Pacific Palisades Land & Rebuilding Market Update: Post-Fire August-2025

The Pacific Palisades land and rebuilding market is at a turning point. Since the January fire, both rebuilding activity and land sales have accelerated, shaping new opportunities for buyers, sellers, and developers.

Rebuilding Pacific Palisades

As of July 30, 2025, 104 brand-new home construction permits have been approved in Pacific Palisades (Source: PaliBuilds). This figure only reflects ground-up new homes and does not include repairs, additions, pools, or electrical projects.

Including all construction activity, the Mayor’s Office confirms that around 380 total building-related permits have been issued since the fire. These cover everything from pools and electrical systems to structural repairs.

The pace of approvals has accelerated. In July 2025 alone, 44 new single-family home permits were approved (Source: PaliBuilds July Update). Earlier in the recovery, as of late May, 52 addresses accounted for 68 permits across various project types (Source: City of Los Angeles Building & Safety Department). By early July, over 389 homeowners submitted rebuild applications, with approximately 97 receiving full approval to begin construction (Source: City of Los Angeles Rebuild Data).

The clearest benchmark of post-fire rebuilding progress is the 104 new home permits approved to date — a signal that the community is actively moving from planning into construction.

Pacific Palisades Land Market Snapshot

While rebuilding surges ahead, the land market in Pacific Palisades is sending another message: inventory is high, but buyer activity remains steady.

• Active listings: 217 parcels currently available (Source: TheMLS.com)

• Price range: Under $1M to over $8M

• Most active buyer range: $1.5M–$3M

• Average list price: ~$2.3M–$2.5M

With over 200 lots available, buyers have leverage and choice, while sellers must focus on competitive pricing and highlighting unique attributes such as ocean views, flat pads, or rebuild-ready status.

Pacific Palisades Land Sales-Pending & Escrow Activity

• Parcels in escrow: 33 lots (~15% absorption rate)

• Escrow price range: $900K–$5.25M

• Average escrow price: ~$1.87M

• Median escrow price: ~$1.85M

This level of escrow activity isn’t unusually high, but it reflects healthy stability for a luxury submarket like Pacific Palisades. Buyers are deliberate, but when the right property surfaces, deals are closing.

Pacific Palisades, 90272-Sold Land Sales (Past 6 Months)

• Closed sales: 94 lots

• Average sold price: ~$2.1M

• Median sold price: ~$1.7M

• Average lot size: ~7,800 sq ft

• Price per sq ft: ~$280–$330, depending on slope, usability, and view potential

The sales data underscores a clear trend: lots are selling when priced realistically. Parcels with usable pads, strong location, or view corridors continue to command premiums.

Broader Home Price Trends

The land market is tightly tied to overall Pacific Palisades home values. As of summer 2025:

• Average home value (May 2025): ~$3.65M, down 2–3%

• Median listing price (July 2025): ~$3.9M, down 11%

• Luxury segment: July sales averaged $5.5M, showing resilience at the top end

• Median sale price (July 2025): $3.1M — down 0.48% year-over-year

• Homes sold: 31 units — 65.9% fewer than July last year

• Days on market: now 66 days, up from 47 last year

• Average sale-to-list ratio: homes sell about 2.5% below list (97.5% of asking)

Most homes are selling 3–4% below asking price, reflecting the impact of elevated inventory and market conditions.

Are homes being rebuilt in Pacific Palisades?
Yes. Rebuilding in Pacific Palisades is moving forward steadily, with strong support from both local and state government. Many homes lost in recent fires are already under construction or completed, and the permitting process has been streamlined to help families return more quickly.

What to Consider Before Buying A Home in Pacific Palisades

Whether you’re a seasoned investor or a first-time home buyer in Pacific Palisades, here’s what you need to know before making your move:

• Location & Lifestyle: Decide between ocean views, gated estates, quiet streets, or walkable coastal neighborhoods with shops and trails.

• Budget & Financing: Plan beyond price—taxes, insurance (wildfire coverage is costly), and upkeep. Get pre-approved to compete.

• Market Conditions: Prices remain high with moderate competition; fire rebuilds impact supply, so act fast when the right property appears.

• Property Condition: Verify permits, zoning limits, and fire history. Some homes need updates; know exactly what can and cannot be built.

• Long-Term Value: Despite short-term swings, strong schools, lifestyle, and rebuilding efforts support future appreciation.

• Inspections & Due Diligence: Do full inspections, roof, sewer, termite, electrical, plumbing, mold. Check city records, permit history, and disclosures.

• Community & Amenities: Luxury shopping, dining, beaches, outdoor recreation, and top-rated schools define the Palisades lifestyle.

What to Watch Out For

• High ownership costs (landscaping, pools, luxury finishes).

• Expensive wildfire insurance and limited coverage options.

Market Takeaways

• For Sellers: Inventory is high, so pricing must be sharp and marketing targeted. Highlight flat pads, ocean views, and clear rebuild pathways to stand out.

• For Buyers: The $1.5M–$3M range offers the most opportunity. Negotiating leverage is strong unless the parcel is turnkey or in a premium location.

The Pacific Palisades market in 2025 is defined by two forces: a wave of rebuilding (104 new homes already approved) and a competitive land marketplace with ample supply. For buyers, it’s a rare chance to secure choice lots. For sellers, it’s time to lead with realistic pricing and strong marketing.

(Sources: PaliBuilds, City of Los Angeles Building & Safety Department, Mayor’s Office, City of Los Angeles Rebuild Data, TheMLS.com, Zillow, Realtor.com, Redfin)

Beverly Hills vs. Pacific Palisades Land Market

Beverly Hills shows 27 active land listings, priced from $1.8M to over $20M, with an average around $8.6M. There are currently 5 parcels in escrow and just 1 closed sale in the past six months, which highlights slower absorption at ultra-luxury levels. Buyers here pay for exclusivity, prestige, and city views — but sales velocity is limited compared to inventory.

By contrast, Pacific Palisades offers larger average lot sizes and a slightly lower price per square foot than Beverly Hills.

Beverly Hills, Land Market: Price Ranges & Price Per Square Foot

The Beverly Hills land market ranges from hillside parcels under $200,000 to trophy estates over $20 million. Recent sales highlight this spread: a lot on Mulholland Drive sold for $150,000 (about $14 per sq. ft.), while 9390 Ellison Drive closed at $22.9 million (over $550 per sq. ft.).

Most activity is in the $3M–$9M range, with examples like 615 Alpine Drive ($8.9M for 15,627 sq. ft.) and 344 Palm Drive ($3.7M for 22,625 sq. ft.), where demand is driven by flat, buildable lots.

Overall, land in Beverly Hills trades from under $20 per sq. ft. in the hills to $500+ per sq. ft. in the flats. Location, usability, and prestige drive the premium, keeping Beverly Hills one of the most expensive land markets in Los Angeles.

Conclusion

The Pacific Palisades and Beverly Hills land markets are evolving quickly, one driven by a surge in rebuilding, the other by prestige and exclusivity. Whether you’re weighing a land purchase, rebuilding opportunity, or luxury estate investment, the process requires nuance and expertise. From zoning and disclosures to permits and insurance, every detail matters.

Whether you’re considering land in Pacific Palisades or Beverly Hills, or a home anywhere in Los Angeles, call us for a consultation. Buying and selling land requires delicacy and a deep understanding of the process, and We are here to guide you every step of the way.