Pacific Palisades
A close-knit coastal community, rebuilding with resolve.
Sources: Redfin (Sep 2026). Figures change monthly; ask us for the latest numbers for your street.
Pacific Palisades has long been a coastal small town inside Los Angeles, where the mountains meet the ocean, kids bike to school and the village center feels like a front porch. The January 2025 Palisades Fire destroyed thousands of homes and businesses here, and it changed the community deeply. Recovery is real but uneven. Palisades Village reopened in August 2026, Pali High students went back to their campus in January 2026, and rebuilt homes are starting to receive certificates of occupancy.
We approach the Palisades with care. Some families are rebuilding, some are selling lots, and some buyers are coming in to build. Whichever group you're in, you need plain advice on rebuild rules, soil and debris clearance, insurance and timelines.
Who it's for: Families committed to the community, buyers ready to build on a cleared lot, and long-horizon owners who value the Palisades' setting and character as it rebuilds.
Pacific Palisades neighborhoods
The Riviera
Large estates near the Riviera Country Club, south of Sunset.
Huntington Palisades
Ocean-view bluff estates with wide lots and an established, gracious streetscape.
Alphabet Streets
Walkable streets near the village and Palisades Recreation Center. This area was heavily affected by the fire and is actively rebuilding.
Marquez Knolls
Hillside homes with ocean views above Sunset. Families here are rebuilding alongside their school.
Castellammare
Mediterranean-style hillside homes perched above PCH and the ocean.
Rustic Canyon
A wooded, creekside canyon with architecturally significant homes, bordering Santa Monica.
Why people love it
- Palisades Village reopened on August 15, 2026, after a roughly $100M restoration, with returning shops, restaurants and a community gathering space.
- The Pacific Palisades Farmers Market came back on August 19, 2026. It now meets on Wednesday afternoons on Swarthmore Avenue.
- Temescal Gateway Park reopened July 17, 2026, with most trails restored. Will Rogers State Historic Park has also reopened for recreation.
- Will Rogers State Beach and the PCH coastline are minutes from any part of the neighborhood.
- Expect ongoing construction traffic, crews and utility work across many streets for the next several years.
- Commutes run via Sunset Boulevard and PCH to Santa Monica, Brentwood and the 405.
Where locals go
- Palisades Village. Caruso's open-air center, reopened in August 2026 with Erewhon and other returning tenants.
- Pacific Palisades Farmers Market. Back on Swarthmore Avenue, now Wednesday afternoons.
- Temescal Gateway Park. Canyon trails and ocean views, reopened in July 2026 after fire recovery work.
- Will Rogers State Historic Park. The historic ranch grounds and trails, open again for recreation while the lost structures are rebuilt.
- Spruzzo (Palisades Highlands). A neighborhood Italian spot that kept serving the community through the recovery.
- Getty Villa. Ancient art on the coast, open on a limited Friday–Monday schedule with access from PCH.
What you'll find
The market now has three segments. Vacant, cleared lots are a significant share of sales. Homes that survived the fire, or were rebuilt, command a premium. New construction is starting to deliver. Surviving or rebuilt single-family homes generally trade from about $3M to $8M, and Riviera and Huntington estates often go above $10M. Condos and townhomes, mainly along Sunset and in the Highlands, are the entry point. Lot prices vary widely by street, view and rebuild entitlement.
Price ranges are rough guides. Ask us for current comps.
Public & private
| Palisades Charter High School | Los Angeles Unified School District |
| Palisades Charter Elementary | Los Angeles Unified School District |
| Marquez Charter Elementary | Los Angeles Unified School District |
| Paul Revere Charter Middle School | Los Angeles Unified School District |
Always confirm school boundaries for a specific address with the district.
On a fire lot, confirm debris-removal and soil-testing sign-off, utility status, and what you can legally build. Like-for-like rebuilds, generally within 110% of the prior home's footprint and height, move faster under the state and city emergency orders. Larger or redesigned plans can lose that fast track. Check also whether pending bills like SB 1229 would add Coastal Commission review for new buyers of burned lots. Get insurance quotes early.
Read the Buyer's GuideIf you're selling a lot, assemble the prior home's permits, plans and square footage, along with your debris-removal certification and soil results. Documented like-for-like rebuild rights are a major source of a lot's value to buyers. The Palisades is in the City of LA, so Measure ULA applies at $5.4M or more as of July 1, 2026. A proposed exemption for fire-affected sellers has been discussed at City Council but is not law, so don't count on it.
Get a home valuationPacific Palisades questions
How is the Pacific Palisades rebuild going?
Progress is steady but gradual. By July 2026, LADBS had issued rebuild permits for more than 1,400 properties, and the first rebuilt homes had received certificates of occupancy. Palisades Village reopened in August 2026.
Can I rebuild a larger home on a Palisades fire lot?
You can, but like-for-like rebuilds (generally within 110% of the original) get the fastest, streamlined permitting. Larger projects usually face standard review and timelines.
Are Palisades schools open?
Palisades Charter High School returned to its campus in January 2026. Palisades Charter Elementary and Marquez Charter Elementary are being rebuilt, and students are attending interim locations.
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