NEIGHBORHOODS IN PACIFIC PALISADES

The Alphabet Streets lie north of Sunset Blvd, between Will Rogers State Park and Temescal Gateway Park. As implied, each street name in this single family neighborhood begins with a consecutive letter of the alphabet - A through D north to south, and E through K west to east. The community is essentially flat, rising on a very gentle slope toward the Santa Monica Mountains. A strong selling point is proximity to The Village, the small commercial center of Pacific Palisades. Restaurants and cafes, shops, grocery stores, and other residential serving retail outlets are all within walking distance. 

One of the most affordable areas of Pacific Palisades, the Alphabet Streets has seen a wave of redevelopment over the last 15 years. Many buyers have realized value replacing modest residences with homes utilizing full potential of the land. Expectedly, the prevailing trend is toward larger square footage, often double or triple the size of the original construction. 

On the western edge of the neighborhood, homes perched along the rim of Rivas Canyon off Chatauqua Blvd trend much larger and more expensive than the figures listed below.

ORIGINAL CONSTRUCTION HOMES

Year Built: 1920s - 1950s

Bedrooms: 2 - 4

Bathrooms: 1 - 4

Home Size: 900 s.f. - 3,200 s.f.

Lot Size: 5,000 s.f. - 8,000 s.f.

Price: $2,000,000 to $3,250,000

❖

NEWER BUILD HOMES

Year Built: Late 1990s - Present

Bedrooms: 4 - 5

Bathrooms: 3 - 6

Home Size: 2,500s.f. - 6,750 s.f.

Lot Size: 5,000 s.f. - 8,000 s.f.

Price: $2,750,000 to $5,250,000

Located between Sunset Blvd and Pacific Coast Highway, homes in this neighborhood sit above the prestigious members-only Bel Air Bay Club. Many residences offer white water views extending to Catalina Island and the Palos Verdes Peninsula. Additional homes can realize ocean view potential with the addition of a second story. Underground power lines further enhance the sight-lines within the community. Although many properties have private pools, residents opting for a dip in the Pacific enjoy easy access to the beach via a hillside footpath. While the majority of homes in the neighborhood are still original construction, remodels and rebuilds have been on the rise in recent years.

❖

Total Homes: 58

Year Built: 1948 - 1959 (rebuilds as recent as 2013)

Bedrooms: 2 - 6

Bathrooms: 2 - 10

Home Size: 1,500 s.f. - 9,000 s.f.

Lot Size: 6,000 s.f. to 1/2 acre

Price: $2,250,000 - $10,000,000

Bella Oceana Vista is an enclave of just six estates on a private gated cul-de-sac. These custom built homes rarely come to market, with only a handful of resales over the past two decades. Five of the six homes have swimming pools and each lot has a large building pad with an expansive yard. The community is located along the northern flank of Pacific Palisades, nestled against the foothills of Topanga State Park between Marquez Knolls and Ridgeview Country Estates. 

❖

Total Homes: 6

Year Built: 1995 - 1997

Bedrooms: 5 - 7

Bathrooms: 5.5 - 8

Home Size: 6,000 s.f. - 8,000 s.f.

Lot Size: 0.6 acre to 0.95 acre

Price: $6,250,000 - $8,500,000

Bienveneda Bluffs is the smallest of the bluff-top communities lining the south side of Sunset Blvd in Pacific Palisades. Homes in the neighborhood represent a variety of architectural styles. Properties afford owners ocean, mountain, and/or canyon views depending on elevation and orientation. Many of the mid-century homes have been upgraded throughout or entirely rebuilt. Although comparatively few in number, second generation homes built since the turn of the 21st century trend significantly larger and command higher prices then the statistics listed below. These recently built residences of 4,000 s.f. to 7,000 s.f. are valued up to approximately $6,000,000.  

❖

ORIGINAL CONSTRUCTION HOMES

(for info on newer build homes see text above)

Total Homes: 106

Year Built: 1947 - 1957 (vast majority)

Bedrooms: 2 - 4

Bathrooms: 1 - 3.5

Home Size: 1,000 s.f. - 4,000 s.f.

Lot Size: 4,000 s.f. to 8,000 s.f.

Price: $1,100,000 - $3,000,000

The Riviera delineates the eastern boundary of Pacific Palisades, bordering Brentwood and fronting The Riviera Country Club. The community is comprised of three separate homeowner's associations - California Riviera, Riviera Estates and Upper Riviera  

- (for detailed information on each continue reading below). The Riviera is one of the most desirable and expensive areas of Pacific Palisades. Although a few moderately priced homes are scattered throughout the community, there is a far greater representation of large amenity laden estates. Generously sized grassy yards and mature landscaping enhance the appeal of the neighborhood. All three associations have rules and regulations governing remodels and new construction.

For maps delineating the boundaries of each association in relation to one another please refer to the photo above.

CALIFORNIA RIVIERA:

The California Riviera Homeowner's Association (CRHOA) is by far the largest of the three communities and comprises the southern portion of The Riviera, bisected by Sunset Blvd. Most of the neighborhood sees little change in elevation, resulting in limited views but a high percentage of usable lot size. Though comparably flat, rim lots fronting The Riviera Country Club offer unobstructed views across the golf course and command the highest price tags. Many homes have pools and some offer additional amenities. For more detailed information about the community please visit the CRHOA website @ https://rivierahomeowners.com/

The association organizes social events throughout the year and the small annual dues are voluntary but encouraged.

Note: A handful of homes along Fermo Dr and the western terminus of Romany Dr are technically outside the boundary of the CRHOA.

❖

Total Homes: 413

Year Built:  Late 1920s - Present (peak construction 1940s - 1950s)

Bedrooms: 3 - 8

Bathrooms: 3 - 10

Home Size: 3,500 s.f. - 10,000 s.f.

Lot Size: 1/4 acre to 1 acre

Price: $5,000,000 - $15,000,000

HOA Dues: Approx. $250 per year

RIVIERA ESTATES:

The Riviera Estates Association represents a collection of large gently sloping lots north of Sunset Blvd.  Depending on location and orientation within the community, some homes afford residents views of the adjacent canyon, mountains, ocean, or city lights. Swimming pools are nearly ubiquitous and some residences offer additional amenities such as detached guest quarters, theaters, and exercise rooms. A handful of the larger estates boast tennis courts. Enhancing privacy in an already tranquil neighborhood, many homes are gated and hidden from the street by walls and/or shrubbery. For additional information on the REA and membership dues please visit their website @ https://rivieraestates.org/

Note: Homes along the eastern side of San Remo Dr are technically outside the REA boundary but for all intents and purposes are considered a part of The Riviera.

❖

Total Homes: 143

Year Built: Late 1920s - Present (peak construction 1945 - 1960)

Bedrooms: 3 - 7

Bathrooms: 3 - 9

Home Size: 3,250 s.f. - 13,500 s.f.

Lot Size: 1/3 acre to 1 acre

Price: $5,000,000 - $20,000,000

UPPER RIVIERA:

As the name implies, Upper Riviera is the crown of the community. Built in the lower foothills of the Santa Monica Mountains, many building pads were terraced into the hillside. As compared to the lower reaches of The Riviera, streets are narrow and windy. The steeper elevation results in more irregular shaped lots, but provides for far superior ocean and city views. Despite having smaller yards on average than the neighboring associations below, most properties still have plenty of space to accommodate a swimming pool.

Note: Some homes on the northern fringe of the community fall outside the association boundary but are effectively considered part of the Upper Riviera.

❖

Total Homes: 45

Year Built: Late 1930s - Present (peak construction 1945 - 1965)

Bedrooms: 3 - 8

Bathrooms: 2 - 8

Home Size: 3,500 s.f. - 10,000+ s.f.

Lot Size: 1/4 acre to 1 acre

Price: $4,500,000 - $20,000,000

Reminiscent of the Italian Riviera, homes in Castellammare hug the steep hillside overlooking the Pacific. Located where Sunset Blvd meets Pacific Coast Highway, the community enjoys a tranquil seaside setting. Despite being slightly removed from the urban core, Pacific Palisades Village and downtown Santa Monica are just minutes away. The neighborhood is bordered on the west by The Getty Villa.

Narrow, winding streets in the lower reaches of the community lead to a gently sloping upper mesa, where homesites are comparatively flat and more easily able to accommodate swimming pools. While most residences are modest to moderate in size, a small number of larger second generation homes exceed the upper bound of the figures below. Select newer builds with up to 8 bedrooms and 8,000 s.f. of living space can command significantly higher prices then the community average. 

Neighborhood interests are represented by the Castellammare Mesa Homeowner's Association, an optional HOA with voluntary annual dues. The HOA maintains an architectural review committee in addition to organizing social events and publishing a quarterly newsletter. For more detailed information about the association please visit their website @ http://www.castellammaremesa.com/

❖

Total Homes: Approx. 315

Year Built: Late 1920s - Present (peak construction 1950s)

Bedrooms: 2 - 5

Bathrooms: 1.5 - 6

Home Size: 1,000 s.f. - 6,000 s.f.

Lot Size: 3,000 s.f. to 3/4 acre

Price: $1,000,000 - $4,000,000

HOA Dues: $85 annually (voluntary)

El Medio Bluffs lies south of Sunset Blvd, just west of Temescal Canyon and Palisades Charter High School. The neighborhood is relatively flat with sidewalks and ample street parking. The bluff top location prevents through streets to neighboring communities, limiting traffic to local residents. Dining and all residential retail needs are a short walk or drive away in Palisades Village, a large part of which is undergoing a major modernization and expansion . Starter homes in the community are relatively affordable by Pacific Palisades standards. A number of modest original construction homes remain in the community although the pace of redevelopment has increased in recent years, and entry level end user buyers will face stiff competition from developers. Views in much of the community are limited, with the most dramatic sightlines enjoyed by homes ringing the edge of the bluff.

❖

ORIGINAL CONSTRUCTION HOMES

Year Built: 1940s - 1950s

Bedrooms: 2 - 5

Bathrooms: 1 - 4.5

Home Size: 1,000 s.f. - 4,000 s.f.

Lot Size: 4,000 s.f. - 1/3 acre

Price: $2,000,000 to $3,500,000

❖

NEWER BUILD HOMES

Year Built: Late 1990 - Present

Bedrooms: 4 - 6

Bathrooms: 3.5 - 9

Home Size: 3,000 s.f. - 8,000 s.f.

Lot Size: 4,000 s.f. - 1/3 acre

Price: $3,000,000 to $7,000,000

The Huntington is one of the most prestigious locations in all of Pacific Palisades. The community is located just south of The Village and Palisades Park and Recreation Center, which provides lighted sports fields and tennis courts for public use. Most original construction homes have been very well maintained or upgraded with high end finishes and modern amenities. The majority of residents enjoy private pools and grassy yards, while premier estates often include guest quarters, personal gyms, or theaters. 

Views in the community are maximized on rim lots ringing the bluff top or along Chautauqua Blvd, where a few exceptional estates significantly exceed the maximum size and price point given below. At the top end of the spectrum, ocean view parcels on Corona Del Mar can command up to $20,000,000.

Community interests are represented by the Huntington Palisades Property Owners' Corporation (HPPOC). Annual dues are mandatory and assessed by lot size and square footage, although the figure rarely exceeds a few hundred dollars. The association enforces CC&Rs and oversees the approval of construction, remodling, and demolition plans. Additionally, the HPPOC pays for the maintenance and upkeep of Corona del Mar Park, a residents only recreation area overlooking the Pacific. A handful of lots along Alma Real Rd and Chautauqua Blvd blend seamlessly into the community, but are not part of one of the tracts comprising Huntington Palisades and therefore not under the jurisdiction of the HPPOC. For more detailed information on the HPPOC please visit their website @ https://hppoc.org/

Security is provided by the Huntington Palisades Protective Association (HPPA), an independent security operator which patrols the community 24/7. Security dues are voluntary but encouraged by the HPPOC.

❖

ORIGINAL CONSTRUCTION HOMES

Year Built: 1930s - 1950s

Bedrooms: 2 - 6

Bathrooms: 2 - 8

Home Size: 1,750 s.f. - 7,000 s.f.

Lot Size: 7,000 s.f. - 3/4 acre

Price: $3,000,000 to $8,500,000

HOA Dues: Based on s.f. and lot size

❖

NEWER BUILD HOMES

Year Built: Last 25 years

Bedrooms: 4 - 7

Bathrooms: 4 - 9

Home Size: 3,500 s.f. - 9,500 s.f.

Lot Size: 7,000 s.f. - 3/4 acre

Price: $4,000,000 to $11,000,000

HOA Dues: Based on s.f. and lot size

Las Casas Loop is located on a small bluff running along the west side of Las Pulgas Canyon south of Sunset Blvd. This quiet community is centered along one looping thoroughfare which naturally limits outside traffic. Views vary depending on orientation, with maximum exposure awarded to homes located along the bluff's edge. Las Casas Loop has seen less redevelopment than many other areas of Pacific Palisades. Many original homes remain and offer comparatively affordable entry into the Palisades market. 

❖

Total Homes: Approximately 160

Year Built: 1930s - Present (peak 1940s - 1950s)

Bedrooms: 2 - 6

Bathrooms: 1 - 7

Home Size: 1,000 s.f. - 5,500 s.f.

Lot Size: 4,500 s.f. to 1/4 acre s.f.

Price: $1,750,000 - $5,000,000

Marquez Knolls is the largest community within Pacific Palisades and encompasses a wide swath of terrain north of Sunset Blvd between Bienvenida Avenue and Santa Ynez Canyon. The community experiences a 1,000 foot elevation change from Lower Marquez in the south to the ridge-lines approaching Palisades Highlands in the north. Expectedly, views vary significantly and are most dramatic in the upper reaches of the community. 

Homes in Lower Marquez trend on the more affordable end of the spectrum and tend to be on smaller lots, topping out at approximately 1/4 acre. Counterintuitively, larger lots and an increased presence of swimming pools are found at higher elevations. Select estates near the crest of the community can command eight figure price tags.

Neighborhood interests are represented by the Marquez Knolls Property Association, with voluntary membership open to all homes and businesses in the boundary area (see map above). Also voluntary is a $40 per month subscription to ACS security, which patrols the entire community of approximately 1,250 homes 24/7. For more detailed information on the MKPA please visit their website @ https://mkpoa.blogspot.com/ 

❖

PEAK CONSTRUCTION HOMES

Year Built: 1940s - 1970s

Bedrooms: 2 - 5

Bathrooms: 1 - 4.5

Home Size: 1,000 s.f. - 4,000 s.f.

Lot Size: 5,000 s.f. - 1/2 acre

Price: $1,500,000 to $4,500,000

❖

NEWER BUILD HOMES

Year Built: 1980 - Present

Bedrooms: 3 - 6

Bathrooms: 3 - 7

Home Size: 3,000 s.f. - 7,000 s.f.

Lot Size: 5,500 s.f. - 1+ acre

Price: $2,500,000 to $6,500,000

Pacific View Estates sits just west of the Getty Villa, where Pacific Palisades approaches the Malibu border. Located directly off of Pacific Coast Highway, residents enjoy a convenient commute into Santa Monica and Los Angeles. For recreation enthusiasts, both the beach and mountain trailheads are a short walk from anywhere in the community.

Generous lot sizes accommodate grassy yards and swimming pools, and nearly every residence boasts ocean views. While redevelopment has remained limited by Pacific Palisades standards, many of the original homes have been fully or partially remodeled.

The neighborhood is represented by the Pacific View Estates Homeowner's Association. Annual dues of $75 afford homeowners voting rights in the association and a complimentary walk on pass to the adjacent Getty Villa. For more information on the PVE HOA, please visit their website @ https://pacificviewestates.org/ 

❖

Total Homes: 94

Year Built: 1964 - 1965

Bedrooms: 2 - 5

Bathrooms: 2.5 - 5

Home Size: 2,500 s.f. - 5,000 s.f.

Lot Size: 1/3 acre to 3/4 acre

Price: $2,500,000 - $5,000,000

HOA Dues: $75 per year

The Palisair association represents three contiguous tracts of land developed in the mid twentieth century. The community is located in the hills above Sunset Blvd, immediately to the west of Temescal Canyon Gateway Park and just minutes from The Village, the commercial heart of Pacific Palisades. A pair of trailheads within the community offer nature enthusiasts immediate access to a vast network of hiking and biking trails in Topanga State Park. 

Palisair spans three adjacent hilltops while homes in the canyons below fall outside of the association's boundary. As a result, most houses are elevated above their immediate surroundings and offer captivating views in at least one direction. As is the nature of hillside living, streets are windy and steep and lots are uniquely shaped to match the contours of the topography. Select homes built in the last decade tend to be slightly larger and more expensive then the high end of the ranges given below.

The community is overseen by the Palisair Homeowner's Association, which enforces CC&Rs that include view protection. Dues are paid once annually in January. For further detail on the Palisair HOA please visit their website @ 

❖

Total Homes: 140

Year Built: 1954 - 1962

Bedrooms: 3 - 4

Bathrooms: 2 - 5

Home Size: 1,600 s.f. - 4,000 s.f.

Lot Size: 8,500 s.f. to 2/3 acre

Price: $2,000,000 - $4,000,000

HOA Dues: $242 per year

Paseo Miramar rises into the lower foothills of the Santa Monica Mountains, north of Sunset Blvd just before it's terminus at Pacific Coast Highway. A half dozen cul-de-sacs branch off a single main thoroughfare which runs the length of the community. Residents can walk to the beach or access Topanga State Park via the Paseo Miramar Trail which originates at the summit of the neighborhood. Many homes enjoy exceptional panoramic vistas of the ocean, city lights, and/or the surrounding mountains.

Construction spanning every decade since the 1920s is represented in the community. Homes built since the 1990s tend to have a minimum of 4 bedrooms with 4,000 s.f. of living space, although a few of the largest homes in Paseo Miramar are from much earlier in the 20th century. High end sales have been absent from the market in recent years, but there are homes in the community that would likely approach or exceed eight figure price if they were to become available. Community interests are represented by the Miramar Homeowners Association.

❖

Total Homes: 70

Year Built: 1920s - Present

Bedrooms: 2 - 7

Bathrooms: 2 - 9

Home Size: 2,000 s.f. - 9,000 s.f.

Lot Size: 1/5 acre - 1+ acres

Price: $2,500,000 - $11,000,000

Arguably the most prestigious collection of homes in Pacific Palisades, Ridgeview Country Estates is divided into two 24-hour guard gated enclaves at the top of Bienvenida Avenue. These custom built estates generally boast building materials and interior finishes of the highest quality. Many of the residences came to fruition at the hand of prominent names in architecture, construction, and interior design.

While views are enjoyed throughout the community, the most dramatic ocean and mountain landscapes are reserved for ridgeline homes off Shadow Mountain Drive and its adjoining cul-de-sacs. Nearly every home has a swimming pool and 3 car (or larger) garage. Amenities such as tennis courts, detached guest houses, and private gyms can be found sporadically throughout the neighborhood. The Leacock trailhead is located between the two guard gates and provides a convenient recreation opportunity to residents. Homeowner's dues cover the cost of entry security and upkeep of community landscaping and monumentation. 

❖

Total Homes: 61

Year Built: Late 1988 - 1999

Bedrooms: 4 - 8

Bathrooms: 4 - 9

Home Size: 5,000 s.f. - 10,000 s.f.

Lot Size: 1/2 acre to 2 acres

Price: $4,500,000 - $12,000,000

HOA Dues: Approx. $575 - $625

As the name implies, these homes sit directly adjacent to California Riviera but are not a part of the homeowner's association. Flanking the west side of The Riviera on Rivoli Drive, many residences overlook Rustic Canyon and enjoy unique views of Will Rogers State Park and polo fields. Yards vary significantly in size and pools are often found where space permits. A few comparatively large estates between 6,000 s.f. and 8,000 s.f. are scattered throughout the community. Although rare to come to market, the aforementioned estates could command prices well in excess of the ceiling given in the range below.

❖

Total Homes: 25

Year Built: Late 1950s - 1960s (bulk of construction)

Bedrooms: 3 - 6

Bathrooms: 2 - 8

Home Size: 2,000 s.f. - 6,500 s.f.

Lot Size: 8,000 s.f. to 1/2 acre

Price: $3,500,000 - $10,000,000

Tucked away just off Sunset Blvd, Rivas Canyon Road is a tranquil street of only thirteen homes. More communal driveway than city street, residents and their guests can easily forget they're in urban Los Angeles as they venture down the narrow lane. Homes were built intermittantly since the 1930s and sit on exceptionally large lots enveloped by mature trees. The community is just a short walk from Will Rogers State Park and a minute's drive to shopping, dining, and other services in Palisades Village. 

❖

Total Homes: 13

Year Built: Late 1935 - 1982 (1 in 2009, 1 in 2015)

Bedrooms: 3 - 8

Bathrooms: 3 - 12

Home Size: 2,000 s.f. - 15,000 s.f.

Lot Size: 2/3 acre to 4 acres

Price: $4,000,000 $15,000,000

Rustic Canyon is a wooded oasis, offering residents privacy and seclusion without isolation. Conveniently located near the eastern border of Pacific Palisades, the canyon spans the distance from Will Rogers State Park to the beach, just minutes from downtown Santa Monica, Palisades Village, and major commuting corridors. This community is a coveted retreat, studded with mature trees and dense foliage. A seasonal creek runs the length of the canyon, meandering past homes on its way to the ocean.

Some homes in the neighborhood date as far back as the 1920s, although the peak of construction occurred post-war between 1945 and 1960. Although accelerating in recent years, Rustin Canyon has largely avoided the redevelopment trends altering the character of many other Palisades neighborhoods; the practice of replacing original construction cottages with comparatively imposing mansions has been vehemently opposed by many long-time residents. A high concentration of architectural properties are found within the community, although residential styles run the gamut. Select parcels boasting exceptionally large estates and/or lots can command eight figure price tags. 

Supplementing the state park and beaches that bookend the community, Rustic Canyon Recreation Center is centrally located in the canyon and offers an array of additional sport and leisure amenities. The six tennis courts, baseball diamond, indoor and outdoor basketball courts, playground, volleyball courts, bbq pits, and picnic tables are all available to the public and free of charge. 

The Santa Monica Canyon Civic Association @ http://www.neighborhoodlink.com/Santa_Monica_Canyon represents the collective interests of all Rustic Canyon and adjacent Santa Monica Canyon residents. On a more intimate level, two neighborhood organizations serve as environmental stewards of the community. Roughly east of Mesa Rd falls under the umbrella of the Rustic Canyon Neighborhood Association, while north of Mesa Rd is served by the Homeowners Association of Rustic Canyon (HARC).

❖

Total Homes: Approx. 450

Year Built: Late 1920s - Present (1950s peak)

Bedrooms: 2 - 6

Bathrooms: 1 - 7

Home Size: 750 s.f. - 7,500 s.f.

Lot Size: 4,500 s.f. to 1+ acres

Price: $1,750,000 - $8,500,000

Although Santa Monica Canyon shares a zip code with its namesake, it lies just outside the Santa Monica city limits and is technically part of Los Angeles. The northwestern portion of the canyon is known to as Rustic Canyon, and is its own distinct community. The two communities are often casually referred to by local residents simply as "The Canyon".

The neighborhood is sandwiched between Santa Monica to the southeast and the California Riviera / Rustic Canyon to the north and west. The Canyon meets the Pacific at Santa Monica State Beach. All the amenities of downtown Santa Monica are accessible in minutes via Pacific Coast Highway and Entrada Drive. The Santa Monica Stairs, intended as a pedestrian shortcut up the side of the canyon, have become a popular workout spot for fitness enthusiasts.

The majority of homes in this single family residential neighborhood fall in the 1,500 s.f. to 5,000 s.f. range and command between $2,250,000 and $5,000,000. Most original construction took place between the 1920s and 1950s. Newer homes in the neighborhood trend toward larger mass and square footage, a fact that perennially irks some longtime residents.  

A number of neighborhood organizations serve the residents of Santa Monica Canyon. The Santa Monica Canyon Civic Association @ http://www.neighborhoodlink.com/Santa_Monica_Canyon represents interests in the entire community, while the BOCA Neighborhood Organization @ https://www.bocaneighbors.com/ works to sustain the natural character of the canyon mouth (roughly west of Canyon Charter School and Channel Rd). In the self contained pocket of homes north of Entrada Dr, the Upper Santa Monica Canyon Homeowners Association works to safeguard similar environmental ideals.

❖

Total Homes: Approx. 450

Year Built: Late 1920s - Present

Bedrooms: 2 - 6

Bathrooms: 2 - 7

Home Size: 1,000 s.f. - 8,000 s.f.

Lot Size: 4,000 s.f. to 3/4 acre

Price: $1,650,000 - $11,000,000

Sea Ridge is a gated townhome community located on Palisades Drive at the base of Santa Ynez Canyon. Although associated with Palisades Highlands, Sea Ridge is only a minutes drive from the beach and more seamlessly integrated with Pacific Palisades proper. The core of the Palisades Highlands masterplan is isolated a further mile up the canyon.

These contemporary Mediterranean homes all have two car garages (in addition to ample guest parking), and most feature a family room or den that can be used as an additional bedroom. Residents enjoy views of the surrounding canyon and access to a community swimming pool and spa. Conveniently, the Palisades Highlands Plaza retail center is located just south of the neighborhood and caters to residential needs with a pharmacy, drycleaners, and postal center among other shops and restaurants. 

❖

Total Homes: Approx. 75

Year Built: Late 1991 / 1995

Bedrooms: 2 - 3

Bathrooms: 3 - 3.5

Home Size: 2,300 s.f. - 2,700 s.f.

Price: $1,400,000 - $1,600,000

HOA Dues: $465 per month

Homes in Sunset Mesa boast a Malibu address but enjoy the convenience of proximity to Pacific Palisades and Santa Monica. The community is the last major subdivision as you head north from the Palisades toward the Malibu coastline, where development guidelines mandate significantly lower densities.

The ocean pervades the neighborhood - from street names, to sea breezes, to the nearly ubiquitous white water views of Santa Monica Bay. The largest lots are found along the periphery of the mesa and sporadic swimming pools dot the community. Residents can walk to the the adjacent beach or take advantage of direct access to Pacific Coast Highway to visit one of the many others nearby. 

Neighborhood interests and CC&Rs are overseen by the Sunset Mesa Property Owners' Association, which also publishes a monthly newsletter. For detailed information about the SMPOA please visit their website @ https://www.sunsetmesa.org/

❖

Total Homes: Approx. 475

Year Built: Late 1961 - 1972

Bedrooms: 2 - 5

Bathrooms: 2 - 4

Home Size: 1,700 s.f. - 3,000 s.f.

Lot Size: 6,000 s.f. to 1/3 acre

Price: $1,600,000 - $3,250,000

HOA Dues: $100 annually

The area adjacent to and above Pacific Palisades Village embodies many hallmarks of the Palisades lifestyle. The community is tucked up against the Santa Monica Mountains and surrounded by wilderness on three sides - Temescal Gateway Park to the west, Rivas Canyon Park to the north, and Will Rogers State Park to the east. Recreation opportunities abound and a trailhead at the terminus of Chautauqua Blvd provides hiking access directly from within the community. Residents also enjoy convenient access to The Village. This retail core of Pacific Palisades is a short walk from anywhere in the neighborhood and features an array of shops, restaurants, grocery stores, and other services.

While the vast majority of construction took place mid-century, homes in the community represent every decade from the 1920s onward. Larger lots tend to be found in the upper reaches of the neighborhood, higher above the village. Views vary depending on location, but many properties boast captivating panoramas of the ocean, city, and mountains. Redevelopment has been on the rise in recent years, with an increasing number of modest mid-century homes being replaced by structures 2-3 times the size of the original.

❖

ORIGINAL CONSTRUCTION HOMES

Year Built: 1940s - 1950s

Bedrooms: 2 - 6

Bathrooms: 1.5 - 5

Home Size: 1,000 s.f. - 5,000 s.f.

Lot Size: 5,000 s.f. - 1/2 acre

Price: $1,700,000 to $6,500,000

❖

NEWER BUILD HOMES

Year Built: Last 15 years

Bedrooms: 4 - 7

Bathrooms: 3.5 - 8

Home Size: 3,250s.f. - 8,000 s.f.

Lot Size: 5,000 s.f. - 8,000 s.f.

Price: $4,000,000 to $7,000,000

Upper El Medio occupies the area north of Sunset Blvd and the El Medio Bluffs, and south of the Palisair HOA. The neighborhood sits in the lower foothills of the Santa Monica Mountains, in convenient proximity to Palisades High School and directly west of Temescal Canyon Park. Hiking trails skirt the eastern side of the community, and an access point to the recreation network is located at the terminus of El Medio Ave. The beach and Palisades Village are both minutes away, as are both public and private elementary schools.

Upper El Medio plays host to an eclectic mix of homes with varied architectural style and diverse scale. Due to a wide range of lot sizes, residences run the gamut from simple mid century bungalows to modest estates. Lot and home sizes generally increase from east to west, lending a sense of cohesion to the community as larger homes tend to be appropriately scaled to their surroundings. Many properties have swimming pools, and large grassy backyards are common in the eastern half of the neighborhood.

❖

Total Homes: 179

Year Built: Late 1930s - Present

Bedrooms: 2 - 7

Bathrooms: 2 - 9

Home Size: 1,500 s.f. - 7,500 s.f.

Lot Size: 5,000 s.f. to 2 acres

Price: $1,500,000 - $10,000,000

Homes in Upper Rustic Canyon are located off Evans Road, a secluded private lane north of Sunset Blvd. This tranquil neighborhood is heavily wooded with mature oak, sycamore, and eucalypus trees offering exceptional privacy and a picturesque setting. Most parcels hold large estates on acreage replete with amenities; swimming pools, tennis courts, and equestrian facilities are found throughout the community. The few remaining mid-century cottages sit on large lots, and price points are dictated by the value of the land. Buyers seeking proximity to nature will enjoy the natural stream winding through most properties and hiking/riding trails in adjacent Will Rogers State Park.

❖

Total Homes: 14

Year Built: Late 1947 - 2011

Bedrooms: 2 - 8

Bathrooms: 1 - 9

Home Size: 2,000 s.f. - 13,500 s.f.

Lot Size: 3/4 acre to 2 acres

Price: $4,500,000 - $15,000,000

Of the Palisades bluff-top communities, Village Bluffs is the largest in terms of total number of homes. Located between Temescal and Potrero Canyons, the community sits directly south of Palisades Village. With The Village just blocks away from anywhere in the neighborhood, residents can walk to shops, restaurants, and the weekly farmer's market. Palisades Park and Recreation Center lies just to the east with eight public tennis courts and two baseball diamonds. 

Similar to neighboring communities, Village Bluffs has seen a surge of redevelopment in recent years. Expectedly, the trend is toward larger square footage and second stories, to capitalize on value and views. Aside from second floor ocean and mountain peeks, the best vantage points are from periphery lots ringing the bluff. These lots also tend to be among the largest in the neighborhood. 

An 11 home gated enclave called Huntington Woods sits on the far east side of the community. These homes along Patterson Drive were built between 1994 and 2002. They range in size from 3,000 to 5,500 s.f. with 4-5 bedrooms and command prices in the $2,500,000 to $5,000,000 range. HOA dues run approximately $265 - $325 per month.

❖

ORIGINAL CONSTRUCTION HOMES

Year Built: 1920s - 1950s

Bedrooms: 2 - 5

Bathrooms: 1 - 5

Home Size: 1,000 s.f. - 4,000 s.f.

Lot Size: 5,000 s.f. - 1/3 acre

Price: $1,700,000 to $4,250,000

❖

NEWER BUILD HOMES

Year Built: Last 25 years

Bedrooms: 3 - 6

Bathrooms: 3 - 6.5

Home Size: 3,500s.f. - 7,000 s.f.

Lot Size: 5,000 s.f. - 1/3 acre

Price: $3,500,000 to $7,000,000