Pacific Palisades
Where the mountains meet the ocean, and a community rebuilding.
Pacific Palisades sits between Santa Monica and Malibu, on the bluffs and canyons above the Pacific. It is part of the City of Los Angeles, with a village center around Sunset Boulevard and Swarthmore Avenue.
The January 2025 Palisades Fire destroyed a large part of the community. Today the market includes homes that survived, homes that are rebuilt and lots sold for new construction, and each one is priced on different terms.
- City
- Los Angeles
- Key areas
- The Riviera, Huntington Palisades, the Alphabet Streets, Castellammare, Marquez Knolls, the Highlands
- Village
- Palisades Village and Swarthmore Avenue
- Market
- Standing homes, rebuilds and lots for new construction
The Enclaves
The Riviera surrounds the Riviera Country Club, with large lots and some of the area's grandest estates. Huntington Palisades sits on the bluffs, with wide lots and ocean views.
The Alphabet Streets form a flat grid near the village, popular with families for their walkable streets. Castellammare climbs the hillside above Pacific Coast Highway, with Mediterranean homes and ocean views.
Marquez Knolls and the Highlands, to the northwest, offer newer homes and wide views of the coast and the mountains.
What Drives Value Here
Since the fire, the first question is what is on the lot: a standing home, a new rebuild, or land. Each needs a different kind of comparison.
For land, buyers look at buildable area, slope, views, utility service and the permit path. The City of Los Angeles offers faster permits for rebuilds of a similar size, so plans and the lot's history matter.
Insurance cost and fire-safety rules now weigh on every sale. We check them early, together with soils and access for hillside lots.
Where Pacific Palisades Sits
Common Questions
Is Pacific Palisades its own city?
No. Pacific Palisades is a neighborhood of the City of Los Angeles.
Can I buy a lot and build in the Palisades?
Yes. Many lots are for sale after the 2025 fire. Before you buy, check the buildable area, permits, utilities, soils and insurance. A feasibility study is a good first step.
What areas make up the Palisades?
The main areas are the Riviera, Huntington Palisades, the Alphabet Streets, Castellammare, Marquez Knolls and the Highlands, around the village on Sunset and Swarthmore.