The recent Palisades Fire left a visible mark on the community, but it hasn’t shaken the spirit — or the strength — of the Pacific Palisades real estate market. In fact, if the past several months are any indication, this beloved coastal enclave is not only recovering — it’s rebounding with confidence.
A Market in Motion
Since the start of 2025, the Palisades has seen a wave of activity in land sales, with 170 lots sold between January and early September. That’s a remarkable level of movement, especially considering the area was still in recovery mode. On average, these properties spent just 35 days on the market — with many selling much faster — and the average sale price clocked in at just over $2.1 million. For an area that offers ocean breezes, canyon views, and some of the best schools in Los Angeles, that price point continues to draw both developers and end-users looking to plant roots or rebuild.
Neighborhood Contrast: Alphabet Streets vs. The Huntington
When diving deeper into specific neighborhoods, two standout micro-markets tell the story of how lot size and location influence price in the Palisades.
In the Alphabet Streets, where lot sizes tend to be smaller and more uniform, 39 lots have sold this year. These properties saw a healthy level of demand, selling for an average of just under $1.8 million and typically closing within about five weeks. The per-square-foot pricing on land in this area came in around $287 — a testament to the walkability, charm, and builder appeal of this tight-knit neighborhood just East of Sunset.
Contrast that with The Huntington, where 16 lots sold this year at significantly higher price points. These larger, estate-style lots averaged over $4.1 million per sale, with price-per-square-foot on land topping $450. And despite the premium pricing, homes here sold even faster — in just over two weeks on average. That tells us that demand for the Huntington’s larger parcels and prestigious location remains very strong, particularly among buyers seeking space, privacy, and long-term value.
Active Listings and Buyer Interest
Currently, there are around 200 active land listings in Pacific Palisades. These lots are averaging close to 90 days on the market, which suggests buyers are being a bit more selective. Still, with an average list price of roughly $2.5 million and a typical lot size nearing 13,000 square feet, there’s no shortage of opportunity for those looking to build or invest.
At the same time, 30 properties are currently in escrow, indicating that serious buyers are still very much in the market. The majority of these pending deals are on lots averaging nearly 10,000 square feet — many in prime locations — with prices hovering around $2 million.
A Spotlight on Iliff Street
One area particularly impacted by the fire — Iliff Street — has seen a flurry of recent sales that offer insight into buyer psychology. Five lots have sold on Iliff in the past few months, most in the $1.65 to $1.9 million range, with lot sizes averaging around 6,500 square feet. Several of these properties went into escrow quickly — some in under two weeks — signaling strong demand despite recent events.
Notably, two of these lots were contiguous and sold for over $1.9 million each, making them the highest sales on the street. This challenges the common assumption that buyers expect a discount when purchasing multiple properties from the same seller. In fact, the opposite proved true: the side-by-side configuration added value, offering future owners the flexibility to build a larger estate, create a compound, or simply enjoy more privacy. In a market where land is limited and lot lines are fixed, proximity can be just as powerful as price.
The Bottom Line
Despite the challenges brought on by the Palisades Fire, the local real estate market hasn’t skipped a beat. If anything, it’s adapted — with a notable uptick in land sales, quick-moving escrows, and a resilient demand from those who see the long-term value of living in this coastal gem.
Whether you're an investor eyeing a build opportunity, a homeowner ready to sell a vacant lot, or a buyer looking to start fresh, Pacific Palisades is proving once again why it's one of the Westside’s most compelling markets.