It has been almost two years since the January 2025 fire, and the Palisades is still rebuilding. Many clients ask me the same question. Where is the market now?
This report covers single family homes in the 90272 ZIP code. It does not include vacant lots.
Real-Time Market Profile
- Median List Price: $8,649,500
- Median Price of New Listings: $5,995,000
- Per Square Foot: $1,615
- Average Days on Market: 222
- Median Days on Market: 119
- Price Decreased: 21%
- Price Increased: 1%
- Relisted: 15%
- Inventory: 80
- Median Rent: $12,000
- Market Action Index: 28, slight buyer's advantage
Prices at a New High
The median list price in the Palisades hit another all time high this week, about $8.6 million. But buyers are not rushing. The Market Action Index went down a little, and 21% of listings have cut their price.
So why are prices going up? It is mostly about which homes are on the market. Many of the homes for sale now are larger and newer. In the top price range, the typical home is about 10 years old. A newer, bigger home simply costs more.
Market Action Index
This number shows how fast homes are selling compared to how many are for sale.
The index is at 28, down from 29 last month. Inventory is steady at about 80 homes. Buyers still have a small advantage.
Market by Price Range
Segment | Median Price | Sq. Ft. | Lot Size | Beds | Baths | Days on Market |
|---|---|---|---|---|---|---|
Ultra luxury | $20,847,500 | 10,498 | 0.5 to 1 acre | 6 | 7.3 | 185 |
Premium | $10,997,499 | 6,566 | 0.25 to 0.5 acre | 5 | 6 | 98 |
Classic Palisades | $6,325,000 | 4,014 | 0.25 to 0.5 acre | 5 | 4.3 | 70 |
Entry level | $2,945,000 | 2,631 | 8,000 to 10,000 sq ft | 4 | 3 | 126 |
Classic Palisades homes, around $6 million, are moving the fastest, in a little over 2 months. The top price range, around $21 million, takes the longest, about 6 months.
Median Days on Market
The average home has been listed for 222 days. The median is 119 days, so half the homes came on the market in the last 4 months or so.
What This Means for You
If you are selling a finished home, especially a newer one, buyers will pay for quality. But they compare carefully, so the right price from day one matters.
Pacific Palisades is in the City of Los Angeles, so the LA Mansion Tax applies to sales over the threshold. Plan for it before you set your price.
If you are buying, you still have room to negotiate, especially on homes that have been listed for a while.
If you own a lot or a home that needs rebuilding and you are not sure what to do next, I am happy to talk it through with you. Every situation is different.
Want to know what this means for your home? I'm happy to prepare a free market snapshot for your street. Just reply or give me a call.
Data source: Altos Research, single family homes in Pacific Palisades (90272), week of October 9, 2026.
Asal Almawy
International Luxury Advisor
DRE# 02066395
