PACIFIC PALISADES REAL ESTATE MARKET REPORT 2026
One year after the January 2025 wildfires, Pacific Palisades real estate is defying expectations. Here's what's happening right now.
THE NUMBERS Median sale price sits at $1.9M — down from $3.7M pre-fire — but mostly because lots dominate sales. Intact homes in unaffected areas like the Riviera are actually UP 10-15%.
FIRE LOTS 170 lots sold in early 2025, averaging just 35 days on market at $2.1M. Today supply has surged to 309 listings and lots are sitting longer. Best values: $1.5M–$2.5M range in the Alphabet Streets area.
WHAT'S SELLING Flat buildable lots, estate parcels in The Huntington, and luxury homes in unburned pockets are moving fast. Overpriced lots and hillside parcels with engineering issues are sitting.
INVESTORS Cash investors bought 40%+ of all lots sold in Q3 2025. They have a huge advantage because they bypass California's insurance crisis entirely.
REBUILDING 2,600+ permits issued. The state lifted Coastal Act requirements and homeowners can rebuild up to 110% of prior square footage — a big value driver for lot buyers.
THE BOTTOM LINE The Palisades isn't in collapse — it's in transformation. Ocean views, walkability, and top schools haven't burned. Cash buyers have the strongest hand. Everyone else should move carefully.
