Neighborhood Overview: The Alphabet Streets in Pacific Palisades
The Alphabet Streets (also known as “The North Village”) form one of Pacific Palisades’ most historic and centrally located neighborhoods. This area, founded in 1921 by Methodist ministers, earned its nickname because its street names follow an alphabetical order – Albright, Bashford, Carey, Drummond, Embury, Fiske, Galloway, Hartzell, Iliff, and Kagawa – each named after Methodist bishops. Nestled just north of Sunset Boulevard and adjacent to the Palisades Village shopping district, residents enjoy easy walking access to boutique shops, restaurants, and the Village’s beloved theater.
Bounded roughly by Sunset and Chautauqua Boulevards (and east of Monument Street, below Bestor), this enclave is known for its family-friendly vibe and “small town” character. Narrow, tree-lined streets, a mix of original bungalows and modern builds, and its vibrant community make the Alphabets one of the most charming areas of the Westside.
Lot Characteristics
The Alphabet Streets have some of the smallest lot sizes in Pacific Palisades, typically ranging from 5,200 to 6,500 square feet, with larger corner lots up to approximately 7,200–7,500 sq ft. Many standard lots measure about 40' × 130' (~5,200 sq ft), while larger parcels often offer 50' frontages (50' × 130' = 6,500 sq ft). Despite their modest size by Westside standards, these lots have historically commanded premium prices due to the location and overall lifestyle appeal.
Prior to the fire, land values had soared to $450–$470 per square foot in late 2024. A 6,500 sq ft lot, for example, might sell for $3.0–$3.2 million — just for the land alone. Finished homes often traded between $5–$12 million, a testament to the neighborhood’s desirability.
Impact of the January 2025 Wildfire
On January 7, 2025, the Palisades Fire swept through the region, becoming one of the most destructive wildfires in Los Angeles history. Over 6,800 structures were lost across the Palisades, Topanga, and Malibu, with the Alphabet Streets hit hardest.
Virtually all homes in the Alphabets — approximately 99.5% of the ~1,200 homes — were destroyed, reducing the neighborhood to charred foundations. Only a handful of houses (literally 5 or 6) remained standing. In a matter of hours, the Alphabet Streets transformed into a neighborhood of vacant lots.
Vacant Land Inventory and Sales Activity (2025)
Surge in Listings
In the months following the fire, the Palisades saw a dramatic increase in vacant land listings. By mid-2025, more than 300 land listings had come to market, with about 195 still active in early June. Specifically in the Alphabet Streets, 30–40 lots were listed at once — a stark contrast to pre-fire conditions when land availability was nearly nonexistent.
Lot Sales Since the Fire
Despite uncertainty, buyer activity has been steady. By July, about 94 land parcels had sold in Pacific Palisades. That number rose to around 160 by August, totaling over $477 million in land sales. A large portion of those sales occurred in the Alphabet Streets — an unprecedented turnover for the area.
Current Availability
Even with strong early sales, significant inventory remains. As of late 2025, 30–40 Alphabet Streets lots are still on the market. Area-wide, about 217 land listings were active in August, and experts anticipate a peak of 500 listings in 2026 as more owners decide whether to rebuild or sell.
Land Prices: Post-Fire vs. Pre-Fire
Pre-Fire Market
In late 2024, typical Alphabet Streets lots (5,200–6,500 sq ft) were selling in the $2.5–$3.5 million range — about $450–$500 per square foot.
Post-Fire Market (2025)
Prices dropped 30–50%. Average sales are now around $250–$300 per square foot. For example, a 6,500 sq ft lot that would have sold for $3.2M is now closing around $1.6–$1.8M. Palisades-wide, average sold lot prices sit at about $2.1 million (median ~$1.7M), with flat Alphabet Streets lots commanding top-end prices due to their walkability and location.
Market Dynamics
The oversupply of land and rebuild-related uncertainty have shifted negotiating power to buyers. Sellers have adjusted pricing expectations, with some losing up to 40% of their land value. Still, well-priced lots — especially those on desirable corners or with peek ocean views — are finding buyers.
A notable example: 768 Hartzell Street, a 6,500 sq ft lot, sold in July 2025 for $1.83M (~$281/sq ft). Just one year earlier, similar lots were valued around $3M.
Rebuilding Progress
Permit Activity
As of July 2025:
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Over 650 rebuild applications were submitted.
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220+ were approved.
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165 permits had been issued for new construction.
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By August, 104 homes had full approval and 380 total permits (of all types) were issued post-fire.
Construction Activity
Roughly 20 homes were under construction by mid-year, with many more ready to break ground. In the Alphabet Streets, early rebuilds are already visible — with framing underway and "future home" signs signaling recovery.
Timeline
Rebuilding the neighborhood is expected to take years. Projections suggest:
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25% of homes rebuilt within 3 years.
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Up to 75% rebuilt by the 5-year mark.
The Alphabet Streets, being flat and accessible, may see faster progress than hillside neighborhoods. The city is also fast-tracking permits and exploring tech-driven tools like AI for plan checks to support momentum.
Living in the Alphabet Streets Today
Even amidst the rebuild, the Alphabets remain one of the Westside’s most desirable areas. The fundamentals haven’t changed:
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Walkable to Palisades Village and local shops
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Minutes from beaches and hiking trails
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Access to top schools and community services
What Buyers Should Know
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Lot Sizes: Most lots are 5,200–6,500 sq ft. Many are build-ready with utilities underground and cleared debris.
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Pricing: Current pricing is 35–50% below pre-fire levels. Expect average lot sales around $2M or mid-$200s per sq ft. There may be room to negotiate.
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Rebuild Strategy: Hire architects/builders already active in the area. Many residents are pooling resources and sharing recommendations.
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Community Spirit: Despite the loss, the Palisades community has shown incredible resilience. Food trucks, returning businesses, neighborhood meetups, and a strong support system are keeping morale high as the area rebuilds.
Post-Fire Alphabet Streets Market Snapshot
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Total Lots: ~1,200 (pre-fire); most burned in January 2025
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Lots Sold (2025 YTD): 150+ in the Palisades; dozens in the Alphabet Streets
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Current Listings: 30–40 lots in the Alphabet Streets
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Average Sale Price: ~$2.1M (avg), ~$1.7M (median)
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Lot Sizes: 5,200–6,500 sq ft standard; ~7,500 sq ft on select corners
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Permits Issued: ~165 (new home construction)
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Homes Under Construction: ~20 (as of July 2025); increasing monthly
Final Thoughts
The fire marked a heartbreaking chapter in the Alphabet Streets’ story, but it also opened the door to a once-in-a-generation reset. For buyers seeking to build in a legacy neighborhood, the Alphabets now offer rare opportunity, choice, and long-term potential. Whether you're an investor, a builder, or someone dreaming of coastal living, this may be the most accessible entry point into one of the most iconic pockets of Pacific Palisades in years.
Interested in exploring available lots or developing a rebuild strategy? Let’s connect. We specialize in Westside real estate and can help you navigate this evolving market with clarity and confidence.