Neighborhood Guide
Pacific Palisades
Ocean views, canyon streets and a town that is rebuilding, with every number you need to buy or sell here now
Free Buyer’s GuideFree Seller’s GuidePacific Palisades sits on the bluffs and canyons between Santa Monica and Malibu, with the Santa Monica Mountains behind it and the ocean in front. For decades it has been one of the most sought-after places to live in Los Angeles: a small-town village, top schools, the beach at the bottom of the hill and some of the best hiking in the city.
The January 2025 Palisades Fire changed the town. Thousands of homes were lost, and today the market is two markets: homes that survived, and lots where owners and builders are rebuilding. This page covers both, with the latest MLS numbers.
Updated October 2026
Pacific Palisades (ZIP code 90272), last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026.
Pacific Palisades market snapshot
Over the last 12 months, 168 homes sold in Pacific Palisades at a median of about $2.94 million. 125 were houses, at a median of about $3.63 million in a median of 22 days, and 43 were condos and townhomes, at about $1.15 million. About 45% of listings that came off the market sold, with about 8.1 months of supply. About 22% of home sales here closed above $5.4 million, where the City of LA’s Measure ULA tax applies.
What happened to every listing
205 homes came off the market without selling. 139 of them came back with a new listing, and 31 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 99.8% of asking. After 120 days, 92.6%.
Houses vs. condos
Pacific Palisades houses sell for about $1,250 a square foot.
Pacific Palisades (ZIP code 90272), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude sales recorded off the MLS. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Houses | 125 | $3,629,876 | $1,248 | 22 | 97.0% | 45% | 8.2 |
| Condos and townhomes | 43 | $1,150,000 | $648 | 55 | 96.7% | 45% | 8.1 |
| All homes | 168 | $2,942,050 | $1,049 | 29 | 96.9% | 45% | 8.1 |
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Pacific Palisades values, street by street
Prices run from about $1.8 million on some Marquez Knolls streets to more than $10 million in the Riviera. These are median house prices on streets with three or more house sales in the last year.
Median house price by street
Median of house sales of $450,000 and up, last 12 months, streets with three or more sales.
Renting in Pacific Palisades
226 leases were signed in Pacific Palisades over the last 12 months at a median of about $9,000 a month, and about 65% of rentals that came on the market leased. Rents are high because many displaced owners are leasing nearby while they rebuild.
Median rent by bedrooms
Leases in the same area, last 12 months. Source: TheMLS.
Lots and rebuilding: the land market
428 lots sold through the MLS in the Palisades over the last 12 months at a median of about $1.82M, with most between $1.40M and $2.35M. That works out to about $261 per square foot of land on a median lot of about 7,442 square feet. Lots sold in a median of 16 days for about 98% of asking, so well-priced land is moving.
| Lots, last 12 months | |
|---|---|
| Lots sold | 428 |
| Median sale price | $1.82M |
| Middle half of sales | $1.40M to $2.35M |
| Median price per sq ft of land | $261 |
| Median days to sell | 16 |
| Active lot listings now | 166 |
Selling a lot? Buyers price by the land, the view, the slope and how much they can build. Getting your survey, soil report and utility details ready before you list helps you get a real price fast. Buying one? I can help you estimate total cost to build so you can compare a lot to a finished home.
Land sales of $100,000 and up, ZIP code 90272, TheMLS, October 21, 2025 to October 21, 2026. Sources on rebuilding: LA Department of Building and Safety via Spectrum News (August 2026) and Palisades News (March 2026).
Pacific Palisades at a glance
| Pacific Palisades | |
|---|---|
| Where it is | Between Santa Monica, Brentwood and Malibu, along Sunset Boulevard and PCH |
| City | City of Los Angeles |
| Homes | Single-family houses, rebuild lots, and condos near the bluffs and in the Highlands |
| Parks and beaches | Will Rogers State Beach, Temescal Gateway Park, Will Rogers State Historic Park and Topanga State Park |
| Median house price | $3.63M, last 12 months |
| Median lot price | $1.82M, last 12 months |
Pacific Palisades, area by area
The Riviera and Huntington Palisades
The largest homes and lots in the Palisades, around the Riviera Country Club and on the bluffs above Sunset. Streets like Amalfi, Capri and San Remo regularly trade above $6 million.
The Alphabet Streets and the Village
Flat streets near the Palisades Village shops and restaurants, walkable to the center of town. Many homes are a short walk from coffee, shops and dinner in the village.
Marquez Knolls and the Bluffs
On the hills west of Temescal Canyon, with many ocean views. Some of the Palisades' more accessible prices for houses.
Castellammare and the Highlands
Castellammare sits on the slopes above PCH with Mediterranean homes and big ocean views. The Palisades Highlands, higher up, have newer homes, condos and townhomes, and quiet streets near Topanga State Park.
Buying and selling: what to know
Rebuilding. Since the fire, the City of LA has issued rebuilding permits for more than 1,400 Palisades properties. Like-for-like rebuilds have moved faster under emergency orders, while larger new homes go through standard review, and some lots near the coast need extra approvals.
Measure ULA. The Palisades is in the City of LA, so sales above $5.4 million pay a 4% Measure ULA tax, and sales above $10.9 million pay 5.5%, on top of the regular transfer tax. These thresholds took effect July 1, 2026. A statewide measure on the November 2026 ballot would cap local transfer taxes if it passes, so check the result and when it takes effect before you set a closing date.
Insurance. Get quotes early in escrow. Many owners here are on the California FAIR Plan with a separate policy for everything the FAIR Plan does not cover, and the cost belongs in your numbers before you commit.
Soil, debris and fire-damaged homes. For a lot, confirm debris removal and soil testing are complete and look at the survey, utilities and any geology reports. For a home that survived, ask for smoke and ash remediation records.
For sellers, the first month matters most: homes that sold in their first 30 days averaged 99.8% of asking, and of the 205 listings that came off the market without selling, only 31 sold after being relisted.
What is your Pacific Palisades home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
The Palisades is in Los Angeles Unified, with Palisades Charter High School and several elementary schools. Some campuses were damaged or destroyed in the fire and have operated from other locations, so check the current location of any school you are counting on.
Getting around
Sunset Boulevard runs east to Brentwood and the 405, and PCH runs south to Santa Monica and north to Malibu. Santa Monica is about 15 minutes away and Brentwood about 10 in normal traffic. PCH has had closures and repair work since the fire, so check conditions before you commute.
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Questions buyers and sellers ask
What is the median home price in Pacific Palisades?
Houses sold for a median of about $3.63M over the last 12 months, about $1,250 a square foot. Condos sold for about $1.15M.
How much are burned lots selling for in the Palisades?
428 lots sold through the MLS in the last 12 months at a median of about $1.82M, about $261 per square foot of land. Most sold in about 16 days at about 98% of asking.
Is Pacific Palisades being rebuilt?
Yes. The City of LA has issued rebuilding permits for more than 1,400 Palisades properties, and lots are selling quickly to owners and builders.
Does Measure ULA apply in Pacific Palisades?
Yes. The Palisades is in the City of Los Angeles, so sales above $5.4 million pay a 4% tax and sales above $10.9 million pay 5.5%, on top of the regular transfer tax.
How much is rent in Pacific Palisades?
Leases signed at a median of about $9,000 a month over the last 12 months, with 226 leases signed.
Nearby areas
Thinking about Pacific Palisades?
Whether you are buying a home, buying a lot to build on, or deciding whether to rebuild or sell, I will walk you through the sales, the costs and the timing. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
Photo: Paula Borowska, CC0, via Wikimedia Commons
