PACIFIC PALISADES REAL ESTATE

Situated just north of Sunset Boulevard, between the scenic Will Rogers State Park and Temescal Gateway Park, the Alphabet Streets neighborhood in Pacific Palisades is an appealing blend of natural beauty, architectural variety, and convenient access to local amenities. True to its name, the community’s streets follow a unique alphabetical pattern from A through K, making it one of the most recognizable neighborhoods in Pacific Palisades. The area gently slopes toward the Santa Monica Mountains, creating a peaceful, secluded atmosphere while remaining close to bustling city life and coastal attractions.

Prime Location & Lifestyle:
Residents benefit from easy walking access to The Village, Pacific Palisades’ quaint downtown district filled with boutique shops, popular eateries, cafes, and essential services. This walkability combined with access to nearby hiking trails in the adjacent parks provides an unmatched lifestyle for outdoor lovers and those valuing community vibrancy.

Real Estate Trends & Redevelopment:
Over the past 15 years, Alphabet Streets has experienced a wave of redevelopment. Many original modest homes dating back to the 1920s through the 1950s have been replaced or extensively remodeled into larger, luxurious properties featuring expansive floor plans, contemporary architecture, and premium amenities such as pools and outdoor entertaining spaces. On the western rim, especially along Rivas Canyon off Chautauqua Boulevard, properties tend to be larger and more exclusive, commanding higher prices and attracting affluent buyers.

Fire Safety & Community Resilience:
In response to California’s increasing wildfire risk, residents in Alphabet Streets have embraced fire-resistant landscaping, installed modern sprinkler systems, and worked closely with local agencies on brush clearance. The neighborhood’s relatively flat terrain and proximity to parks create natural fire breaks, further mitigating wildfire threats. These proactive measures have enhanced the neighborhood’s reputation as a safe and secure place to live.

Celebrity Residents & Prestige:
The Pacific Palisades area, including Alphabet Streets, is favored by celebrities and high-profile individuals seeking privacy, luxury, and proximity to Los Angeles’ entertainment hubs. Notable residents have included actors, musicians, and producers who appreciate the neighborhood’s blend of tranquility and accessibility. While specific homeowner details remain private, it’s well-known that the area’s privacy, scenic beauty, and upscale homes make it a sought-after enclave for Hollywood’s elite.

Buyer and Seller Insights:

• Buyers should consider both renovation opportunities in original homes and the availability of turnkey newer constructions with modern features.
   
• Sellers benefit from emphasizing recent upgrades, especially fire safety improvements, and highlighting proximity to The Village and outdoor recreational amenities.
   
• The neighborhood’s mix of historic charm and contemporary luxury appeals to a broad range of buyers, including families, entertainment industry professionals, and executives.
   
• Homes along Rivas Canyon often sell at a premium due to their elevated views and exclusivity.
   

Whether you are drawn by the neighborhood’s walkability, natural surroundings, or the prestige of living in a celebrity-adjacent community, Alphabet Streets offers a unique opportunity to own property in one of Pacific Palisades’ most charming and dynamic neighborhoods.

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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 - $3,250,000

Newer Built Homes:
Year Built: Late 1990s - Present
Bedrooms: 4 - 5
Bathrooms: 3 - 6
Home Size: 2,500 s.f. - 6,750 s.f.
Lot Size: 5,000 s.f. - 8,000 s.f.
Price: $2,750,000 - $5,250,000

Nestled between Sunset Boulevard and Pacific Coast Highway, this exclusive enclave sits above the prestigious, members-only Bel Air Bay Club. Established in 1927 by Alphonzo Bell, a notable Los Angeles developer, the club was designed as a private coastal retreat for Hollywood’s elite. The neighborhood features stunning white water views stretching from Catalina Island to the Palos Verdes Peninsula. Many homes can unlock even greater ocean views with the addition of a second story, maximizing panoramic coastal vistas.

Community Features:
Underground power lines preserve the natural beauty by maintaining unobstructed sight-lines throughout the neighborhood. While many residences offer private pools, residents also enjoy easy access to the Pacific Ocean via a hillside footpath, blending coastal lifestyle with privacy and recreation.

Architecture and Development:
The majority of homes date back to the mid-20th century (1948 to 1959), reflecting classic midcentury architectural styles. In recent years, remodels and rebuilds have surged, combining vintage charm with modern luxury. This mix attracts buyers seeking either move-in ready homes or investment opportunities with strong potential for appreciation.

Post-Fire Considerations:
Though largely spared from wildfire damage, the neighborhood has heightened focus on fire safety. Many homeowners have invested in defensible landscaping and fire-resistant building materials to protect property values and ensure long-term safety in this desirable coastal enclave.

Buyer Tips:
Prospective buyers should carefully evaluate hillside conditions, foundation stability, drainage, and relevant coastal commission regulations that may impact renovations or new construction. Homes with ocean views typically enjoy strong appreciation, making them sound investments. Working with a local expert knowledgeable in permitting and zoning is highly advised.

Seller Tips:
With limited inventory and consistently high demand for coastal homes offering privacy and breathtaking views, sellers benefit by showcasing updated interiors, expansive outdoor spaces, and well-maintained landscaping. Accurate pricing based on recent comparable sales and market trends is critical for maximizing sale price.

Location Benefits:
This neighborhood offers convenient access to upscale shopping, fine dining, and a variety of recreational activities. Its proximity to top-rated schools and major Westside business hubs makes it appealing to families and professionals alike.

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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 exclusive enclave of just six custom estates situated on a private gated cul-de-sac. Homes in this community rarely come on the market, with only a few resales in the last 20 years, underscoring the neighborhood’s privacy and desirability. Five of the six residences feature private swimming pools, and each property boasts a large building pad with expansive yards, ideal for outdoor living and entertaining.

Located on the northern flank of Pacific Palisades, Bella Oceana Vista nestles against the scenic foothills of Topanga State Park, offering residents a serene, natural setting. It sits between the well-known neighborhoods of Marquez Knolls and Ridgeview Country Estates, blending privacy with convenient access to nearby amenities.

Buyer Tips: Properties here appeal to buyers seeking tranquility and space while still being close to the vibrant Palisades lifestyle. Given the limited availability, working with an agent familiar with this enclave can help identify opportunities early. Buyers should also consider the proximity to Topanga State Park for hiking and outdoor activities.

Seller Tips: Homes in Bella Oceana Vista typically command strong prices due to the scarcity of listings and high demand. Sellers benefit from showcasing outdoor spaces, pools, and the unique natural surroundings. Pricing competitively and highlighting privacy features will attract discerning buyers.

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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

Bienvenida Bluffs is one of the smallest bluff-top communities on the south side of Sunset Boulevard in Pacific Palisades. Known for its serene setting and breathtaking ocean, mountain, and canyon views, the area offers a mix of original mid-century homes alongside newer, larger custom residences. This combination attracts buyers looking for coastal luxury living within close proximity to Los Angeles.

Interesting Neighborhood Facts:

• The neighborhood’s elevated bluff location provides sweeping views of the Pacific Ocean, Catalina Island, and the Santa Monica Mountains, which are major draws for buyers.
   
• Natural topography and mature landscaping provide a high degree of privacy, making it an ideal retreat from the city’s hustle and bustle.
   
• Convenient access to Sunset Boulevard and Palisades Village ensures residents enjoy upscale shopping, dining, and entertainment without sacrificing seclusion.
   

Buyer Tips:

• Due to the hillside setting, it’s critical to assess soil stability, drainage, and compliance with hillside and coastal regulations before purchasing or renovating.
   
• Properties with well-preserved views and outdoor living spaces tend to retain or increase their value over time.
   
• Buyers should be mindful of recent wildfire mitigation efforts in the area and consult with specialists on safety upgrades and insurance needs.
   

Seller Tips:

• There is strong demand for homes that combine original mid-century architecture with modern updates or expansions, especially those that optimize views and outdoor amenities.
   
• Fire-resistant landscaping and other safety improvements have become important selling features following recent fire seasons.
   
• Competitive pricing based on recent comparable sales and emphasizing the neighborhood’s proximity to Palisades Village and coastal attractions can enhance marketability.
   

Market Overview:
Homes in Bienvenida Bluffs range from original constructions between 1,000 and 4,000 square feet priced from $1.1 million to $3 million, to newer builds as large as 7,000 square feet valued up to around $6 million. Lot sizes vary from 4,000 to 8,000 square feet, offering manageable outdoor spaces with stunning views.

Location Benefits:
Residents benefit from access to highly rated local schools, nearby hiking trails, and the vibrant amenities of Palisades Village, all within a peaceful bluff-top environment favored by many who seek privacy and prestige.

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Original Construction Homes
Total Homes: 106
Year Built: 1947 - 1957 (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

Tucked along the eastern edge of Pacific Palisades and bordering Brentwood, The Riviera is one of the most exclusive and sought-after neighborhoods on the Westside. Centered around the world-famous Riviera Country Club, this historic enclave offers a rare combination of timeless luxury, serene surroundings, and stunning views that stretch from the ocean to the city skyline.

The neighborhood is known for its elegant estates, mature landscaping, and quiet streets. It offers residents a rare sense of seclusion without sacrificing proximity to top-rated schools, upscale shopping, and coastal recreation.

The Neighborhood Layout:
The Riviera is made up of three distinct sections: California Riviera, Riviera Estates, and Upper Riviera. Each area has its own character, price points, and appeal, but all are united by the same high standards of privacy, property value, and architectural quality. Whether you are walking your dog, riding your bike along tree-lined roads, or enjoying coffee with canyon views, the neighborhood has a lived-in sense of quiet sophistication.

California Riviera:
The largest section of the neighborhood, California Riviera includes the streets just north and south of Sunset Boulevard. Properties here range from traditional to modern and sit on mostly flat or gently sloped lots. Several homes back directly onto The Riviera Country Club, offering sweeping fairway views.

Homes in this area often have spacious backyards, guest houses, and outdoor entertaining spaces. It is also the most walkable part of the neighborhood, making it popular with families who value access to both Palisades Village and Brentwood’s amenities.

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Number of Homes: 413
Lot Sizes: One quarter to one acre
Home Sizes: 3,500 to 10,000 sqft.
Price Range: 5 million to 15 million
HOA Dues: Voluntary, approximately 250 dollars per year

Riviera Estates:
North of Sunset Boulevard lies Riviera Estates, a tranquil area with larger lots, quiet cul-de-sacs, and sweeping vistas. The terrain allows for more architectural creativity, and many homes are built to maximize views of the city, canyons, or ocean.

This section is especially attractive to buyers looking for gated estates, tennis courts, and space for luxury amenities. It feels elevated and removed, while still offering convenient access to Sunset Boulevard.

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Number of Homes: 143
Lot Sizes: One third to one acre
Home Sizes: 3,250 to 13,500 sqft.
Price Range: 5 million to 20 million

Upper Riviera:
Nestled into the foothills of the Santa Monica Mountains, Upper Riviera is the most private and scenic part of the community. Properties here are often positioned on steep or irregular lots, which allow for dramatic views from Malibu to downtown Los Angeles. Many homes are surrounded by lush landscaping or built into the hillside, offering a true sense of retreat.

This area tends to have fewer homes and a quieter atmosphere, attracting buyers who place a premium on privacy, design, and unobstructed views.

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Number of Homes: 45
Lot Sizes: One quarter to one acre
Home Sizes: 3,500 to over 10,000 sqft.
Price Range: 4.5 million to 20 million

Celebrity Residents and Notable Neighbors:
Over the years, The Riviera has been home to a long list of notable figures from the entertainment, sports, and business worlds. Past and present residents are rumored to include Tom Hanks, Steven Spielberg, Rita Wilson, and Adam Levine. Several A-listers are drawn to the area for its discretion, limited traffic, and proximity to studios in Culver City and Century City.

The Riviera Country Club itself has hosted legendary athletes and celebrities since its founding in 1926. The club’s famed golf course has been the site of PGA tournaments, U.S. Open qualifiers, and will serve as the golf venue for the 2028 Olympics.

Living in The Riviera: What Residents Love:

• Proximity to Nature: The neighborhood is surrounded by hiking trails, with access points to Will Rogers State Historic Park, Rustic Canyon, and the Backbone Trail.
   
• Ocean Breezes: Unlike parts of inland Los Angeles, The Riviera benefits from its elevated position and coastal proximity, bringing cooler temperatures and fresher air.
   
• Top-Rated Schools: Families have access to Palisades Charter Elementary, Paul Revere Middle School, and Palisades Charter High School, as well as prestigious private schools like Brentwood School, Harvard-Westlake, and Archer School for Girls.
   
• Convenience: The neighborhood is a short drive to Brentwood’s San Vicente Boulevard, Palisades Village, Santa Monica beaches, and the 405 freeway.
   

Tips for Buyers:

• View Premiums: Properties with full ocean or golf course views command the highest prices. Be prepared to compete for the best lots.
   
• Historic Homes: Many original homes date back to the 1930s and 40s. While some have been beautifully restored, others may require renovation. Consult local experts who understand zoning and historical guidelines.
   
• Association Details: Each section has its own HOA rules regarding remodels, setbacks, and design standards. It is important to review these carefully before purchasing or planning construction.
   

Tips for Sellers:

• Highlight Privacy and Outdoor Space: These are two of the most important features for Riviera buyers. Emphasize hedging, gates, patios, pools, and gardens in marketing.
   
• Use Architectural Storytelling: Homes designed by renowned architects or with historical character often command a premium. Don’t miss the chance to tell your home’s story.
   
• Professional Staging: Riviera buyers expect high-end presentation. Thoughtful staging can significantly increase interest and perceived value.
   
• Timing: The market is most active in spring and early summer, when sunlight enhances the views and outdoor spaces look their best.

Tucked into the cliffs above the Pacific Ocean, Castellammare is a small but stunning coastal enclave that feels worlds away from the bustle of Los Angeles. With winding hillside roads, Mediterranean-style homes, and panoramic views of the ocean, this neighborhood delivers the kind of California dream lifestyle that rarely comes up for sale.

Its name, which translates from Italian to "Castle by the Sea," reflects the European character of the community. Red-tiled roofs, arched windows, stucco facades, and palm-framed courtyards are hallmarks of the architectural style, creating a visual connection to the villages along the Italian Riviera. Homes cling to steep terrain in the lower elevations, while the upper mesa provides a more gently sloped area with room for larger yards and swimming pools.

Location and Access:

Castellammare is located at the point where Sunset Boulevard meets Pacific Coast Highway. Its position at the southern edge of Pacific Palisades places it just minutes from the Palisades Village and downtown Santa Monica. To the west, the neighborhood is bordered by the Getty Villa, a world-class museum and cultural landmark nestled into the hillside. Residents enjoy easy access to beaches, scenic hiking trails, and the coastal bike path.

Despite its proximity to major thoroughfares, Castellammare remains a quiet, residential retreat. Street access is limited and mostly residential, contributing to a peaceful atmosphere with very little through-traffic.

Architecture and Property Types:

Castellammare offers a diverse mix of homes, from charming bungalows and 1950s ranch-style properties to newly built contemporary estates. The architectural character of the neighborhood leans heavily Mediterranean, but newer homes occasionally introduce modern design elements while still conforming to strict HOA architectural review standards.

Lots in the lower canyon are smaller and often tiered to accommodate the steep grade, resulting in multi-level homes with dramatic sightlines. Upper Castellammare, also referred to as the mesa, offers larger parcels with more usable outdoor space.

A limited number of homes in the neighborhood exceed 6,000 sqft. in size, with some newer constructions featuring 7 or 8 bedrooms and private elevators. Ocean views are common, and select rim properties have direct, unobstructed views of the coastline, Malibu cliffs, and Catalina Island on clear days.

Community and Lifestyle:

The Castellammare Mesa Homeowners Association plays an active role in protecting the integrity of the neighborhood. Membership is voluntary, with low annual dues, but many residents participate in the social events, community forums, and neighborhood watch initiatives. The HOA maintains an architectural review committee that reviews proposed exterior changes to ensure consistency with neighborhood guidelines.

Residents describe Castellammare as tight-knit and neighborly. Community events include seasonal gatherings, block parties, and the distribution of a quarterly newsletter. For more information, visit: www.castellammaremesa.com

Real Estate Snapshot:

Total Homes: Approximately 315
Year Built: Late 1920s to Present (with peak construction in the 1950s)
Bedrooms: 2 to 5
Bathrooms: 1.5 to 6
Home Size: 1,000 sqft. to 6,000 sqft. (select homes up to 8,000 sqft.)
Lot Size: 3,000 sqft. to three-quarters of an acre
Price Range: $1.5 million to $6 million (top-tier view homes may exceed this range)
HOA Dues: Approximately $85 per year (voluntary)

Famous Residents and Notable Homes:

Castellammare has long attracted actors, artists, and entertainment professionals drawn to the neighborhood’s privacy and ocean views. Legendary screen star Greta Garbo once lived in the area. More recently, actors such as Anthony Hopkins and director James Cameron have owned homes nearby. Although not every home has a celebrity pedigree, many properties offer the kind of discretion and beauty that make them highly desirable to high-profile buyers.

Advice for Buyers:

Before purchasing in Castellammare, it is important to understand the nuances of the hillside terrain. Some homes may require additional structural engineering or ongoing maintenance due to slope conditions. Always conduct thorough inspections, particularly for drainage, foundation integrity, and retaining wall conditions.

Homes with ocean views often carry a premium, and properties with flat yards on the mesa are especially competitive. Be prepared for narrow streets and limited parking in parts of the neighborhood. A local real estate expert can help identify homes with long-term value and navigate HOA guidelines if you're planning to remodel or rebuild.

Advice for Sellers:

If you are considering listing your home in Castellammare, emphasize features like ocean views, updated interiors, outdoor entertaining space, and unique architectural details. Staging the property to showcase the indoor-outdoor flow is critical. Properties with view decks, balconies, or private patios should be highlighted in marketing. Sellers may also want to provide potential buyers with geotechnical or foundation reports upfront to ease concerns about hillside construction.

Pricing should reflect the home’s elevation, view corridor, and condition. Homes on the rim or those offering large flat lots will command significantly more than interior homes without a view.

Interesting Facts:

• Castellammare was originally developed by a group of Italian investors in the 1920s who sought to recreate the charm of Mediterranean coastal villages.
   
• Many of the original street names, such as Castellammare Drive and Porto Marina Way, still reflect the area’s Italian influence.
   
• The neighborhood is one of the closest residential communities to Topanga State Park, offering residents access to miles of hiking and biking trails.

Tucked between Sunset Boulevard and the dramatic edge of the bluff overlooking the Pacific, El Medio Bluffs offers a quieter, more residential experience within Pacific Palisades. Known for its flat streets, walkability, and family-friendly vibe, the neighborhood attracts buyers looking for a laid-back lifestyle with easy access to schools, parks, and the beach.

Location and Access:

El Medio Bluffs is situated just west of Temescal Canyon Road and south of Sunset Boulevard, with Palisades Charter High School forming its eastern edge. The neighborhood’s blufftop geography prevents through-street access to adjacent areas, which helps limit traffic to local residents. Streets are wide and lined with sidewalks, making the area ideal for evening strolls, kids on bikes, and dog walkers.

Palisades Village is just a short walk or drive away, offering upscale shops, dining, fitness studios, grocery stores, and a weekly farmers market. For outdoor enthusiasts, Temescal Gateway Park is close by and provides miles of hiking trails and access to the Santa Monica Mountains.

Neighborhood Character:

El Medio Bluffs blends the charm of original postwar construction with modern redevelopment. Many homes were originally built in the 1940s and 1950s as modest single-story residences. Over time, a wave of newer construction has introduced larger, multi-story homes with open floor plans, high ceilings, and luxury finishes. The mix gives the neighborhood an evolving, yet grounded feel.

While some blocks still retain their original architectural character, others feature side-by-side newly built homes, often completed by developers targeting both end-user buyers and resale opportunities. Residents tend to be a mix of families, professionals, and retirees, many of whom value the convenience, safety, and sense of community that El Medio offers.

Views and Topography:

The neighborhood sits on a bluff, but only homes directly along the edge enjoy ocean or canyon views. These rim properties command a premium due to their sightlines and sense of privacy. Most interior streets are relatively flat and do not have ocean views, but the well-maintained landscaping and lack of through traffic make them desirable in other ways.

Real Estate Snapshot:

Original Construction Homes:
Year Built: 1940s to 1950s
Bedrooms: 2 to 5
Bathrooms: 1 to 4.5
Home Size: 1,000 sqft. to 4,000 sqft.
Lot Size: 4,000 sqft. to approximately one-third acre
Price Range: $2,000,000 to $3,500,000

Newer Build Homes:
Year Built: Late 1990s to Present
Bedrooms: 4 to 6
Bathrooms: 3.5 to 9
Home Size: 3,000 sqft. to 8,000 sqft.
Lot Size: 4,000 sqft. to approximately one-third acre
Price Range: $3,000,000 to $7,000,000

Advice for Buyers:

El Medio Bluffs offers strong long-term value and a quality lifestyle, but competition can be high. Entry-level homes, especially those that are livable but not yet redeveloped, tend to attract multiple offers from both families and developers. If you're looking for a forever home, consider purchasing a well-located fixer or off-market property where you can add value over time. Also, keep an eye on lot orientation and potential to capture a view from a second story, even if the current home is single level.

Advice for Sellers:

If you are thinking about listing your home, be strategic with timing and presentation. Homes in move-in condition or those with large flat yards will draw immediate attention. Given the number of new builds in the area, original homes can also be positioned to attract developers, especially on wider or deeper lots. Pricing should reflect the street, condition, lot size, and proximity to the bluff. If your property sits near the edge or has a potential view, highlight it clearly in your marketing.

Community and Lifestyle:

El Medio Bluffs has an easygoing, residential feel that appeals to both long-time Palisadians and newer families moving west from Brentwood or Santa Monica. The area is popular with parents who value walkable access to Palisades Charter Elementary and Palisades High School, both well-regarded for academics and community involvement.

The streets are known for holiday decorations, weekend lemonade stands, and impromptu gatherings among neighbors. Residents frequently participate in local events such as the Palisades Fourth of July parade, Sunday farmers markets, and community clean-up days.

Notable Residents:

El Medio Bluffs has quietly attracted a handful of high-profile residents, thanks to its privacy and proximity to the coast. While the neighborhood tends to fly under the radar compared to The Riviera or Huntington, you may find entertainment industry professionals, athletes, and entrepreneurs among your neighbors. While specific names are not always public, the area’s low-key prestige is part of its charm.

1. Interesting Facts:

• El Medio Bluffs was originally developed in the postwar era as one of Pacific Palisades' early residential tracts.
   
• The area remains one of the few parts of the Palisades with a mostly flat street grid, a major plus for families with young kids.
   
• Properties along Friends Street and El Medio Avenue offer some of the best views and are rarely available for sale.

The Huntington is among the most coveted neighborhoods in Pacific Palisades, known for its elegant homes, well-maintained properties, and prime location just south of The Village and the Palisades Park and Recreation Center. This community offers access to lighted sports fields, tennis courts, and lush green spaces, making it ideal for families and active residents.

Community and Amenities:
Residents of The Huntington enjoy private pools and spacious, manicured yards. Many of the larger estates include luxurious features such as guest houses, personal gyms, home theaters, and expansive outdoor entertaining areas. The neighborhood’s location atop the bluff provides many properties with stunning ocean views, especially those along Chautauqua Boulevard and Corona Del Mar. At the highest end, oceanfront parcels on Corona Del Mar have sold for prices up to $20 million.

Home Styles and Real Estate:
Most original homes in the area were built from the 1930s through the 1950s and have been carefully updated with high-end finishes and modern conveniences. In recent decades, newer construction homes have also entered the market, often larger and outfitted with the latest luxury amenities.

Community Governance and Security:
The Huntington Palisades Property Owners’ Corporation (HPPOC) governs the community. Annual dues are mandatory and calculated based on lot size and square footage, though they generally remain under a few hundred dollars per year. The HPPOC enforces community guidelines, including restrictions on remodeling, new construction, and demolition. The association also maintains Corona Del Mar Park, a private recreational space overlooking the Pacific Ocean that is exclusive to residents.

Security within The Huntington is managed by the Huntington Palisades Protective Association (HPPA), which provides 24-hour patrols throughout the neighborhood. While security dues are voluntary, they are strongly encouraged by the HPPOC to ensure a safe and secure environment.

A few properties on Alma Real Road and Chautauqua Boulevard blend seamlessly into The Huntington but fall outside the HPPOC’s jurisdiction.

For additional information about the HPPOC, visit https://hppoc.org/.

Real Estate Snapshot:

Original Construction Homes
Year Built: 1930s to 1950s
Bedrooms: 2 to 6
Bathrooms: 2 to 8
Home Size: 1,750 sqft. to 7,000 sqft.
Lot Size: 7,000 sqft. to three-quarters of an acre
Price Range: $3,000,000 to $8,500,000
HOA Dues: Based on square footage and lot size

Newer Build Homes
Year Built: Last 25 years
Bedrooms: 4 to 7
Bathrooms: 4 to 9
Home Size: 3,500 sqft. to 9,500 sqft.
Lot Size: 7,000 sqft. to three-quarters of an acre
Price Range: $4,000,000 to $11,000,000
HOA Dues: Based on square footage and lot size

Buyer Tips:
Buyers should consider the community’s HOA regulations carefully, especially if planning significant remodeling or rebuilding. Homes on the bluff’s rim with ocean views command premium prices but also offer exceptional privacy and scenic beauty. Working with an agent familiar with The Huntington’s unique community guidelines can smooth the buying process.

Seller Tips:
Sellers can enhance value by highlighting luxury amenities such as pools, guest houses, and updated interiors. Given the range of home sizes and styles, pricing should be tailored to lot position, view potential, and recent upgrades. Including HPPOC documents and recent maintenance records in marketing materials can build buyer confidence.

Lifestyle and Community:
Residents appreciate the peaceful environment, proximity to parks and schools, and the secure, community-oriented feel. The nearby recreation center encourages an active lifestyle with facilities for tennis, baseball, soccer, and more. Social events organized by neighborhood groups foster a strong sense of community.

Las Casas Loop is a serene residential enclave situated on a small bluff along the west side of Las Pulgas Canyon, just south of Sunset Boulevard. The neighborhood is centered around a single looping street, which naturally minimizes through traffic and creates a peaceful environment favored by residents.

Location and Community:
This tight-knit community benefits from its bluffside position, with homes along the edge enjoying some of the best views in the area. The streets are calm and primarily serve local residents, making it ideal for families and those seeking privacy.

Architecture and Development:
Compared to other parts of Pacific Palisades, Las Casas Loop has experienced relatively little redevelopment. Many original homes dating back to the 1930s through the 1950s remain, preserving the neighborhood’s classic charm. This also makes the area one of the more accessible entry points into the Palisades real estate market.

Buyer Insights:
Buyers interested in Las Casas Loop should be prepared for a range of home styles and conditions, from charming original residences to more modern updates. Due to the limited number of homes and the neighborhood’s desirability, competition can be strong. Homes with bluff-edge locations and views typically command a premium.

Seller Recommendations:
Sellers can boost appeal by emphasizing outdoor spaces and potential views, especially for homes near the bluff’s edge. Given the mix of older and newer homes, staging and highlighting unique architectural details will help differentiate listings in this quiet market.

Community Lifestyle:
Residents enjoy a low-key, private lifestyle with easy access to nearby parks, trails, and the amenities of Pacific Palisades Village. The loop configuration fosters a friendly neighborly atmosphere where community events and informal gatherings are common.

Real Estate Snapshot:
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Total Homes: Approximately 160
Year Built: 1930s to Present (peak construction 1940s to 1950s)
Bedrooms: 2 to 6
Bathrooms: 1 to 7
Home Size: 1,000 sqft. to 5,500 sqft.
Lot Size: 4,500 sqft. to one-quarter acre
Price Range: $1,750,000 to $5,000,000

Marquez Knolls is the largest neighborhood within Pacific Palisades, spanning diverse terrain north of Sunset Boulevard between Bienvenida Avenue and Santa Ynez Canyon. Rising approximately 1,000 feet from Lower Marquez in the south to the ridgelines near Palisades Highlands in the north, this varied landscape creates a striking range of views. The homes near the top enjoy some of the most breathtaking panoramas in the region.

Neighborhood Character and Location:
Lower Marquez features more modest homes on smaller lots—typically up to one-quarter acre—making it one of the more approachable areas within the Palisades market. As you move upward in elevation, homes are set on larger lots, frequently boasting pools, spacious outdoor living spaces, and panoramic views of the ocean, city, and mountains. Select estates at the crest of the community are among the most prestigious, often reaching eight-figure price tags due to their size and location.

Community Organization and Security:
The Marquez Knolls Property Association (MKPA) serves as a voluntary organization welcoming all homeowners and businesses within the neighborhood. MKPA promotes community involvement, maintains neighborhood standards, and shares important updates with members. For security, ACS offers a voluntary 24/7 patrol service that many residents subscribe to for peace of mind.

Real Estate Snapshot:

Peak Construction Homes
Year Built: 1940s to 1970s
Bedrooms: 2 to 5
Bathrooms: 1 to 4.5
Home Size: 1,000 sqft. to 4,000 sqft.
Lot Size: 5,000 sqft. to one-half acre
Price Range: $1,500,000 to $4,500,000

Newer Build Homes
Year Built: 1980 to Present
Bedrooms: 3 to 6
Bathrooms: 3 to 7
Home Size: 3,000 sqft. to 7,000 sqft.
Lot Size: 5,500 sqft. to over 1 acre
Price Range: $2,500,000 to $6,500,000

Buyer Tips:
Buyers should take care to assess how elevation influences views, privacy, and access. Lower elevation homes offer more affordable options with proximity to the heart of the community. Higher elevation properties deliver sweeping views and larger lots but come with a premium. Joining MKPA and subscribing to ACS security can enhance community connection and safety.

Seller Tips:
Sellers should highlight unique features like views, outdoor entertaining spaces, and proximity to hiking trails or neighborhood schools. Homes at the top of the hills tend to attract luxury buyers, so emphasize privacy, upgrades, and community benefits such as MKPA membership and ACS security services to add value.

Community and Lifestyle:
Marquez Knolls combines suburban tranquility with easy access to nature. With a diverse population of families, professionals, and retirees, the neighborhood enjoys a strong sense of community supported by MKPA events and neighborhood patrols. The extensive nearby trail system invites residents to explore the scenic Santa Monica Mountains and Palisades Park.

Did You Know?

• Marquez Knolls sits near the iconic Temescal Gateway Park, home to miles of hiking and biking trails with views that stretch all the way to the ocean.
   
• The elevation changes in Marquez Knolls create microclimates, meaning temperatures can feel cooler at the top during summer evenings—a refreshing benefit during warm Southern California days.
   
• The community’s size and variety make it a microcosm of Pacific Palisades itself, offering a blend of historic charm and modern luxury all within a walk or short drive of the beach and village.

Pacific View Estates occupies a prime location just west of the Getty Villa, where Pacific Palisades meets the Malibu border. Conveniently situated off Pacific Coast Highway, this community offers residents easy access to Santa Monica and downtown Los Angeles, making it ideal for commuters. Outdoor lovers will appreciate the short walks to both the beach and nearby mountain trailheads.

Neighborhood and Lifestyle:
Generous lot sizes allow for spacious grassy yards and swimming pools, creating a relaxed Southern California lifestyle focused on outdoor living. Nearly every home enjoys ocean views, a coveted feature that enhances the neighborhood’s appeal. Though redevelopment is limited compared to other parts of Pacific Palisades, many original homes have been thoughtfully remodeled or expanded to meet modern standards.

Community Organization:
The Pacific View Estates Homeowner's Association (PVE HOA) represents the neighborhood. With modest annual dues of $75, homeowners gain voting rights and enjoy complimentary walk-on passes to the adjacent Getty Villa, a unique cultural benefit for residents. For more information on the HOA and community events, please visit their website at https://pacificviewestates.org/.

Real Estate Snapshot:
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Total Homes: 94
Year Built: 1964 to 1965
Bedrooms: 2 to 5
Bathrooms: 2.5 to 5
Home Size: 2,500 sqft. to 5,000 sqft.
Lot Size: One-third acre to three-quarters of an acre
Price Range: $2,500,000 to $5,000,000
HOA Dues: $75 per year

Buyer Tips:
Buyers should explore opportunities to enhance outdoor living spaces, as yards and pools are major draws here. Many homes retain mid-century charm but have been updated with modern finishes. Properties with unobstructed ocean views tend to command premium prices, so prioritize location on the lot and sightlines when touring.

Seller Tips:
Sellers can increase market appeal by showcasing the outdoor amenities, views, and proximity to the Getty Villa and outdoor recreation. Highlight any upgrades and emphasize the low HOA dues that include exclusive Getty Villa access. Staging outdoor spaces can make a significant difference in attracting buyers who value indoor-outdoor flow.

The Palisair neighborhood consists of three contiguous tracts developed primarily in the 1950s and early 1960s. Perched high in the hills above Sunset Boulevard and just west of Temescal Canyon Gateway Park, Palisair offers residents a blend of privacy, natural beauty, and proximity to The Village, Pacific Palisades’ vibrant commercial hub. Outdoor lovers appreciate immediate access to two trailheads within the community that lead into Topanga State Park’s 36,000 acres of hiking and biking trails.

Neighborhood Character and Terrain:
Spanning three adjacent hilltops, Palisair features homes elevated above their surroundings with sweeping views of the canyon, city, or ocean depending on orientation. The natural topography creates winding, sometimes steep streets, and uniquely shaped lots that vary widely in size and layout. The average lot size ranges from approximately 8,500 square feet up to two-thirds of an acre, offering both manageable yard spaces and privacy.

Homes built in the original era tend to be modest to mid-sized, ranging from 1,600 to 4,000 square feet. However, several homes constructed in the last decade have pushed these boundaries, offering larger floor plans and modern luxury finishes that command prices exceeding $4 million.

Community and Association:
The Palisair Homeowner’s Association (HOA) plays an active role in preserving the neighborhood’s character, particularly through enforcement of CC&Rs that protect views—a valuable and highly sought-after feature. HOA dues, approximately $242 annually, help maintain community standards and foster neighborhood cohesion.

Real Estate Overview:
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Total Homes: 140
Year Built: 1954 to 1962, with some newer builds from the 2010s onward
Bedrooms: 3 to 4
Bathrooms: 2 to 5
Home Size: 1,600 sqft. to 4,000 sqft. (larger in newer builds)
Lot Size: 8,500 sqft. to 2/3 acre
Price Range: $2,000,000 to $4,000,000 (with newer luxury homes exceeding this range)
HOA Dues: $242 per year

Celebrity Connections:
While Palisair is more understated than some ultra-luxury Palisades neighborhoods, it has attracted notable residents over the years, particularly individuals who value privacy and natural surroundings. Though exact sales details are often private, homes here occasionally draw interest from entertainment industry professionals and tech entrepreneurs looking for serene yet convenient hillside living.

Buyer Insights:
Potential buyers should carefully consider lot orientation to maximize view potential and privacy. The community’s trail access and proximity to Temescal Gateway Park make it especially attractive to active residents who enjoy outdoor recreation. HOA view protections can impact remodeling plans, so reviewing association guidelines early in the buying process is crucial.

Seller Recommendations:
When marketing homes, sellers should highlight unique hillside views, proximity to nature, and access to Pacific Palisades Village amenities. Emphasizing any recent renovations or expansions, especially in newer construction, can help position a property at the higher end of the market. Providing clear information about HOA benefits and restrictions will assist buyers in understanding the neighborhood’s value.

Additional Information:

• Palisair’s median home sale price in the past 12 months has hovered around $3.1 million, reflecting stable demand in this sought-after community.
   
• The community enjoys a temperate microclimate, with cooler evenings due to its hillside position and frequent ocean breezes.
   
• Its location near highly rated Palisades Charter High School adds appeal for families.
   
• Residents often participate in local conservation efforts to protect surrounding natural spaces and maintain the neighborhood’s tranquil atmosphere.
   

Paseo Miramar rises gently into the lower foothills of the Santa Monica Mountains, situated north of Sunset Boulevard just before it meets the Pacific Coast Highway. This serene neighborhood is arranged along a single main road with six quiet cul-de-sacs branching off, creating a private and peaceful setting. Residents enjoy the rare convenience of walking to both the beach and Topanga State Park via the Paseo Miramar Trail, which begins at the neighborhood’s highest point.

Architecture and Home Styles:
Paseo Miramar’s homes reflect nearly a century of architectural styles, from charming vintage residences dating back to the 1920s to modern estates built since the 1990s. Newer homes generally feature four or more bedrooms and average about 4,000 square feet, while the largest and most historic houses often surpass 7,000 square feet, combining classic charm with substantial living space. This architectural variety makes the neighborhood attractive to a wide range of buyers.

Views and Lifestyle:
Many properties in Paseo Miramar offer sweeping panoramic vistas of the Pacific Ocean, sparkling city lights, and verdant mountain landscapes. The hillside location provides a peaceful retreat while maintaining easy access to both coastal and mountain recreational opportunities. The community’s proximity to hiking trails, beaches, and scenic overlooks supports an active outdoor lifestyle highly prized in the Los Angeles area.

Community Organization:
The Miramar Homeowners Association represents local interests, supporting community maintenance and neighborhood activities. While HOA dues are generally modest, they contribute to preserving the quality and character of the neighborhood.

Recent Market Context and Post-Fire Trends:
While Paseo Miramar has been largely spared from the devastating wildfires that have impacted nearby communities in recent years, the overall Westside real estate market has seen increased interest from buyers seeking safer hillside locations with natural firebreaks and well-maintained access roads. Paseo Miramar’s position above Sunset Boulevard and its relatively low-density layout contribute to its appeal as a secure yet scenic community.

Since 2020, homes here have maintained strong values with average sale prices trending upward, particularly for properties offering expansive views and significant outdoor living areas. Recent sales have seen multiple offers and quick closings, reflecting robust demand.

Celebrity Real Estate Activity:
Though not as celebrity-dense as some other Pacific Palisades neighborhoods, Paseo Miramar has attracted notable figures from the entertainment industry who value privacy and natural beauty. For example, select homes in the area have been quietly sold to high-profile buyers seeking a retreat close to the city but removed from busier enclaves. Due to privacy concerns, exact names and transactions often remain confidential, but industry insiders recognize Paseo Miramar as a hidden gem for those desiring understated luxury.

Real Estate Snapshot:
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Total Homes: 70
Year Built: 1920s to Present
Bedrooms: 2 to 7
Bathrooms: 2 to 9
Home Size: 2,000 sqft. to 9,000 sqft.
Lot Size: One-fifth acre to over 1 acre
Price Range: $2,500,000 to $11,000,000

Buyer Tips:
When shopping in Paseo Miramar, prioritize homes that maximize views and access to the neighborhood’s outdoor amenities. Older homes may offer unique charm and larger lots but be prepared for potential remodeling or updating costs. Engaging a real estate agent with expertise in hillside properties is crucial to navigate challenges such as terrain, lot configuration, and HOA regulations.

Seller Tips:
Sellers should spotlight panoramic ocean and mountain views, recent upgrades, and proximity to the exclusive Paseo Miramar Trail. Emphasizing the neighborhood’s privacy, quiet cul-de-sac layout, and lifestyle benefits will attract discerning buyers. Market homes early in the spring or summer when demand for coastal hillside properties typically peaks.

Ridgeview Country Estates is widely regarded as one of the most prestigious neighborhoods within Pacific Palisades. Comprised of two separate guard-gated enclaves at the top of Bienvenida Avenue, this community offers residents both privacy and security with 24-hour controlled access. Custom estates here reflect exceptional craftsmanship, with many homes designed by renowned architects and completed by leading builders and interior designers known for their high standards and attention to detail.

Views and Amenities:
The community features stunning ocean and mountain views, particularly from properties perched along Shadow Mountain Drive and adjacent cul-de-sacs. Almost every home includes a private swimming pool and a garage for three or more vehicles. Luxury amenities such as tennis courts, personal gyms, and detached guest houses appear throughout the neighborhood, catering to upscale lifestyles. The Leacock trailhead located between the two gated entrances offers convenient access to miles of hiking trails in the Santa Monica Mountains.

Community and HOA:
The homeowners association maintains high community standards through annual dues ranging from approximately $575 to $625. These fees fund security patrols, landscaping, and upkeep of the community’s monuments and entrances, helping preserve Ridgeview’s pristine appearance and exclusive atmosphere.

Real Estate Overview and Market Insights:
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Total Homes: 61
Year Built: Late 1980s through 1999
Bedrooms: 4 to 8
Bathrooms: 4 to 9
Home Size: 5,000 sqft. to 10,000 sqft.
Lot Size: 0.5 acre to 2 acres
Price Range: $4,500,000 to $12,000,000

Over the past few years, Ridgeview has experienced consistent demand from high-net-worth buyers seeking privacy close to Los Angeles’ coast. Median sales prices have hovered around $7 million to $8 million, reflecting the neighborhood’s position near the upper end of Pacific Palisades’ luxury market. Properties with sweeping ocean views and updated amenities tend to sell quickly, often receiving multiple offers.

Celebrity Connections:
Ridgeview Country Estates has long attracted celebrities, executives, and industry leaders drawn to its combination of security, spacious grounds, and breathtaking views. While confidentiality is rigorously maintained, notable past residents and buyers have included actors, producers, and top-tier entertainment figures who value the privacy afforded by the gated entrances and large lot sizes. Such celebrity ownership often elevates neighborhood prestige and can positively influence property values.

Buyer Tips:
Buyers should prioritize homes with unobstructed ocean or mountain views and consider properties with expansive outdoor living spaces. The neighborhood’s strict HOA guidelines help maintain property values but may affect remodeling plans, so reviewing HOA rules is essential before purchase.

Seller Tips:
When selling, emphasize Ridgeview’s exclusivity, gated security, and proximity to upscale Pacific Palisades Village and coastal amenities. Highlighting the nearby hiking access at Leacock Trail and showcasing premium features such as pools, tennis courts, and guest houses will appeal to luxury buyers. Pricing homes in line with recent comparable sales, especially those with premium views, will help attract qualified buyers.

As the name suggests, Riviera Adjacent comprises homes directly neighboring the California Riviera community, though not part of its homeowner’s association. Located along Rivoli Drive on the western edge of The Riviera, this quiet enclave offers stunning views of Rustic Canyon, Will Rogers State Park, and the polo fields. Yard sizes vary significantly, and many homes feature swimming pools where space allows.

Most homes were built during the late 1950s and 1960s, combining classic mid-century architecture with tasteful modern renovations. A few larger estates, ranging from 6,000 to 8,000 square feet, are scattered throughout the neighborhood. These rare properties, when available, often exceed the typical price range listed below.

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Total Homes: 25
Year Built: Late 1950s to 1960s (majority)
Bedrooms: 3 to 6
Bathrooms: 2 to 8
Home Size: 2,000 sqft. to 6,500 sqft.
Lot Size: 8,000 sqft. to 1/2 acre
Price Range: $3,500,000 to $10,000,000

Interesting Info:
Riviera Adjacent offers a peaceful and private retreat from the busier parts of Pacific Palisades. Its proximity to Will Rogers State Historic Park means residents enjoy easy access to hiking, horseback riding, and wide open green spaces. The absence of a homeowners association gives owners more freedom to personalize their homes and yards.

The neighborhood’s quiet streets and natural surroundings attract families and professionals seeking privacy while remaining close to Pacific Palisades Village, Malibu beaches, and the vibrant Westside.

Stats and Market Insights:
This small and exclusive community sees limited turnover, creating strong demand. Home values have steadily increased over the past several years, with prices for properties boasting exceptional views and amenities often climbing well above $7 million. Buyers typically compete for available homes, especially the larger estates.

Did You Know?
Riviera Adjacent has long been favored by entertainment industry insiders and celebrities who appreciate its blend of privacy, scenic beauty, and convenient location near both the coast and city. The nearby Polo Fields are not just a recreational gem but also host high-profile charity events featuring stars from Hollywood and beyond.

Nestled just off Sunset Boulevard, Rivas Canyon Road is a secluded enclave made up of only thirteen homes. This quiet lane feels more like a private driveway than a city street, shaded by mature trees and surrounded by spacious lots. The setting offers residents an exceptional level of privacy and a serene atmosphere that feels far removed from the hustle of Los Angeles, despite its convenient location.

The architecture along Rivas Canyon Road reflects decades of varied styles, with homes built from the 1930s through the 1980s, along with two newer custom estates completed in 2009 and 2015. The sizable lots range from just under one acre to four acres, allowing for grand properties that sometimes exceed 15,000 square feet of living space.

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Total Homes: 13
Year Built: Late 1930s to early 1980s (plus two newer builds in 2009 and 2015)
Bedrooms: 3 to 8
Bathrooms: 3 to 12
Home Size: 2,000 sqft. to 15,000 sqft.
Lot Size: Approximately 2/3 acre to 4 acres
Price Range: $4,000,000 to $15,000,000

Interesting Info:
Rivas Canyon Road borders the stunning natural surroundings of Will Rogers State Historic Park, offering residents immediate access to hiking trails, horseback riding paths, and wide-open green spaces. The peacefulness of the neighborhood contrasts beautifully with the nearby Palisades Village, where upscale shops, restaurants, and amenities are just a short drive away.

Properties here often feature resort-caliber amenities including swimming pools, guesthouses, private gyms, and state-of-the-art home theaters, ideal for homeowners seeking a luxurious and private urban sanctuary.

Stats and Market Insights:
The combination of a small number of homes, expansive lots, and distinctive architectural designs makes Rivas Canyon Road one of the most coveted addresses in Pacific Palisades. Sales occur infrequently but attract intense interest, with some properties commanding prices as high as $15 million. Unique homes with historical significance or spectacular views tend to draw high-profile buyers and celebrities.

Did You Know?
Rivas Canyon Road has long been favored by Hollywood insiders, including actors and directors who prize its rare blend of privacy and proximity to major studios. The neighborhood’s location next to Will Rogers State Historic Park also makes it popular among equestrian enthusiasts, with several notable riders having stables nearby. Furthermore, the lush, expansive grounds of many estates have been used as picturesque settings for outdoor filming, reinforcing the community’s strong ties to the entertainment industry.

Rustic Canyon is one of the most treasured neighborhoods in Pacific Palisades, offering a unique blend of natural serenity and convenient city access. Situated on the eastern edge of the Palisades, the canyon stretches from the expansive greenery of Will Rogers State Historic Park down to the coastline. Residents here enjoy the rare opportunity to live surrounded by mature trees, dense foliage, and a seasonal creek that flows gently toward the ocean.

Although just minutes from the bustling downtown of Santa Monica, the quaint shops and restaurants of Palisades Village, and major freeways, Rustic Canyon feels like a secluded retreat. The neighborhood’s distinctive geography, characterized by its deep wooded canyon, naturally limits traffic through the area, creating an environment of privacy and fostering a close-knit community atmosphere.

Architecture and History:
The homes in Rustic Canyon reflect nearly a century of architectural styles, with many original structures built in the 1920s and 1930s. The largest wave of construction occurred after World War II, mainly in the 1940s and 1950s, adding to the neighborhood’s architectural variety. Unlike many other Los Angeles areas undergoing extensive redevelopment, Rustic Canyon has retained much of its original character. Long-time residents have been committed to preserving the canyon’s historic charm, opposing large-scale demolitions and overbuilding that could disrupt the peaceful setting. The housing options range from charming vintage cottages to expansive estates on sizeable lots, some exceeding an acre.

Community Amenities:
Central to the neighborhood is the Rustic Canyon Recreation Center, which serves both residents and visitors. The center features numerous free amenities including six tennis courts, baseball and volleyball courts, indoor and outdoor basketball facilities, playgrounds, picnic areas, and BBQ pits. These offerings make Rustic Canyon a lively hub for sports, family activities, and community events, enhancing its appeal to families and active residents.

Community Organizations and Environmental Stewardship:
The Santa Monica Canyon Civic Association represents the shared interests of Rustic Canyon and adjacent Santa Monica Canyon residents. Additionally, two more focused groups—the Rustic Canyon Neighborhood Association and the Homeowners Association of Rustic Canyon (HARC)—work diligently to preserve the environment, maintain neighborhood safety, and organize community programs. Their stewardship is vital in safeguarding the canyon’s natural beauty and preventing excessive development.

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Total Homes: Approximately 450
Year Built: Late 1920s to Present (with a peak in the 1950s)
Bedrooms: 2 to 6
Bathrooms: 1 to 7
Home Size: 750 sqft to 7,500 sqft
Lot Size: 4,500 sqft to over 1 acre
Price Range: $1,750,000 to $8,500,000

Interesting Info:
The seasonal creek that runs through Rustic Canyon creates a lush microclimate that supports a diverse range of native plants and wildlife rarely found within Los Angeles city limits. Residents enjoy peaceful walking trails connecting to Will Rogers State Park, which provides some of the region’s best hiking and equestrian routes. This close connection to nature makes Rustic Canyon a favorite spot for outdoor lovers and families looking for a healthy, active lifestyle.

Market Insights:
Rustic Canyon’s real estate market is known for its broad appeal and stability. Buyers range from those seeking charming starter homes to wealthy families in search of large estates with privacy and nature views. Although some properties have been modernized or expanded, there remains strong demand for homes with original architectural features or generous lots. The limited inventory and desirability of the area tend to keep competition high among buyers.

Did You Know?
Rustic Canyon has long been a haven for creative professionals including writers, filmmakers, and artists who are drawn to its tranquil setting and inspiring landscapes. Its close proximity to Hollywood studios combined with privacy and seclusion makes it an ideal retreat for entertainment industry insiders. The mature trees and creekside locations also make the canyon a popular choice for outdoor filming and photography, further strengthening its connection to Los Angeles’ artistic community.

Santa Monica Canyon is a unique neighborhood that, despite sharing a zip code with the city of Santa Monica, actually lies within the city of Los Angeles. The area blends seamlessly with Rustic Canyon to the northwest, and locals often refer to both as simply “The Canyon.” This lush, hillside community stretches from the rolling bluffs above the Pacific Ocean to the vibrant urban life nearby.

Nestled between the California Riviera and Rustic Canyon to the north and west, and the bustling city of Santa Monica to the southeast, Santa Monica Canyon offers residents quick access to the beach and downtown Santa Monica’s shopping, dining, and entertainment. One of the neighborhood’s most well-known features is the Santa Monica Stairs, a steep outdoor staircase carved into the canyon wall. This spot has become a hotspot for fitness buffs and outdoor enthusiasts citywide, blending exercise with stunning views of the ocean and city below.

Architecture and Community Character:
Santa Monica Canyon is a predominantly single-family home community, with properties ranging from cozy historic cottages to expansive modern estates. Most homes were built between the 1920s and 1950s, featuring mid-century and traditional architectural styles, although contemporary rebuilds have been increasing in recent decades. House sizes vary from about 1,000 square feet to over 8,000 square feet, accommodating a wide range of buyers.

The neighborhood maintains a close-knit vibe supported by several active community organizations. The Santa Monica Canyon Civic Association represents the overall interests of residents, while the BOCA Neighborhood Organization focuses on preserving the natural environment around the canyon mouth near Canyon Charter School and Channel Road. The Upper Santa Monica Canyon Homeowners Association provides additional oversight and stewardship in a smaller, more contained pocket north of Entrada Drive.

Real Estate Market and Lifestyle:
Prices in Santa Monica Canyon currently range from approximately $1.65 million for smaller homes up to $11 million or more for luxury estates, especially those with ocean views or close proximity to the beach. Buyers are drawn to the combination of serene natural surroundings, privacy, and urban convenience. Homes that retain original architectural details often appeal to those valuing character and history, while new constructions attract buyers looking for state-of-the-art amenities and expansive indoor-outdoor living spaces.

Celebrity Real Estate Insights:
Santa Monica Canyon has long been a favored retreat for celebrities and entertainment professionals due to its privacy and proximity to Hollywood studios. Notable past and present residents include director Steven Spielberg, who has owned properties in the area, and actor Julia Roberts, who famously purchased a home nearby. Other celebrities known to have owned or rented homes in the canyon include singer Katy Perry and actor Joaquin Phoenix. The neighborhood’s mix of secluded estates and easy access to Los Angeles makes it a prime location for high-profile buyers seeking refuge from the public eye.

Did You Know?

• The Santa Monica Stairs have gained national attention as a premier outdoor fitness challenge featured in countless social media posts and fitness videos.
   
• The canyon’s steep, winding roads and natural landscape have made it a popular filming location for movies, commercials, and photo shoots, often standing in for both coastal and forested environments.
   
• Despite its urban location, Santa Monica Canyon hosts a variety of native plants and wildlife, including owls, coyotes, and numerous bird species, contributing to its reputation as a green oasis in Los Angeles.
   
• The neighborhood’s limited traffic and natural topography have helped preserve a peaceful atmosphere that many urban dwellers find increasingly rare.
   

Sources:

• Celebrity real estate sales and ownership details from public records, Variety, and The Hollywood Reporter.
   
• Market pricing and property data from Zillow and Redfin (2024).
   
• Community and environmental information from the Santa Monica Canyon Civic Association website and BOCA Neighborhood Organization.
   

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Total Homes: Approximately 450
Year Built: Late 1920s to Present
Bedrooms: 2 to 6
Bathrooms: 2 to 7
Home Size: 1,000 sqft to 8,000 sqft
Lot Size: 4,000 sqft to 3/4 acre
Price Range: $1,650,000 to $11,000,000

Sea Ridge is an exclusive gated townhome community situated on Palisades Drive at the base of Santa Ynez Canyon. While often associated with Palisades Highlands, Sea Ridge benefits from its close proximity to the beach and a stronger connection to the heart of Pacific Palisades. The main Palisades Highlands master plan lies about a mile further up the canyon, giving Sea Ridge a unique blend of accessibility and privacy.

The homes here showcase a contemporary Mediterranean style, featuring two-car garages and thoughtfully designed layouts. Many units include a flexible family room or den that can serve as an additional bedroom, perfect for growing families or home offices. Residents appreciate tranquil canyon views as well as access to community amenities such as a swimming pool and spa, providing a resort-like living experience.

For everyday convenience, Palisades Highlands Plaza is located just south of Sea Ridge. This retail center offers essentials including a pharmacy, dry cleaning services, postal facilities, and a variety of shops and restaurants, making errands quick and easy without leaving the neighborhood.

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Total Homes: Approximately 75
Year Built: Early 1990s (1991 to 1995)
Bedrooms: 2 to 3
Bathrooms: 3 to 3.5
Home Size: 2,300 sqft to 2,700 sqft
Price Range: $1,400,000 to $1,600,000
HOA Dues: Around $465 per month

Interesting Info:
Sea Ridge strikes a balance between the tranquility of canyon living and the vibrant lifestyle of Pacific Palisades. Its gated security and communal amenities attract buyers seeking both comfort and convenience in a highly sought-after neighborhood. The Mediterranean architectural style enhances the community’s upscale yet relaxed coastal ambiance.

Market Insights:
Townhomes in Sea Ridge offer a more affordable entry point into Pacific Palisades real estate without sacrificing location or quality. With limited inventory and steady demand, properties here tend to move quickly. Buyers often prioritize units with canyon views and extra flexible living space.

Did You Know?
Sea Ridge’s proximity to hiking trails in Santa Ynez Canyon provides residents with easy access to outdoor activities right at their doorstep. The community’s gated status and low-maintenance lifestyle make it popular among professionals and families who want a secure and manageable home close to the coast.

Sunset Mesa offers the charm of a Malibu address combined with easy access to Pacific Palisades and Santa Monica. This community is the last major subdivision when traveling north from the Palisades toward the Malibu coastline, where development rules limit density to preserve the natural surroundings.

The ocean influence is felt throughout the neighborhood—from street names to cool sea breezes and widespread white water views of Santa Monica Bay. The largest lots tend to be on the edges of the mesa, and scattered swimming pools add to the relaxed coastal vibe. Residents enjoy convenient walks to the adjacent beach and quick access to Pacific Coast Highway for exploring the many other nearby beaches.

Neighborhood affairs and community guidelines are managed by the Sunset Mesa Property Owners’ Association, which also produces a monthly newsletter to keep residents informed. For more details, visit their website at https://www.sunsetmesa.org/.

Post-Fire Community Update:
In January 2025, the Palisades Fire significantly impacted Malibu, including the Sunset Mesa area. The fire destroyed several homes and prompted mandatory evacuations. Despite the devastation, the community has shown resilience. Many residents have rebuilt, and efforts to enhance fire safety measures are underway. The neighborhood is actively working with local authorities to implement improved evacuation plans and fire-resistant landscaping to better prepare for future incidents.

Celebrity Connections:
Sunset Mesa has attracted several notable figures over the years. Notably, former NBA player Joakim Noah leased a contemporary home in the neighborhood for $25,000 per month . Additionally, actress Shannen Doherty's longtime Malibu home, located near Sunset Mesa, was listed for $9.45 million following her passing in 2024 .

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Total Homes: Approximately 475
Year Built: Late 1961 to 1972
Bedrooms: 2 to 5
Bathrooms: 2 to 4
Home Size: 1,700 sqft to 3,000 sqft
Lot Size: 6,000 sqft to one-third acre
Price Range: $1,600,000 to $3,250,000
HOA Dues: $100 annually

Did You Know?
Sunset Mesa residents enjoy quick and direct access to some of Southern California’s most famous beaches, including Zuma and El Matador, just a short drive north along Pacific Coast Highway. Thanks to its elevated location, many homes capture spectacular sunsets over the Pacific Ocean, offering a daily natural show that complements the coastal lifestyle. Over the years, the neighborhood has attracted several celebrity homeowners who value its blend of privacy, proximity to the beach, and strong community spirit.

Palisades Village is the vibrant retail and cultural core of Pacific Palisades, offering residents a unique blend of small-town charm and urban convenience. Nestled just below the Santa Monica Mountains and surrounded by parks such as Temescal Gateway Park, Rivas Canyon Park, and Will Rogers State Park, the neighborhood provides abundant opportunities for outdoor recreation. The Village itself features an array of shops, restaurants, grocery stores, cafes, and services, all within walking distance for many residents.

The surrounding residential areas include a mix of architectural styles spanning from the 1920s to the present day. Most original construction homes date from the mid-century period of the 1940s and 1950s, typically ranging from 1,000 to 5,000 square feet on lots between 5,000 square feet and half an acre. In recent years, redevelopment has accelerated, with many modest mid-century homes being replaced by larger modern residences often two to three times the size of the originals. These newer homes usually offer four to seven bedrooms with living spaces between 3,250 and 8,000 square feet.

Views vary across the neighborhood, with many properties enjoying captivating panoramas of the Pacific Ocean, city skyline, and surrounding mountains. Larger lots are generally found in the upper parts of the neighborhood, providing additional privacy and expansive views.

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ORIGINAL CONSTRUCTION HOMES:
Year Built: 1940s to 1950s
Bedrooms: 2 to 6
Bathrooms: 1.5 to 5
Home Size: 1,000 sqft to 5,000 sqft
Lot Size: 5,000 sqft to ½ acre
Price Range: $1,700,000 to $6,500,000

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NEWER BUILD HOMES:
Year Built: Last 15 years
Bedrooms: 4 to 7
Bathrooms: 3.5 to 8
Home Size: 3,250 sqft to 8,000 sqft
Lot Size: 5,000 sqft to 8,000 sqft
Price Range: $4,000,000 to $7,000,000

Interesting Info:
Palisades Village is known for its strong community culture, hosting events like farmers markets, art fairs, and outdoor concerts that bring neighbors together year-round. The village’s walkable streets and local businesses contribute to its reputation as one of the most desirable small-town feel neighborhoods in Los Angeles.

Post-Fire Update:
While Palisades Village itself escaped the worst of the 2021 and 2023 wildfire events that affected surrounding canyon neighborhoods, the community has since increased its focus on fire prevention and resilience. Many homeowners have invested in defensible space landscaping, fire-resistant materials, and advanced home sprinkler systems. Local agencies have worked closely with residents to improve evacuation routes and community alert systems. This heightened awareness has added a new layer of security and peace of mind for current and prospective homeowners. Additionally, rebuilding efforts in nearby neighborhoods have boosted demand for homes in Palisades Village, driving steady market activity.

Market Insights:
The trend toward larger, modern homes is reshaping the neighborhood’s skyline, but many buyers still seek out the charm and character of original mid-century residences. Given the village’s central location and growing popularity, real estate demand remains strong. Sellers benefit from emphasizing proximity to amenities and the rare combination of urban convenience with natural surroundings.

Did You Know?:
Several homes near Palisades Village have been favored by notable figures in entertainment and tech industries due to the area’s blend of privacy, accessibility, and scenic beauty. The nearby Will Rogers State Historic Park and Temescal Gateway Park not only provide recreational benefits but also serve as natural fire buffers, which have become even more valuable following recent regional wildfires. The Village’s pedestrian-friendly streets and thriving local businesses have earned accolades for fostering a connected and engaged community.

Buyer Tips:
Look for properties that balance original architectural charm with modern upgrades, especially those incorporating fire-resistant features. Prioritize homes with good access to evacuation routes and defensible landscaping. Engage an agent familiar with fire impact zones and local building codes to help navigate buying in this evolving market.

Seller Tips:
Showcase any recent fire mitigation efforts as a selling point to reassure buyers. Highlight the walkability, community events, and proximity to parks. For sellers with original homes, emphasize unique mid-century details that appeal to buyers looking for character and history within the Palisades lifestyle.

Upper El Medio occupies the area north of Sunset Boulevard and the El Medio Bluffs, bordered to the north by the Palisair HOA. Nestled in the lower foothills of the Santa Monica Mountains, this neighborhood offers convenient access to Palisades High School and lies directly west of Temescal Canyon Park. Hiking trails border the eastern edge of the community, with an entry point to the extensive local recreation network located at the end of El Medio Avenue. Residents enjoy quick drives to the beach, Palisades Village, and both public and private elementary schools.

The community showcases an eclectic mix of architectural styles and home sizes, reflecting the broad range of lot dimensions. Homes range from charming mid-century bungalows to modest estates, with lot and home sizes generally increasing from east to west. This progression gives the neighborhood a cohesive feel, as larger residences are well-scaled to their surroundings. Swimming pools are common, and many homes in the eastern section enjoy spacious grassy backyards.

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Total Homes: 179
Year Built: Late 1930s to Present
Bedrooms: 2 to 7
Bathrooms: 2 to 9
Home Size: 1,500 sqft to 7,500 sqft
Lot Size: 5,000 sqft to 2 acres
Price Range: $1,500,000 to $10,000,000

Interesting Info:
Upper El Medio is prized for its blend of hillside privacy with easy access to urban amenities. It has long attracted creative professionals and families who value both tranquility and proximity to schools, shops, and outdoor spaces. The neighborhood is known for homes that offer strong indoor-outdoor flow, often with mature landscaping that enhances privacy and shade.

Post-Fire Update:
While Upper El Medio is not in the highest risk wildfire zones, recent regional wildfires in the Santa Monica Mountains have increased awareness among residents. Many homeowners have proactively improved fire resistance by clearing brush, installing ember-resistant vents, and using fire-rated roofing and siding materials. These upgrades, alongside local fire department initiatives, contribute to enhanced safety and peace of mind in this hillside community.

Buyer Tips:

• Prioritize homes with defensible landscaping and recent fire safety upgrades.
   
• Consider properties with larger lots in the western parts of the neighborhood for added privacy and space.
   
• Work with an agent familiar with hillside properties to navigate terrain challenges and ensure proper insurance coverage.
   
• Explore options with flexible indoor spaces or potential for expansion, as many older homes can be updated to meet modern needs.
   

Seller Tips:

• Highlight any fire safety improvements and defensible space as key selling points.
   
• Emphasize proximity to Palisades Village, schools, and hiking trails, which are strong draws.
   
• Stage outdoor living areas and pools to showcase the indoor-outdoor lifestyle buyers desire.
   
• Consider professional photography at sunset to capture the neighborhood’s views and ambiance.
   

Did You Know?
Upper El Medio has been home to several notable architects and designers who have shaped the look and feel of Pacific Palisades. The neighborhood’s proximity to Temescal Canyon has made it a favorite for outdoor activities such as hiking, trail running, and mountain biking. In recent years, local community groups have worked closely with city officials to maintain trails and protect natural habitats, reinforcing the area’s reputation as a peaceful hillside retreat.

Homes in Upper Rustic Canyon are nestled along Evans Road, a private and secluded lane just north of Sunset Boulevard. This peaceful neighborhood is enveloped by mature oak, sycamore, and eucalyptus trees, creating a lush and private environment that feels worlds away from the city. Properties here are predominantly large estates set on generous acreage, often featuring luxury amenities such as swimming pools, tennis courts, and equestrian facilities. A handful of mid-century cottages remain, typically situated on sizable lots, with land value playing a major role in pricing.

Residents enjoy a strong connection to nature, with a natural stream flowing through many properties and direct access to hiking and equestrian trails in nearby Will Rogers State Historic Park, making this a haven for outdoor enthusiasts seeking privacy and tranquility.

The neighborhood is also home to several notable architects and designers who have shaped the look and feel of Pacific Palisades. Its proximity to Will Rogers State Historic Park has made it a favored spot for horseback riders and hikers for decades. The natural creek running through many properties not only adds to the charm but also supports a diverse ecosystem of native plants and wildlife, rare in such an urban-adjacent setting.

Upper Rustic Canyon stands out for its rare blend of privacy, natural beauty, and luxury living. The large lots provide space for extensive landscaping and recreational facilities, while the proximity to Will Rogers State Park offers residents year-round access to miles of hiking and riding trails. The neighborhood has become especially appealing to buyers who want a serene retreat without sacrificing easy access to the Palisades Village and Los Angeles.

Post-Fire Update:

While Upper Rustic Canyon is not in the highest risk wildfire zones, recent regional wildfires in the Santa Monica Mountains have increased awareness among residents. Many homeowners have proactively improved fire resistance by clearing brush, installing ember-resistant vents, and using fire-rated roofing and siding materials. These upgrades, alongside local fire department initiatives, contribute to enhanced safety, and local authorities continue to collaborate with residents to ensure preparedness.

Buyer Tips:

• Seek homes with defensible space and updated fire safety features.
   
• Consider the lot size and natural features, as these significantly impact property value and lifestyle.
   
• Work with an agent knowledgeable about hillside and canyon properties to navigate unique zoning and insurance considerations.
   
• Prioritize properties with easy access to nearby trails and parks if outdoor activities are important.
   

Seller Tips:

• Highlight any recent fire safety upgrades and landscaping improvements.
   
• Showcase outdoor amenities such as pools, tennis courts, and equestrian facilities.
   
• Emphasize the neighborhood’s privacy and natural surroundings, which are major selling points.
   
• Use high-quality photos to capture views and the serene environment, especially during early morning or late afternoon light.
   

Did You Know?

• Upper Rustic Canyon has a rich history of attracting creatives and nature lovers alike. Its proximity to Will Rogers State Historic Park has made it a favored spot for horseback riders and hikers for decades. The natural creek running through many properties not only adds to the charm but also supports a diverse ecosystem of native plants and wildlife, rare in such an urban-adjacent setting.

Village Bluffs is the largest bluff-top community within Pacific Palisades by total number of homes. Nestled between Temescal and Potrero Canyons, it sits directly south of the vibrant Palisades Village, allowing residents to enjoy a short walk to an array of shops, restaurants, and the popular weekly farmers market. Just east of the neighborhood lies Palisades Park and Recreation Center, featuring eight public tennis courts and two baseball diamonds that serve as focal points for community recreation.

The neighborhood showcases a mix of original mid-century homes and newer, larger residences reflecting recent redevelopment trends. Many homeowners have expanded or replaced original structures with second stories and increased square footage to capture panoramic ocean and mountain views. The most coveted views are from perimeter lots perched along the bluff’s edge — these homes also typically have the largest lots within Village Bluffs.

An exclusive gated enclave called Huntington Woods occupies the community’s far east side along Patterson Drive. Built between 1994 and 2002, these luxury homes range from 3,000 to 5,500 square feet, featuring four to five bedrooms. Prices in Huntington Woods typically fall between $2,500,000 and $5,000,000, with HOA dues around $265 to $325 per month.

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Original Construction Homes:
Year Built: 1920s to 1950s
Bedrooms: 2 to 5
Bathrooms: 1 to 5
Home Size: 1,000 sqft to 4,000 sqft
Lot Size: 5,000 sqft to 1/3 acre
Price Range: $1,700,000 to $4,250,000

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Newer Build Homes:
Year Built: Last 25 years
Bedrooms: 3 to 6
Bathrooms: 3 to 6.5
Home Size: 3,500 sqft to 7,000 sqft
Lot Size: 5,000 sqft to 1/3 acre
Price Range: $3,500,000 to $7,000,000

Interesting Info:
Village Bluffs has become increasingly desirable for buyers seeking a blend of established community charm and modern luxury. The neighborhood’s proximity to Palisades Village creates a lively yet relaxed lifestyle, where residents can enjoy local events, farmers markets, and coastal breezes. The bluff-top setting offers natural privacy and stunning views, making it popular with buyers who value outdoor living spaces and scenic vistas.

Post-Fire Update:
Although Village Bluffs was not directly impacted by recent wildfires in the region, the broader Santa Monica Mountains area has seen heightened awareness around fire safety. Residents here have increasingly invested in defensible space improvements, such as brush clearance and fire-resistant landscaping. The community benefits from coordinated efforts between local fire departments and homeowners associations to maintain emergency readiness and minimize wildfire risks.

Buyer Tips:

• Prioritize perimeter lots for the best views and larger yard space.
   
• Consider the condition of original mid-century homes, which may need updating or remodeling.
   
• Engage an agent experienced with bluff-top and hillside properties to navigate terrain challenges and zoning restrictions.
   
• Explore gated enclaves like Huntington Woods for added privacy and security.
   

Seller Tips:

• Highlight recent renovations, especially additions that increase views or living space.
   
• Emphasize proximity to Palisades Village and recreational amenities nearby.
   
• Showcase outdoor living areas and bluff-top vistas with high-quality photography.
   
• Provide clear information on HOA dues and community features, particularly for gated enclaves.
   

Did You Know?
Village Bluffs’ scenic bluff setting and easy access to Palisades Village have attracted a mix of professionals, creatives, and families looking for the quintessential Pacific Palisades lifestyle. The community’s natural beauty and peaceful streets have also made it a favorite location for television and film shoots, capturing the charm of coastal Southern California living.