Browse all Los Angeles real estate — or explore the full Los Angeles luxury real estate market.
Browse all Los Angeles real estate — or explore the full Los Angeles luxury real estate market.
Condos for sale in Pacific Palisades are the attainable entry point into a market where detached homes routinely reach eight figures. These are attached and townhome-style residences in 90272, a coastal Westside neighborhood of the City of Los Angeles that runs from the Palisades Village core down toward the bluffs above the Pacific. You get the address, the ocean air, and the school access without paying for a bluff-front lot, and a homeowners association handles the building envelope, grounds, and shared systems instead of you.
Inventory concentrates in the Highlands and along Sunset Boulevard; the flatter, pricier tracts like the Huntington and the Riviera skew detached. Ocean-view units and buildings with staffed amenities sit at the top of the condo range, inland Highlands floor plans lower. Gated developments near Palisades Drive carry higher dues for staffed entries. Pricing is unsettled since the January 2025 fire, so ask for address-specific comparables.
Browse the current condo and townhome listings below, or contact The Knight Group to talk through which pocket of the Palisades fits your budget, your commute, and your tolerance for post-fire market uncertainty.
Pacific Palisades sits on the Westside coast between Santa Monica and Malibu, bounded by the Santa Monica Mountains above and the Pacific Ocean below. It is a neighborhood within the City of Los Angeles, which means city rules, city taxes, and city permitting all apply here, a distinction that matters for anyone comparing it to Santa Monica or unincorporated county pockets nearby.
The neighborhood is car-oriented. Sunset Boulevard and Pacific Coast Highway are the two arteries, and both feed into the I-10 and I-405 for trips downtown or to the airport. A handful of regional bus routes connect to Santa Monica, Westwood, and Malibu, but most residents drive. The practical takeaway: test any specific address during the hours you would actually commute, because traffic on PCH and Sunset is the main variable in daily life here.
What defines the Palisades is the combination of ocean access, canyon topography, and a small-town village center. That same topography is also the source of its central risk. The neighborhood was devastated by the January 2025 Palisades fire, and that event now shapes every conversation about buying here.
The Palisades is not one uniform market. It is a set of distinct pockets, each with its own price tier and character. The main neighborhoods include the Alphabet Streets, the Bluffs, Castellammare, the Highlands, the Huntington, Marquez and Marquez Knolls, the Riviera, Rustic Canyon, and Sunset Mesa. Condo and townhome inventory concentrates in the Highlands and along Sunset Boulevard, while the flatter, more expensive tracts skew toward detached homes.
Start with the general Pacific Palisades overview if you want the full lay of the land across every price point and property type. From there, the market splits along a few clear lines.
If a view is the point, the Pacific Palisades ocean view homes collection gathers the properties positioned above the water, including the older tower-style condo buildings near the bluffs that were purpose-built to face the Pacific. Ocean-view units command a premium over identical inland floor plans, so decide early how much of your budget the view is worth.
At the top of the market, the Pacific Palisades luxury homes segment covers the trophy inventory, including the flat, walkable Huntington Palisades, which Beach Cities Real Estate describes as one of the most desirable and most expensive pockets in the neighborhood. This is where you cross the transfer-tax thresholds that make Measure ULA a line item, covered further below.
For buyers who prioritize security and controlled access, the Pacific Palisades gated homes group includes guard-gated coastal developments along Sunset Boulevard near Palisades Drive. Gated communities carry higher association dues in exchange for staffed entries and private amenities, so weigh the monthly cost against how much you value the added control.
Two named enclaves deserve their own mention. The Riviera sits roughly two miles east of the Palisades Village and is organized around the Riviera Country Club, an exclusive club that hosts the Genesis Open on the PGA Tour each February and has held three major championships, the U.S. Open in 1948 and the PGA Championship in 1983 and 1995. Its streets are named for towns along the French and Italian Riviera. And on the coast, the Bel-Air Bay Club anchors the western edge along Pacific Coast Highway, a private club and residential area developed by Alphonzo Bell and incorporated on June 2, 1927, as a country place by the sea. Bell was also the developer behind the Bel-Air neighborhood and its country club.
Prices here run high relative to almost anywhere else in Los Angeles, and they vary sharply by pocket and view. Attached condos and townhomes are the more attainable tier, but attainable is relative in a neighborhood where detached homes reach eight figures. Ocean-view units and buildings with staffed amenities sit at the top of the condo range; inland floor plans in the Highlands sit lower.
Rather than quote a spot figure that will be stale by the time you read it, the honest answer is that pricing in the Palisades is unusually unsettled right now because of the fire, and the value of any given unit depends heavily on whether it survived, whether its building did, and how the surrounding blocks are recovering. Ask The Knight Group for a current, address-specific comparable analysis rather than relying on a neighborhood average.
The January 2025 Palisades fire is the single most important fact about this market, and any agent who glosses over it is doing you a disservice. The fire destroyed a large share of the neighborhood’s housing stock and displaced most of its residents. Reporting through 2025 indicated the community was only partially repopulated, with a minority of residents returned, and that a full rebuild is expected to take on the order of five to seven years based on prior California wildfires.
The market effects are real and measurable. The Santa Monica Mirror reported in May 2025 that land values across many parts of Pacific Palisades had declined roughly 35 to 40 percent since the fire, driven by rising inventory of burned lots and slower buyer activity. Coverage of the recovery noted heavy lot-sale volume through 2025, with average marketing times measured in weeks and average lot prices in the low millions. Debris removal led by the U.S. Army Corps of Engineers was targeted for completion around January 2026.
For a condo buyer, the practical implications are specific. Confirm whether the building itself was affected, whether it has completed any required remediation, and how the association’s reserves and insurance held up. A surviving condo in a recovering block can represent genuine value, but it can also mean living amid active construction for years. Both outcomes are on the table, and you should price them in with eyes open.
Yes, because Pacific Palisades is inside the City of Los Angeles, Measure ULA applies to qualifying sales here. Measure ULA is the city transfer tax, sometimes called the mansion tax, that adds 4 percent on real property sales above roughly $5 million and 5.5 percent above roughly $10 million, per the Los Angeles Office of Finance. The thresholds adjust for inflation; for transactions closing after June 30, 2026, they rise to $5.4 million and $10.9 million.
Most attached condos fall below the first threshold, so the majority of condo buyers will not trigger the tax. It becomes a live consideration in the luxury and ocean-view tiers, where individual units can clear $5 million. Note also that in response to the fire, Mayor Bass proposed a one-time ULA exemption for Palisades properties destroyed by the wildfire, an idea that was under discussion in 2025. Treat the exact rate and any exemption as something to confirm with a tax professional at the time of your specific transaction, not as a fixed number.
Fire risk is not theoretical in the Palisades. The neighborhood sits in a high fire hazard area against the Santa Monica Mountains, and the January 2025 event proved the exposure in the most direct way possible. That reality flows straight into insurance, which has become one of the hardest parts of a Palisades purchase.
Before you commit, get a written insurance quote in hand rather than assuming coverage will be available at a reasonable rate. Availability and pricing in high-hazard California zones have tightened, and some buyers end up relying on the California FAIR Plan for the fire portion plus a wrap-around policy for everything else. For a condo, ask specifically about the split between the association’s master policy and your own unit coverage, and confirm the association carries adequate rebuild coverage. A well-capitalized master policy is one of the quieter advantages of buying a condo over a detached home in a fire zone.
Every condo in California, the Palisades included, is governed by a homeowners association operating under the Davis-Stirling Act, the state law that sets the rules for common-interest developments. That means monthly dues, a board, governing documents, and reserve funding for shared components. The quality of that governance varies widely from building to building, and it should weigh heavily in your decision.
Ask for and read the association’s budget, reserve study, meeting minutes, and any pending special assessments before you remove contingencies. In the current environment, pay particular attention to how the association handled the fire, its insurance renewals, and its reserves, because those factors will drive your dues and your risk more than the finish level of the unit itself. A low monthly due with an underfunded reserve is a deferred bill, not a bargain.
The Palisades is served by well-regarded public options within Los Angeles Unified. Palisades Charter High School, at 15777 Bowdoin Street in the 90272 zip code, serves Pacific Palisades along with the Palisades Highlands, Kenter Canyon, and portions of Brentwood. The neighborhood also has charter elementary options and a number of private schools within reach on the Westside.
School assignment can turn on the specific address and any current boundary or capacity adjustments, and fire recovery has affected some campuses, so confirm current enrollment details for any unit you are seriously considering rather than assuming a given school by neighborhood name alone.
Plan on driving. The Palisades is a car-first neighborhood where Sunset Boulevard and Pacific Coast Highway carry most of the traffic and connect to the I-10 and I-405 for trips across the region. Regional bus routes link to Santa Monica, Westwood, and Malibu, but they are a supplement, not a substitute, for a car.
Day-to-day errands concentrate in the Palisades Village and along Sunset, and medical care is close by at Providence Saint John’s Health Center and UCLA facilities in Santa Monica. The honest caveat is traffic: PCH and Sunset can back up badly at peak hours, and PCH in particular has carried fire-recovery and construction traffic. Test your specific route at your actual travel times before you decide a location works.
A Palisades condo fits a buyer who wants a Westside coastal address and school access without the cost and upkeep of a detached bluff home, and who is comfortable buying into a neighborhood mid-recovery. Lock-and-leave owners, downsizers, and buyers who value an association handling the building envelope tend to do well here.
It is a weaker fit for anyone who needs certainty about the surrounding blocks in the near term, or who wants to avoid construction activity and the insurance complexity that comes with a high fire hazard zone. The neighborhood will reward patient buyers over the rebuild horizon, but it asks for a clear-eyed read of risk going in. If that read matches your situation, the entry price relative to detached homes is one of the more compelling values on the Westside.
Condos are a smaller share of the housing stock than detached homes, but real inventory exists, concentrated in the Highlands and in tower-style and townhome buildings along Sunset Boulevard and near the bluffs. Because the pool is limited, working with an agent who tracks it closely helps you see units early.
It can be, with due diligence. The key is to verify the specific building’s condition, remediation status, insurance, and association finances, and to understand that some blocks will be under active rebuild for years. A surviving, well-governed building on a recovering street is a different proposition than a lot in a burn zone, and the two should not be priced the same.
The tax is charged on qualifying sales inside the City of Los Angeles, which includes the Palisades. Most condos sell below the first threshold, so most condo buyers will not trigger it, but ocean-view and luxury units can clear it. Confirm current thresholds and any fire-related exemptions with a tax professional at the time of sale.
Ocean-view units carry a clear premium over comparable inland floor plans. Rather than a fixed figure, ask for an address-specific comparable analysis, since post-fire pricing is unusually variable and depends on the condition of the building and surrounding blocks.
Dues vary widely by building, and gated and amenity-rich developments run higher. Read the budget and reserve study rather than reacting to the headline dues number, because an underfunded reserve can mean special assessments later. We help you evaluate the full financial picture of any association.
Coverage is available but has tightened, and some owners combine a California FAIR Plan fire policy with a supplemental wrap policy. For a condo, confirm the association’s master policy is adequate and understand the split with your own unit coverage. Get a written quote before removing contingencies.
It depends on your priorities. For views, start with the ocean-view collection; for security, the gated developments along Sunset; for the top of the market, the luxury tier and the Huntington. The Riviera and the Bel-Air Bay Club appeal to buyers who want a named, club-adjacent enclave.
For a patient buyer, the current dislocation can be an opening, since land and some property values fell sharply after the fire. The risk is timing and uncertainty over the multi-year rebuild. It rewards buyers who can hold and who price the recovery realistically rather than assuming a fast bounce.
We treat the Palisades as the specialized market it now is. That means starting from verified, address-level facts: whether a building survived, its remediation and insurance status, its association finances, and how the surrounding blocks are recovering. We would rather tell you a unit carries hidden risk than move you toward a fast close.
Our approach is to match you to the right pocket first, whether that is an ocean-view building, a gated community, or a named enclave like the Riviera, then run current comparables specific to that building rather than leaning on a neighborhood average that the fire has made unreliable. Browse the listings below to see what is available now, and contact The Knight Group when you want a grounded read on any specific unit, its association, and its place in the recovery.
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