Pacific Palisades: The Road Back
Track lot values, rebuild costs, and market opportunities for fire recovery properties. Complete market data from 489+ transactions.
Data sourced from CLAW MLS records. Updated as new transactions close.
Live Recovery Data
Sources: LA Department of Building and Safety (updated weekly) · TwelveData CME Futures
Pacific Palisades: The Road Back
Track lot values, rebuild costs, and market opportunities for fire recovery properties. Complete market data from 489+ transactions.
Data sourced from CLAW MLS records. Updated as new transactions close.
Understand the Market
Eight distinct sub-markets. Very different price points, speeds, and buyer profiles. Start here.
Select a Sub-Market
Click any colored area on the chart or a pill below to see detailed stats and filter the transactions table.
Who Is Buying in the Palisades
The fire created four distinct buyer opportunities.
End Users
Your chance to live in Pacific Palisades. The fire created entry points that did not exist before 2025. Lots that once sat behind multi-million dollar homes are available today for $800K to $1.5M. Build your home in one of LA's most desirable zip codes on your own terms.
Developers
Strong margins in a recovering market. Low land cost relative to exit value, streamlined permitting, and a buyer pool ready to pay premium for new construction in this zip code. The Palisades recovery is creating a rare development window.
Local Expanders
Your neighbor's lot is an opportunity. Lot consolidation in the Palisades has accelerated since the fire. Buying an adjacent parcel can expand your buildable footprint, add value, and create an estate-scale property that was not possible before.
Legacy Buyers
Coming back on your terms. You had a home here. You loved this community. The fire took something real. This tool exists to help you understand today's market so you can return with confidence, clear data, and a plan.
Market Overview
Based on 406 clean MLS transactions. Outliers and tax record transfers excluded from analysis.
Median Sale Price
$1.65M
Clean records only
Avg Price per SF
$254
Excluding outliers
Avg Days on Market
26
MLS listed transactions
Price Range
$500Kto$6.6M
Clean transaction range
Median Price by Sub-Market
Huntington Palisades
$3.85M
Riviera
$2.70M
Alphabet Streets
$1.75M
Other Palisades
$1.50M
Marquez Knolls
$1.49M
Castellammare
$1.48M
Village Area
$1.43M
Palisades Highlands
$1.26M
Sub-Market Intelligence
Compare pricing and velocity across Pacific Palisades micro-neighborhoods.
| Sub-Market | Sales | Med Price | Avg $/SF | Avg DOM | Trend |
|---|---|---|---|---|---|
| Huntington Palisades | 14 | $3.85M | $411 | 47 days | Active |
| Riviera | 18 | $2.70M | $352 | 16 days | Fast |
| Alphabet Streets | 205 | $1.75M | $278 | 52 days | Active |
| Other Palisades | 111 | $1.50M | $216 | 53 days | Active |
| Marquez Knolls | 42 | $1.49M | $171 | 59 days | Active |
| Castellammare | 10 | $1.48M | $171 | 72 days | Slow |
| Village Area | 3 | $1.43M | $207 | 124 days | Slow |
| Palisades Highlands | 3 | $1.26M | $168 | 95 days | Slow |
Showing clean MLS transactions only. Tax record transfers and statistical outliers excluded.
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Active Land Listings
Currently available lots in Pacific Palisades.
Active Listings Coming Soon
We are building out the active listings feed for Pacific Palisades land. In the meantime Tony O'Brien has direct access to off-market and pre-market lots in the fire zone.
FREE RESOURCE
The Pacific Palisades Buy and Build Guide
Everything you need to buy land and build in the post-fire Palisades. Lot valuation, rebuild costs, permit timeline, contractor guidance, and financing options written from direct market experience.
Get the Free Guide
Rebuild Cost Calculator
Estimate what it costs to rebuild on your Pacific Palisades lot.
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From the LOCALLA Journal
Research and analysis for Palisades buyers and builders.
The Venice Canals: How LA Paved Over Its Own Venice Italy
Abbot Kinney built 16 miles of canals and imported Italian gondoliers. Then Los Angeles paved most of them over for parking.
Read articlePacific Palisades Rebuild Guide: Land Values, Costs, and What Buyers Need to Know
A complete walkthrough of the post-fire land market, permitting process, and what it actually costs to build in 2026.
Read articleAlphabet Streets vs Huntington Palisades: Which Sub-Market Is Right for You
Two very different markets, two very different buyers. A side-by-side look at price, speed, and builder margins.
Read articleGet the Full Market Report
A complete analysis of Pacific Palisades land values including all comparable sales, price per SF by sub-market, a personalized lot valuation, and rebuild cost modeling for your specific parcel.