550 Spoleto, Palisades at home office design

How Much Is Property Worth? (1/1/21 – 9/30/21)

As of September 30th, 2021, 75 single-family Palisades residences were listed in the Multiple Listing Service (M.L.S.). This inventory level is 32% lower than last year’s September 30th available inventory.

Table of Contents

Single Family Homes

A total of 291 homes were sold in the Palisades through the third quarter of 2021, which is 75% higher than this time last year. Median sale prices were up 18% over 2020’s third quarter, and the price per square foot was 7% higher. The median list price is currently $5,990,000, which is a 28% increase over last year at this time.

Area# Homes In Area# On Market# In Escrow
Rustic Canyon / Will Rogers31831
Above Alphabets36574
South of Village66266
El Medio Bluffs74812
El Medio to Upper Marquez /
Lower Marquez / BABC33952
Castellammare / Paseo Miramar39263
Sunset Mesa / Pacific View Estates57410
Based on information from the Association of REALTORS/Multiple Listing Service from (date to date) and/or other sources. The display of MLS data is deemed reliable but is not guaranteed accurate by the MLS. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.

At the current rate of buying in the Palisades, overall there is a 2.5-month level of inventory.  Below the $5 million range, we only have 1.5 months of inventory available as of October 1!  As a reminder, the market will not be in relative balance between buyers and sellers until that level reaches 5-months.

The lowest-priced residence available is a 3-bedroom, 2-bath home on Sunset Blvd, which is being offered at $1,849,000. The highest-priced available property is a 7-bedroom, 12-bathroom on Amalfi Drive listed at $46,500,000.

The most affordable area so far in 2021 is the Highlands, with a median price of $2.6 million. The Riviera had the highest median average sales price. The Upper Marquez and the Riviera currently have the largest number of homes for sale in the Palisades.

The lowest sale price for the third quarter of 2021 was on Sunset ($1,470,000). The highest sale ($25,500,000) so far this year was on Rustic Lane.

AreaMedian Sold PriceLowest Price Sold YTDHighest Price Sold YTD
Rustic Canyon / Will Rogers$5,762,000$2,350,000$25,500,000
Above Alphabets$5,350,000$2,500,000$14,000,000
South of Village$3,700,000$1,590,000$11,500,000
El Medio Bluffs$3,295,000$1,980,000$7,335,000
El Medio to Upper Marquez /
Lower Marquez / BABC$3,125,000$1,635,000$4,950,000
Castellammare / Paseo Miramar$3,315,000$1,957,000$17,100,000
Sunset Mesa / Pacific View Estates$3,507,000$2,105,000$4,910,000
This information only includes single-family residences and has been collected from sources deemed reliable, but not guaranteed. The “median” is the value of the middle home when the homes are arranged in an increasing order of prices.


There are 20 condominiums/townhouses on the market, which is a 20% drop from the end of the third quarter in 2020. They range from a 1-bedroom, 1-bath on Sunset being offered at $629,000, to a 3-bedroom, 3.5-bath on Tramonto for $5,950,000. Seventy-seven condominiums were sold in the Palisades since the start of the year, ranging from a 1-bedroom, 1-bath on Sunset, which sold for $625,500, to a 3-bedroom, 3.5-bath on Tramonto, which sold for $5,300,000. The median sales price for condos at the end of the third quarter was $1,335,000, which is up 19% over 2020 third-quarter median sales prices.


There are currently 42 available leases (40% lower than last year) in the Palisades, starting at $3,798/mo for a 2-bedroom, 2-bath unit on Sunset, and asking as high as $65,000 per month for a 6-bedroom, 6-bath house on Paseo Miramar. There were 208 Palisades leases done through the third quarter of 2020 (up 22% over last year), ranging from a 1-bedroom, 1-bathroom condo on Sunset, which leased for $1,895/month, to a 7-bedroom, 10-bath home on Amalfi, which leased for $75,000/month.

Michael Edlen, an agent with Coldwell Banker, has been keeping statistics of Pacific Palisades’ housing prices for the last 35 years.

Don't forget to share this post!

On Trend

Popular Stories

Buying a Home
What Does “Average Price” Mean? Decoding Home Price Trends

Home price trends can be confusing due to conflicting reports. Different average calculation methods, such as mean average, median price, and price per square foot, provide varying insights. Each approach has limitations, emphasizing the need to consider multiple factors when estimating a home’s value.

Read More »
The Covid Years

The Palisades real estate market has defied expectations, with prices soaring despite higher interest rates and reduced loan-qualified buyers. Additionally, an intriguing shift has occurred, with a growing number of homeowners choosing off-market sales, particularly for higher-value homes. As the market continues to evolve amidst various factors, predictions remain uncertain. Stay tuned for updates.

Read More »
A Homeowner’s Constant Challenge: Water Damage

Water damage is a constant challenge faced by property owners across the country. Despite the presence of basic water control devices, unexpected problems can arise, ranging from minor flooded backyards to serious mold growth inside walls. To avoid costly repairs, it is recommended to schedule an annual maintenance check of all items related to water damage prevention.

Read More »