Pacific Palisades Real Estate 2026: Home Values, Land Prices & What Properties Are Really Worth After the Fire

If you own property in Pacific Palisades, you've probably heard the same number over and over: home values are down 19% since the fire.

That's not what the data actually shows.

After analyzing sales before and after the January 7 fire, the decline for standing homes looks closer to 10% to 11% when measured by price per square foot. And when you compare the exact same houses that sold both before and after the fire, the median value is actually slightly higher.

Land tells a completely different story. Pacific Palisades lot prices surged immediately after the fire, then declined for four consecutive quarters before recently bouncing back. And today, the value of a lot depends less on the Palisades as a whole and more on the specific street it's on. So what is Pacific Palisades real estate actually worth in 2026? Here's what the sales data tells us.

The biggest takeaway is simple: there is no single Pacific Palisades real estate number anymore. Your street matters.

Pacific Palisades Land Prices After the Fire: The 2026 Timeline

For five weeks after the fire, nobody in Pacific Palisades sold anything. Zero closings. Then, on February 12, an empty lot on Corsica Drive sold for $5.9 million. It had been sitting on the market since the previous June. That was the beginning of the post-fire land market.

Since sales resumed, 601 empty lots have changed hands, representing approximately $1.3 billion in land sales. The overall median price has been approximately $261 per lot square foot, with lots going under contract in about 19 days at roughly 97% of asking. But that $261 number hides one of the biggest swings in the Pacific Palisades real estate market.

Land prices initially surged

During the first seven weeks after sales resumed, lots averaged approximately $363 per lot square foot. Properties were moving in roughly 5 to 8 days. That wasn't necessarily the market finding its long-term value.

It was buyers reacting to an extraordinary situation with limited inventory, enormous uncertainty and, in many cases, urgency. Then the market cooled. Hard.

Land prices declined for four consecutive quarters:

$279 → $262 → $252 → $241 per lot square foot.

That's roughly a 34% decline from the early post-fire peak. But the story changed again.

The two most recent quarters came in at approximately $242 and then $272 per lot square foot. That's a meaningful bounce, although the latest increase is based on only 31 sales. It's too early to call it a full recovery. But after 20 years in this business, this is what an early turn in the market can look like.

Pacific Palisades Land Prices by Neighborhood: Why Your Street Matters

Here's where the Palisades gets especially interesting. The neighborhood-wide average doesn't tell you very much anymore. Two lots can be roughly the same size, sit in the same ZIP code and have dramatically different values depending on the street. Here is how six major Pacific Palisades areas compare:

The difference is enormous. The Huntington and the Highlands are in the same ZIP code, yet the average lot price per square foot is roughly 3.5 times higher in the Huntington. And they're not moving in the same direction.

The Alphabet Streets are up almost 8% this year. Via Mesa Bluffs is up approximately 6.5%, while its sales pace has increased 23%. El Medio is down approximately 22%. The Huntington has slipped about 4%. The Highlands hasn't moved materially.

Last year, the Alphabet Streets and El Medio were within roughly 11% of each other. Today, the Alphabet Streets are worth roughly 50% more on a lot-square-foot basis. That's why a single "Pacific Palisades land value" number can be misleading.

Add all six areas together and the neighborhood looks down approximately 9%. But nobody owns "the Palisades." You own a specific property on a specific street.And that's increasingly what buyers are pricing.

How quickly a lot sells matters too

Timing is another major factor. More than half of the lots that sold this year moved within their first 30 days and achieved full asking price. The lots that stayed on the market longer than four months ultimately settled for approximately 92 cents on the dollar. That's an 8% difference that can come down to what happened during the first month on the market.

Pacific Palisades Home Values in 2026: Are They Really Down 19%?

Now we get to the number everyone is talking about. Before the fire, the median standing-home sale in Pacific Palisades was approximately $4 million. After the fire, it was approximately $3.25 million. That's a decline of nearly 19%.

But using that number alone gives you the wrong impression of what happened to standing-home values. Why? Because the median tells you what sold. It doesn't necessarily tell you what happened to the value of a comparable house. The mix of properties selling changed dramatically after the fire. When values genuinely collapse, you'd normally expect homes to take longer to sell and sellers to accept increasingly large discounts. That's not what happened. Standing homes actually sold faster after the fire:

17 days before the fire → 14 days after the fire.

And sellers retained a slightly larger percentage of their asking prices. So the raw median deserves a closer look.

Pacific Palisades Price Per Square Foot: The More Accurate Measure

Price per square foot gives us a cleaner comparison. Before the fire, standing homes sold for approximately: $1,432 per square foot

After the fire: $1,272 per square foot

That's a decline of approximately 11%.

So instead of saying Pacific Palisades home values are down 19%, the more accurate statement is:

Standing-home values appear to be down roughly 10% to 11% based on price per square foot.

This year alone, 108 standing homes have sold at approximately $1,272 per square foot. They've been selling in roughly 11 days, at approximately full asking price. That's not a market behaving like it's completely broken.

Pacific Palisades Home Values After the Fire: The 11-House Test

There's an even cleaner way to measure what happened. Instead of comparing every sale in the neighborhood, look at the same house before and after the fire. We found 11 properties that sold twice, once before the fire and once after. Same house. Same street. Much cleaner comparison. The median price across those 11 homes was up 4%. Seven of the 11 sold for more than they had previously. Four sold for less.

Three had changes between sales, one was expanded and two had corrected square footage. Even after removing those three properties, the median result remained approximately 2% higher. That doesn't mean every Pacific Palisades home gained value. It means the data doesn't support a blanket 19% decline.

216 Notteargenta in Castellammare sold for $4.1 million in January 2024. It returned to the market this May at $3.995 million. It sold in just 11 days for: $4.6 million. That's $600,000 over the asking price.

But not every property followed that trajectory. 864 Bienveneda Avenue came back down approximately 16%. 735 Lachman Lane dropped approximately 10%. And 501 Ocampo Drive sold for 8% more than its 2024 price, but took 114 days to sell and closed below asking. That's the point. There isn't one Pacific Palisades housing market. There are dozens of micro-markets operating at the same time.

So Are Pacific Palisades Home Values Up or Down in 2026?

There are two numbers worth paying attention to. The broader standing-home data shows values down approximately 10% to 11% per square foot. The same-house comparison shows the median value flat to slightly higher. Those numbers don't perfectly agree. But that's exactly why the 19% headline is too simplistic.

The 11-house comparison is arguably the cleaner test, but it's also a much smaller sample than the broader dataset of nearly 200 standing-home sales. The honest answer is somewhere between flat and down approximately 10%, depending on the property. Not down 19%.

Why Pacific Palisades Real Estate Is So Different in 2026

There's another number that changes the entire conversation. Approximately 170 fewer standing homes have sold since the fire than during the comparable period before it. That means the supply of surviving homes is dramatically smaller. If your home is still standing, you're part of a much smaller group than you were on January 6. That doesn't automatically make your house more valuable. But it changes the supply-and-demand equation behind every sale. And that's why using a single neighborhood-wide median can be dangerous.

What Pacific Palisades Property Owners Should Do in 2026

If your house is still standing, don't price it using the neighborhood-wide median. That number includes a completely different mix of properties. Instead, look at standing homes that have sold on your street or in the closest comparable pocket.

If you own land in the Huntington, the Alphabet Streets or Via Mesa Bluffs, the data suggests you have more pricing power than the broader Palisades average would indicate.

If you own land in El Medio, Castellammare or the Highlands, the market is softer.

That's where realistic pricing becomes especially important. The buyer for an empty lot is usually a builder working backward from what the completed house could sell for several years from now. If your lot is priced based on last year's market instead of today's construction economics and finished-home values, you can spend months waiting for a buyer, only to ultimately accept a larger discount.

The data suggests that lots sitting more than four months have been selling for approximately 8% less than asking. So the most important pricing decision may happen before the listing even launches.

The Bottom Line on Pacific Palisades Real Estate in 2026

The Pacific Palisades real estate market is not one market anymore. It's a collection of streets, neighborhoods, property types and buyer profiles behaving very differently from one another.

Standing homes: approximately 10% -11% lower per square foot.

Same-home comparison: flat to slightly higher.

Land: highly variable, from approximately $122 to $434 per lot square foot depending on the area.

Recent land market: approximately $272 per lot square foot.

Best-performing areas: Alphabet Streets, Via Mesa Bluffs and the Huntington.

Softer areas: El Medio, Castellammare and the Highlands.

The biggest mistake a Pacific Palisades property owner can make in 2026 is pricing off a single neighborhood-wide number. Because your property isn't the neighborhood average. It's your street. Your block. Your lot. Your house. And in the post-fire Palisades market, those differences matter more than ever.

Frequently Asked Questions

What is Pacific Palisades real estate worth in 2026? Pacific Palisades property values vary significantly by property type and location. Standing-home values are down approximately 10%–11% based on price per square foot, while recent land prices have reached approximately $272 per lot square foot. Individual streets can vary dramatically from those averages.

Are Pacific Palisades home values really down 19% after the fire? Not necessarily. The nearly 19% decline comes from comparing median sale prices, which are affected by the changing mix of properties that sold. Standing homes are down approximately 10%–11% based on price per square foot. Among 11 homes that sold both before and after the fire, the median price was actually up 4%.

What is the price per square foot for Pacific Palisades land in 2026? The most recent quarter analyzed shows approximately $272 per lot square foot. However, prices vary substantially by neighborhood, from approximately $122 per lot square foot in the Highlands to approximately $434 in the Huntington.

Which Pacific Palisades neighborhoods have the highest land values? The Huntington currently has the highest average land value among the six areas analyzed, at approximately $434 per lot square foot. Via Mesa Bluffs follows at approximately $325, while the Alphabet Streets are around $292 per lot square foot.

How long does it take to sell a home or lot in Pacific Palisades? Standing homes are currently selling in approximately 11 days on average in the analyzed data. More than half of lots sold this year moved within 30 days and achieved approximately full asking price. Lots that remained on the market longer than four months ultimately sold for approximately 92% of asking.

Is now a good time to sell land in Pacific Palisades? It depends on the specific street and property. The Huntington, Alphabet Streets and Via Mesa Bluffs have shown stronger pricing or sales activity, while El Medio, Castellammare and the Highlands have been softer. Pricing a property based on its immediate micro-market is more important than using a Palisades-wide average.

Connect with Us!

Want to know what your Pacific Palisades property is actually worth in 2026? Reach out to Paul Salazar at Compass. The Palisades market doesn't move as one number, and neither should your pricing strategy. Reach out to us at 310-853-2643 or info@paulsalazargroup.com.