Pacific Palisades

Zip code 90272, Mar 2026 to May 2026, from the Redfin Data Center. 90272 sales reflect a market reshaped by the 2025 fire, so medians mix vacant lots, damaged properties and standing homes. Zip codes don't line up neatly with neighborhood borders, and medians hide a wide range of homes, so treat these as a rough feel for the area.

The homes

The Palisades Fire in January 2025 destroyed thousands of structures here, and it changed what buying in the Palisades means. As rebuilding continues, buyers will see a mix of standing homes, cleared lots and new construction, sometimes on the same block. Some purchases are finished homes, others are lots with plans and permits in progress, and others are raw lots where you start from scratch.

Historically, the Palisades has been a community of Spanish Colonial Revival homes, traditional and ranch houses, and mid-century modern designs, on lots that range from compact streets in the flats to large parcels near the bluffs and canyons. Distinct pockets include the Riviera, around the country club, the Huntington Palisades, with larger homes near the bluffs, and Castellammare, a hillside area above Pacific Coast Highway with Mediterranean-style homes and ocean views.

The feel

• Palisades Village, along Swarthmore Avenue near Sunset, is the center for shopping, restaurants and errands. It reopened in 2026, while other businesses in town are on their own timelines, so check current status.
• Will Rogers State Historic Park, the former ranch of the humorist, has trails, a polo field and big views. The fire hit the park hard and only part of it has reopened, so check current access.
• Temescal Gateway Park offers canyon trails into the Santa Monica Mountains. Check which areas have reopened.
• The bluffs and Sunset Boulevard lead down to Pacific Coast Highway and the beach, and the Riviera Country Club sits in the canyon on the east side.

Eat, drink, shop

• Alphabet Bar & Grill (Swarthmore Ave). A new American grill from chef Tim Hollingsworth that opened with Palisades Village in August 2026, named for the nearby Alphabet Streets. LA Magazine
• Angelini Ristorante & Bar (Palisades Village). Gino Angelini's Italian restaurant, back in the Village after the fire with its familiar room and menu. Palisadian-Post
• Porta Via (Palisades Village). A longtime Village bistro, among the restaurants that returned for the August 2026 reopening. Palisadian-Post
• K Bakery (Palisades Village). A bakery that moved into the Village for its reopening and drew long lines on day one. Palisadian-Post

Getting around

Sunset Boulevard is the main route east to Brentwood and the 405, and Pacific Coast Highway runs south to Santa Monica and the 10, often 15 to 20 minutes outside rush hour. Recovery work has brought closures and lane restrictions on PCH and some local streets, and construction traffic is part of daily life as rebuilding continues. Check current conditions before you plan a regular drive.

What's new

• The rebuild. The City of LA has issued hundreds of rebuilding permits, and the first rebuilt homes have received certificates of occupancy, with many more under construction. Check the city's current counts. Source.
• Palisades Village reopened on August 15, 2026, after a major restoration, with many former tenants back and some new ones. Source.
• Will Rogers State Historic Park partly reopened in November 2025. The historic ranch house was lost in the fire, and rebuilding is expected to take years. Source.
• The Getty Villa, at the coast near the Malibu line, reopened in June 2025. Source.

Good to know

• Rebuilding permits. Pacific Palisades is part of the City of Los Angeles, so permits go through the city. LA has set up programs for fire rebuilding, and rules have changed over time. Verify current requirements with LADBS.
• Fire zone and insurance. Most of the Palisades sits in a very high fire hazard severity zone. Many owners have relied on the California FAIR Plan plus a separate policy for the rest of the coverage. Talk to an insurance broker before you write an offer, not after.
• Buying a lot. Ask for debris removal and clearance documentation, any soil testing records, surveys, and the status of plans or permits. A geotechnical review is worth considering, since parts of the Palisades have a history of landslides and slope movement.
• Coastal zone. Parts of the Palisades are in the California Coastal Zone, which can add review and time to building projects. Check whether a specific address is affected.