates in the Riviera and Huntington Palisades trade far above the median; we price those individually against recent comparable sales.

Current Opportunities

Opportunities in the Palisades include rebuild lots, fire spared homes and owners who would rather sell a finished rebuild privately than list it. See the off-market collection for private options. If you are also considering Brentwood next door, 634 Moreno Avenue is a 2025 built seven bedroom home offered at $15,995,000, and Yasmine’s team leased 971 South Bundy Drive in 90049 in 2026.

Off Market Access

After the fire, many owners have chosen to sell lots and finished rebuilds quietly, away from public scrutiny. Yasmine works within Carolwood Estates, whose pocket listing portal The Real Deal reported in May 2025 held more than $1 billion in private inventory. Share your criteria in confidence and we will match them against private inventory and direct owner outreach. Begin on the off-market page.

For Sellers

What Buyers Want

Buyers want certainty. For a standing home, that means a clean inspection, documented smoke and soot remediation where relevant, and insurability. For a lot, it means surveys, soils reports, utility status and any approved plans. For a rebuild, it means closed permits, warranties and modern fire hardening.

What Makes One Property Outperform Another

Documentation is the biggest differentiator in today’s Palisades. A lot with approved plans or a completed rebuild with permits closed sells faster and cleaner than a comparable property with open questions. Ocean or canyon views, a level pad, and location in the Riviera, Huntington Palisades or the Alphabet Streets add further premiums.

Recent Notable Sales

17126 Avenida de la Herradura, a burned lot, sold for $1.2 million in February 2025, an early post fire lot sale reported by NBC Los Angeles. In Q2 2026 Sotheby’s counted 58 closings, with sales over $5 million up 367 percent year over year.

Pricing Considerations

Because the median blends lots and finished homes, it is a weak guide for any single property. Price a lot against other lot sales with similar views and buildable area. Price a rebuild against new construction, including in Brentwood and Santa Monica, since that is where today’s buyers cross shop. Homes averaged 42 days on market in Q2 2026; extended time on the market reads as a pricing or documentation issue.

Common Seller Mistakes

Listing a lot without a documentation package. Pricing a lot off pre fire values for the house that stood there. Listing a rebuild before final sign off. Overlooking insurance questions buyers will ask in the first conversation.

Private Sale Opportunities

A private sale suits Palisades owners who value discretion during a difficult period or want to test pricing before going public. Learn more on our sell off-market page.