I was born and raised in Pacific Palisades. Long before I was a real estate agent, this community shaped the way I understand home — what it means, what it costs, and what it's worth to fight for. That perspective informs everything I write here.
This is not a general market overview. This is a precise, data-informed analysis of where the Palisades stands today — and what the numbers mean for buyers, sellers, and homeowners navigating one of the most consequential real estate environments on the California coast.
THE NUMBERS: A MARKET FINDING ITS FOOTING
The headline data requires careful interpretation — and that is precisely where having a knowledgeable, locally rooted agent matters most.
The median sale price in Pacific Palisades currently sits at $3.5M, with a median price per square foot of $1,180 — reflecting year-over-year adjustments of approximately 16.7% and 19.6%, respectively.
Much of the apparent price decline is driven not by falling home values, but by a surge in vacant lot sales — properties where homes once stood. The newer median figures align closely with typical land listing prices in the area, not with the value of standing residential properties. In other words, the data is telling the story of a land market in motion — not a luxury residential market in distress.
Sales velocity tells a more encouraging story: 153 homes transacted in February 2026, up significantly from 86 during the same period last year, with properties averaging 55 days on market — down dramatically from 111 days the prior year. Volume is rising. Time on market is compressing. The buyers are active.
For standing, move-in-ready luxury homes in desirable sub-markets — Huntington Palisades, the Riviera, Rustic Canyon — well-priced properties continue to attract serious, qualified buyers. Even in the current environment, 35% of Palisades lots sold through MLS received multiple offers.
THE LAND MARKET: OPPORTUNITY WITH NUANCE
The post-fire land market is one of the most closely watched real estate stories in Southern California — and the data is striking.
Approximately 475 burned lots have been sold since the fires, with roughly 683 lots now active, in escrow, or sold — representing nearly half of the expected inventory tied to the rebuilding process. Active land listings are averaging about 90 days on market, with an average list price of approximately $2.5 million and typical lot sizes of nearly 13,000 square feet.
Investors have been active participants in Pacific Palisades' 90272 ZIP code, investors purchased 48 of 119 vacant lots sold, representing 40.3% of transactions — compared to zero lot sales during the same period the prior year. The typical lot sold for approximately $1.6 million.
This investor activity is worth understanding clearly. Some of it represents development capital that will accelerate rebuilding. Some of it represents speculative positioning. Either way, despite strong investor interest, the market remains oversupplied in the land segment, with many lots unsold as demand has not yet kept pace with the surge in inventory.
For homeowners holding fire-affected lots, the calculus is personal and financial in equal measure. I encourage every client in this situation to have a confidential conversation before making any decisions. The right answer is different for every family.
REBUILDING: MOMENTUM AND FRUSTRATION IN EQUAL MEASURE
The rebuild story is one of genuine progress shadowed by legitimate frustration — and residents deserve an honest accounting of both.
On the progress side: permit approvals are now reaching as many as 100 per month, with roughly 650 homeowners having received rebuilding permits since the fires. More than 1,200 rebuilding plans have been approved for over 600 addresses, with 340+ projects confirmed to have started construction.
On the frustration side: a long-promised rebuilding roadmap developed by AECOM and Hagerty Consulting at a cost nearing $20 million remains unreleased, months past its expected completion date — leaving residents without critical guidance on power lines, water systems, and road infrastructure. This is unacceptable, and the community has said so loudly and clearly. I stand with that position.
The infrastructure question is not peripheral. It is foundational to every rebuild decision — and to every land purchase decision. Buyers and sellers alike need that information. Its continued absence is a genuine obstacle to recovery.
INSURANCE: THE DEFINING VARIABLE OF 2026
No serious conversation about Pacific Palisades real estate can omit insurance. It is, without question, the single most consequential factor shaping this market right now.
Insurance premiums in fire-affected areas have surged well above inflation, with major carriers having withdrawn from high-risk zones and many homeowners now relying on California's FAIR Plan — which received approval for a 35.8% rate increase. Insurance premiums across the region have risen by 35% to 50% since the fires, and many residents are finding themselves underinsured relative to the true cost of rebuilding.
For buyers: insurance must be the first call you make — before the offer, before the inspection, before you fall in love with the property. I can connect you with brokers who specialize in this environment.
For sellers: demonstrating clear, transferable insurability on a standing home is one of the most valuable things you can do to protect your listing price. Properties that buyers can insure without friction command a meaningful premium right now.
WHAT'S HAPPENING IN THE COMMUNITY THIS APRIL
Even through the weight of recovery, the Pacific Palisades community continues to demonstrate the character that has always defined it.
Beginning April 6th, residents can access in-person assistance from LA County Assessor appraisers on the first Monday of each month from 10 AM to 2 PM at the Palisades Recovery Coalition headquarters at 15233 La Cruz Drive — no appointment necessary. If you have questions about property tax relief or valuation, this is an invaluable resource.
On April 25th, the community is invited to an Earth Day cleanup event organized alongside the Village School — an opportunity to give back, connect with neighbors, and restore the beauty of shared spaces. Refreshments and PPE will be provided.
And on the infrastructure front, Los Angeles officials are moving forward with plans to underground up to 45 miles of power lines across Pacific Palisades as part of the long-term wildfire recovery effort — an investment that will fundamentally strengthen the community's resilience for decades to come.
MY PERSPECTIVE: WHY THE PALISADES STILL WINS
The fundamentals of this community have not changed. The coastline has not moved. The canyon views have not diminished. The quality of life — the schools, the village, the trails, the neighbors — remains extraordinary.
What has changed is the entry point. And for buyers with a long horizon and the sophistication to navigate this environment, that matters enormously.
For well-positioned buyers, 2026 presents one of the most compelling opportunities the Palisades market has offered in years — with prices stabilized below pre-fire peaks and increased inventory across multiple property categories.
The clients I am working with right now are not chasing deals. They are making considered, long-term investments in a community they believe in — at a moment when the competition has not yet returned to its pre-fire intensity. That window is finite.
If you are a homeowner with questions about what your property is worth today, or a buyer trying to understand where the real value is in this market, I would welcome a private conversation. This is precisely the kind of nuanced environment where having the right representation makes a difference.
THE HIDDEN GEM: PACIFIC PALISADES CONDOS IN 2026
In a neighborhood defined by multimillion-dollar estates and sweeping ocean-view compounds, condominiums rarely steal the spotlight. They should. Right now, the Pacific Palisades condo market represents one of the most compelling and underappreciated value propositions on the entire Westside — and I say that as someone who has sold luxury real estate here for nearly two decades.
Here is why sophisticated buyers are paying close attention.
The Price Point — Exceptional for This Address
There are currently 34 condos for sale in Pacific Palisades at a median listing price of $1.25M— in a neighborhood where the single-family median sits at $3.5M. That differential is not a signal of inferior quality. It is an opportunity.
The current condo market ranges from approximately $322,000 to $2,349,000, with the most compelling luxury opportunities concentrated in the $800K to $1.8M range — properties that deliver a genuine Palisades lifestyle at a fraction of the entry cost of a single-family home.
For context: condos and townhomes in Pacific Palisades are currently listed at a median of $2.49M with a price per square foot of approximately $1,131 — down 14% year over year, meaning buyers are entering at adjusted prices that have not been available in years.
Edgewater Towers: The Crown Jewel of Palisades Condo Living
No conversation about Pacific Palisades condos is complete without Edgewater Towers — and as a native of this community, it holds a special place in my understanding of what makes the Palisades extraordinary.
Situated where Sunset Boulevard meets the Pacific Coast Highway, Edgewater Towers was built in 1963 and thoughtfully updated in 2016 — a nine-acre guard-gated complex comprising 148 residences across four buildings, with floor plans ranging from 600 to over 2,000 square feet.
One-bedroom residences range from 622 to 1,107 square feet, priced between $539,000 and $899,000. Two-bedroom units spanning up to 1,590 square feet are priced from approximately $1.49M to $1.81M. For a coastal, guard-gated, full-amenity residence steps from the Pacific Ocean — these numbers are remarkable.
The amenities read like a private resort: two saltwater pools, hot tubs, a fitness center, tennis and basketball courts, scenic hiking trails, a gazebo with barbecue, and a dog park — all set on nine acres of beautifully landscaped grounds. HOA dues include water, electricity, gas, and trash — a meaningful consideration when calculating true carrying costs against a single-family home.
And for displaced Palisades and Malibu residents navigating the rebuild process, Edgewater Towers has become a natural landing point — offering a prime Palisades address, an ocean-view lifestyle, and a welcoming community for those wanting to stay close to their rebuild projects while construction moves forward.
The Highlands: Canyon Views, Privacy, and Space
For buyers seeking more square footage, privacy, and a nature-centric setting, the Palisades Highlands townhome and condo inventory offers a distinctly different — and equally compelling — proposition.
The Highlands community features spacious two-bedroom, two-bath corner townhomes with up to 1,630 square feet of light-filled living, vaulted ceilings, expansive windows, mountain and treetop views, and private outdoor patios — with an aesthetic closer to a single-family home than a traditional condominium. Updated kitchens, fresh finishes, and community amenities round out properties that deliver outsized value for the address.
Why Condos Make Sense Right Now
Beyond the price point, there are three structural reasons the Palisades condo market is particularly well-positioned in 2026.
First, insurance. Condominium buildings carry master policies that cover the structure — a significant advantage in the current environment where individual homeowners are navigating an increasingly difficult insurance market. Buyers of Palisades condos inherit an insurance infrastructure that single-family buyers must build from scratch.
Second, lower carrying costs. With HOA dues often bundling utilities, exterior maintenance, and amenities, the true monthly cost of ownership in a well-run Palisades condo complex frequently compares favorably to a single-family home once insurance, maintenance, and landscaping are factored in.
Third, appreciation potential. The Palisades address commands a premium that does not disappear at the condo level. As the broader market recovers and luxury demand returns to its pre-fire intensity, well-positioned condos in this zip code are positioned to appreciate meaningfully — from a basis that is already adjusted.
For first-time luxury buyers, buyers relocating from other markets, buyers navigating the rebuild process, or investors seeking a quality coastal asset with rental upside — the Palisades condo market deserves serious consideration. I would welcome the opportunity to walk you through what is currently available.
Jocelyn Kelley, DRE #01447462 | Berkshire Hathaway HomeServices California Properties (310) 963-2524 | [email protected]
