Pacific Palisades is a coastal Los Angeles neighborhood in the middle of a long rebuilding effort. The Palisades Fire of January 2025 destroyed a large share of its houses, so the market now includes cleared lots, homes under construction and houses that survived, each with different questions attached. Anyone considering Pacific Palisades homes for sale needs current, parcel-specific information. Aimee Ghafouri of 951 Properties can be reached at (951) 331-8453.
Location, Governance and the Palisades Fire
Pacific Palisades is a neighborhood of the City of Los Angeles, not a separate city. It lies between Santa Monica and Brentwood on the east, Topanga and Malibu on the west, the Santa Monica Mountains on the north and the Pacific Ocean on the south. Sunset Boulevard winds through the middle and Pacific Coast Highway follows the shore. City departments handle building permits, planning and public works, the Los Angeles Department of Water and Power supplies water and electricity, and the Los Angeles Unified School District serves the area. Large parts of the neighborhood also fall within the California coastal zone.
The fire began on January 7, 2025, and spread through the community in extreme wind, burning west into Malibu and the Topanga area as well. Whole blocks were lost, along with much of the commercial village, schools and places of worship. Debris removal, utility repair and reconstruction have followed, and the pace differs from street to street. Because conditions keep changing, verify the status of any property and its surroundings at the time you are looking instead of relying on older descriptions.
Pacific Palisades Real Estate by Neighborhood
- The Alphabet Streets and the Village: the flat grid north of Sunset, with smaller lots within walking distance of the commercial center.
- Huntington Palisades and the bluffs: wider streets and larger lots on the mesa above the coast, plus the Via and El Medio bluff areas.
- The Riviera and Rustic Canyon: the eastern side near the Riviera Country Club and a wooded canyon with older, varied houses.
- Castellammare and Marquez Knolls: hillside streets with ocean views, steep lots and a history of slope movement in places.
- Palisades Highlands: planned tracts and townhomes with homeowners associations, up Palisades Drive in the mountains.
Fire damage varied widely among these areas, and some streets retained far more of their houses than others.
Buying a Burned Lot or Planning a Rebuild
- Clearance and testing: confirm debris removal was completed and signed off, and consider independent soil testing.
- What can be built: the city and state adopted expedited paths for owners rebuilding roughly what stood before. Larger or different designs can trigger regular zoning, hillside and coastal review. Confirm the current rules with the Los Angeles Department of Building and Safety and City Planning.
- Geology: hillside and bluff parcels may need soils and geology reports, new foundations or retaining walls.
- Utilities: ask about water, power, sewer and gas service to the lot and any plans to place power lines underground.
- Cost and time: get builder estimates before you close, and talk with a lender about construction financing.
- Taxes: ask the County Assessor how the fire and a rebuild affect assessed value.
Standing Homes: Smoke, Insurance and Surroundings
A house that survived may still have smoke, ash or heat damage. Ask for remediation records and any testing done for soot, ash and related contaminants indoors and in the yard, and have HVAC systems, attic insulation, windows and roofing inspected. Request the seller’s insurance claim history.
Insurance is a threshold issue. Much of the neighborhood is mapped in a very high fire hazard severity zone, and many owners use the California FAIR Plan with a supplemental policy. Obtain written quotes before removing contingencies. Also consider the block itself: nearby construction can continue for years, with truck traffic, noise and changing views.
City Taxes, Coastal Rules and Rentals
The City of Los Angeles charges an additional transfer tax on sales above a set value threshold, commonly called Measure ULA, on top of the standard city and county transfer taxes. Thresholds adjust and exemptions exist, so confirm how it applies before agreeing on terms. In the coastal zone, some projects need a coastal development permit. The city’s rent stabilization ordinance covers many older multifamily buildings, and short-term rentals are restricted under the city’s home-sharing rules. Emergency orders issued after the fire have modified some of these rules temporarily, so check what is in force.
Selling a Home in Pacific Palisades
Lot sellers should assemble debris clearance documents, a survey, any soils or geology reports, prior plans and details of insurance proceeds or pending claims. Owners of standing houses should gather remediation and testing records and repair invoices. In both cases, state disclosure forms must describe fire damage and known conditions fully. Pricing takes care, because sales of houses for sale in Pacific Palisades before the fire are an imperfect guide and lot values depend on slope, view, street condition and rebuild potential.
Choosing a Pacific Palisades Real Estate Agent
Aimee Ghafouri is a Temecula-based agent licensed to work throughout California (CAL DRE #02193341). She grew up in Murrieta, holds a business degree and has more than 15 years of experience in sales and marketing. She represents buyers, sellers and investors with an emphasis on communication, dedication and serving others. Use the contact page or call (951) 331-8453.
Nearby Communities
- Santa Monica, the separate city to the southeast.
- Topanga, the unincorporated canyon community to the west.
- Malibu, up Pacific Coast Highway.
- Venice, a Los Angeles beach neighborhood south of Santa Monica.
- Los Angeles, the city that Pacific Palisades belongs to.
Frequently Asked Questions
Is Pacific Palisades its own city?
No. It is a neighborhood of the City of Los Angeles, so city departments handle permits, zoning and utilities.
Can I buy a burned lot in Pacific Palisades and build a different house?
Generally yes, but expedited approvals were designed for rebuilding close to what existed. A larger or different design may go through regular zoning, hillside and coastal review, so confirm with the city first.
Is fire insurance available for Pacific Palisades homes?
Coverage can be obtained, though choices may be limited and many owners use the California FAIR Plan with a supplemental policy. Get written quotes early in escrow.
What should I check on a house that survived the Palisades Fire?
Ask for smoke and ash remediation records and any contaminant testing, and have the roof, windows, attic and HVAC system inspected. Review the seller’s insurance claim history as well.
How do I start looking at Pacific Palisades homes for sale?
Call or text Aimee Ghafouri at (951) 331-8453 and tell her whether you want a lot, a standing home or new construction, your budget, your timeline and how much rebuilding work you are willing to take on.
Buying or Selling in Pacific Palisades?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.