Pacific Palisades Land & Home Market 2025: Post-Fire Recovery Data
Pacific Palisades 90272 Land Market Update: For detailed sold land data and current active listings, get in touch.
The majority of lots sold in under 40 days.
Over 60% of properties sold within 30 days or less, indicating strong buyer interest when priced appropriately.
Many sales closed within 1–2 months of list date, especially in the $1.5M–$3M range.
For those eyeing a post-fire land, the Pacific Palisades land market shows distinct trends. Our analysis of recently sold land data reveals the following averages:
Average Sold Land Price: $2,637,660
Average Land Lot Size: 7,971 SqFt
Average Days on Market for Land: 20 days
Average Price per Square Foot for Land: $330/SqFt
While the average price per square foot for land is $330, individual land parcels can vary significantly. We've observed land prices ranging from a low of $72/SqFt to a high of $520/SqFt, reflecting the diverse opportunities available, from larger, more expansive lots to premium, smaller parcels.
Is Buying Land in Pacific Palisades Worth It in 2025?
Pacific Palisades is one of the most scenic and sought-after cities in California, perched on an elevated bluff with breathtaking ocean views and lush natural surroundings. Due to recent fires, some families have been displaced and may not return, creating rare buying opportunities. Prices are below pre-fire levels, and the permitting process has been significantly streamlined, bypassing coastal commission delays and making it easier to build. With construction costs rising and tariffs looming, now is a rare window to invest—inventory is up, buyers have leverage, and approvals are faster than ever. These opportunities won’t last.
Why Pacific Palisades Land Prices Vary Widely?
Land prices in Pacific Palisades vary widely based on several key factors:
Flat lots with ocean views command the highest prices.
Hillside lots are generally less expensive but come with higher building costs due to required engineering, retaining walls, and foundation reinforcement.
Smaller or sloped lots are typically cheaper but more challenging to develop.
Larger, flat, buildable lots are more desirable and priced accordingly.
The main price discrepancies come down to view, slope, size, and ease of development. Hillside lots may seem like a deal, but construction costs can outweigh the savings.
What’s the current status of debris removal in Pacific Palisades?
Debris removal is still underway, but progressing quickly. The U.S. Army Corps of Engineers (USACE) is leading the effort with a target completion date of January 2026. Half the cleanup has been completed.
Has the fire impacted land values in the Palisades?
Yes. Land prices have taken a significant hit. Across many areas of Pacific Palisades, land values have declined by 35–40% since the wildfires. This decline reflects uncertainty, increased inventory, and slower buyer activity.
How active is the land market in Pacific Palisades now?
There are currently 198 active land listings — a marked increase from prior months. Inventory is rising, and price reductions are becoming more frequent. Well-priced parcels, particularly those listed below perceived market value, are still generating interest.
Rebuilding Permits in Pacific Palisades: What to Know in 2025
Yes — and faster than usual. As of May 2025, 27 new home-building permits have been issued in Pacific Palisades. The city has suspended plan check and permit fees to accelerate rebuilding. This, coupled with streamlined approvals, has shortened the timeline for those ready to rebuild.
Has California taken any steps to speed up recovery?
Governor Gavin Newsom has signed executive orders temporarily lifting Coastal Act permitting and review requirements for wildfire-impacted zones. This means that in areas like the Palisades, regulatory delays are reduced, enabling faster rebuilding for homeowners and businesses alike.
What specific steps have the City of Los Angeles and Los Angeles County taken to assist Pacific Palisades residents in rebuilding after the wildfires?
In response to the devastating wildfires that impacted Pacific Palisades and surrounding areas, both the City of Los Angeles and Los Angeles County have implemented several measures to expedite and simplify the rebuilding process for affected residents:
One-Stop Permit Centers: Dedicated centers have been established to provide comprehensive support for fire victims. These centers offer guidance on permitting, planning, and rebuilding processes, ensuring residents have access to all necessary services in a single location. LA County Recovery
Waived Discretionary Reviews: For homeowners aiming to rebuild structures similar in size and use to their previous homes, the city and county have waived discretionary hearings and certain zoning reviews. This streamlines the approval process, allowing for faster reconstruction efforts. Los Angeles Times
Expedited Permitting Processes: Both jurisdictions have committed to accelerating the review and approval of rebuilding permits. For instance, the City of Los Angeles has issued executive orders to expedite permit reviews, aiming to complete them within specific timeframes to facilitate quicker rebuilding. Mayor Karen Bass
Fee Waivers: To alleviate financial burdens, certain fees associated with plan checks and permits have been suspended, encouraging residents to commence rebuilding without additional costs.
How long did it used to take to get permits in Pacific Palisades, and how does that compare to now?
In the past, getting permits for a teardown and rebuild in Pacific Palisades could take two to three years, often delayed by zoning reviews, discretionary hearings, and other red tape. Now, thanks to expedited processes, waived reviews, and one-stop recovery centers, permits are being issued much faster allowing residents to begin rebuilding in a matter of weeks instead of years.
What specific inspections are required to rebuild land in Pacific Palisades after the fire?
Be sure to obtain a geological report and a full land survey, including a soil test, to confirm the land’s stability and suitability for building. Also, inspect the sewer connections to ensure proper access to city utilities
Required Inspections to Rebuild in Pacific Palisades (Post-Fire Guide):
Geotechnical Engineer – Soil testing, slope stability, landslide risk.
Civil Engineer – Grading, drainage, utility, and street access design.
Structural Engineer – Assesses the stability of remaining foundations or retaining walls.
Land Surveyor – Boundary, topographic, and elevation surveys.
Environmental Consultant – Phase I Environmental Site Assessment (ESA) to identify contaminants in soil.
Sewer Contractor – Lateral sewer inspection via video scoping for blockages or pipe damage.
Hazardous Materials Inspector – Tests for asbestos, lead paint, or chemical residues in soil and structures.
Arborist (if applicable) – Evaluates burned or unstable trees that may need removal.
Utility Company Inspectors – Inspections by water, gas, and electric providers for reconnection or repair.
Fire Department / Local Authority – Final safety inspections, defensible space compliance, and sign-off before certificate of occupancy is issued.
Debris Removal Verification
Confirm debris was cleared and certified by the USACE or your contractor.
If done privately, make sure an FDR permit was obtained and approved.
Zoning & Permit Review
Confirm your rebuild complies with zoning and setback rules.
Check the status of any active or expired building permits.
New permits may be required, but the city has streamlined approvals for fire-impacted properties.
Access & Safety
Make sure you have clear access to the site; some areas may have restrictions.
Check for on-site hazards like unstable structures, scorched trees, or damaged roads.
What will happen to Pacific Palisades Real Estate?
The fire displaced many families in Pacific Palisades, especially those with children—some have relocated to other schools like the Sears building in Santa Monica. While some won’t return, longtime residents plan to rebuild, and investors are moving in.
Recovery is gradual, but the shopping center is reopening, and life is resuming. Pacific Palisades, with its ocean views and exclusive feel, will bounce back. Those investing now may see strong returns.
Keep in mind that permitting is faster, but steel and construction costs are increasing due to the new imposed tariffs, and waiting may only result in higher expenses.
Pacific Palisades Home Sales Comparison: Before vs. After the Fires
In May 2024, Pacific Palisades saw 35 home sales, the highest that year. In May 2025, only 5 homes sold. Inventory is tighter and less due to fires, but sales are still happening, showing continued demand despite limited supply.
Pacific Palisades Single Family Estate Sales Current Analysis
The Pacific Palisades market continues to cool slightly, with supply increasing faster than demand. The Market Action Index has declined to 27 (down from 29 last month), signaling a mild buyer’s advantage. Inventory remains steady at 57 active listings.
While the pace of sales has slowed, prices are trending higher, likely due to a shift in the type of homes being listed. New inventory includes larger, newer homes, which are reflected in the price data.
Current Market Snapshot – Pacific Palisades 90272:
Median List Price: $9,480,000
Median Price of New Listings: Unavailable
Price/SqFt: $1,946
Avg. Days on Market: 185
Median Days on Market: 70
Median Rent: $16,700
Price Reductions: 7% of listings
Relisted Properties: 11%
Market Action Index: 27 – slight buyer’s advantage
Higher prices, despite a cooler market, suggest elevated listing quality rather than rising demand.
Pacific Palisades Price Per Square Foot: 2025 vs. 2024 Post-Fire Market Comparison
In May 2025, the average sold price per square foot for single-family homes in Pacific Palisades (90272) was $1,558. The peak was in November 2024 at $1,859.
Conclusion:
Pacific Palisades remains one of the most desirable neighborhoods in Los Angeles, and post-fire rebuilding is opening up unique opportunities for land buyers and homebuilders. With expedited permits, declining land prices, and ocean-view lots more available, savvy investors can benefit from current market conditions. As inventory rises and interest rebuilds, those who act now may capture long-term value in a limited-supply coastal enclave. Whether you're looking to rebuild, invest, or relocate, now may be the most strategic time to make a move.
Buying or selling land is a complex process that requires the right guidance. If you own land in Pacific Palisades and are considering selling, or if you’re looking to buy, contact us for a complimentary consultation.