Pacific Palisades lots sold for an average of about $270 per square foot of land in recent months, and the median lot sale was about $1.8 million, according to Michael Edlen in the Palisadian-Post on October 16, 2026. About 150 lots were for sale, with about 32 selling a month. We have been selling since 1987, with over $2 billion in sales, and Jonny works with builders and investors buying land in the $5 million to $15 million range.
Send us the address and Jonny will run the land math: what can be built, what ULA could cost, what builders paid nearby. Call Jonny at 310.721.0534 or email [email protected].
Quick Answers
- Average lot price: about $270 per square foot of land
- Median lot sale: about $1.8 million
- Supply: about five months
- Lot values: generally 30% to 50% below prefire levels
What Palisades Lots Sell For
The numbers below come from Michael Edlen's October 16, 2026 column in the Palisadian-Post.
- Late 2025: about $278 a foot of land in the third quarter and about $258 in the fourth.
- Recent sales: about $270 a foot on average, from about $50 to more than $500 a foot.
- October 2026: about 150 lots for sale and about 32 sales a month.
The flood of lots many expected never came. Of the roughly 4,200 properties that lost homes, about 700 have changed hands, and permit applications have been filed on about 1,850.
Location, view, slope and the lot itself move the price far more than the average does.
What a Buyer Checks on Your Lot
Every lot buyer runs the same checks, and the answers set your price. LA City Planning's Palisades Rebuild FAQ (January 30, 2026) lays out the rules.
- The old footprint. Under the Mayor's Executive Order 1, a rebuild of up to 110% of the footprint and height that stood before the fire, in about the same spot, has no Coastal Act, environmental or Mello Act review. Older setbacks can carry over. Buyers want the old square footage and plans.
- Zoning for a bigger house. Anything outside the old footprint follows today's zoning. In the Coastal Zone, a single family home that meets today's zoning can skip Coastal review under Executive Order 8, even above 110%. Planning says that cuts a typical 18 to 24 month review to a few days or a couple of months.
- Lot splits. SB 9 is suspended in the burn area under Executive Order 9. ADUs and basements are still allowed.
- Permit status. A lot with plans filed or approved tells a buyer how fast they can start. Planning's FAQ does not say whether Executive Order 1 status carries to a new owner, so we confirm it with Planning for each lot.
The Tax Line: ULA and Prop TE
The Palisades is in the City of Los Angeles, so Measure ULA applies. For sales recorded from July 1, 2026, the tax is 4% of the full price from $5.4 million and 5.5% from $10.9 million.
Prop TE is on the November 3, 2026 ballot. If it passes, a sale of a property damaged or destroyed in the Palisades Fire would be exempt from ULA when the seller owned it on January 7, 2025. It runs through January 6, 2030, once per property, with the damage verified by Building and Safety. Someone who bought after the fire would not qualify, so who sells the lot can change the net by hundreds of thousands of dollars.
A Worked Example
These are round example numbers, not a sale.
- A 10,000 square foot lot at about $270 a foot: about $2,700,000. That is under $5.4 million, so no ULA.
- A 20,000 square foot view lot at $300 a foot: $6,000,000. ULA at 4% is $240,000 if the seller does not qualify for Prop TE.
A builder works the price backward: finished sale price, minus build cost, soft costs, carry and profit, leaves what they can pay for the dirt. We run that math before you list.
Our Track Record
We have been selling since 1987, with over $2 billion in sales, and RealTrends placed us in the top 1.5% of agents in the US for 2025. A few of our sales on the Westside:
- 15205 De Pauw Street, Pacific Palisades: sold $8,850,000
- 2726 Castle Heights Place, Los Angeles: sold $6,800,000
- 231 N Kenter Avenue, Brentwood: sold $4,995,000
- 960 Indiana Avenue, Venice: sold $4,950,000
See more of our closed sales at https://teamsorrentino.com/properties/sold.
How We Sell a Palisades Lot
- Price the land. Recent lot sales near you, by price per square foot of land, view and slope.
- Gather what a builder asks for. Survey, old square footage and plans, and permit status.
- Show the net. Your price, ULA if it applies, and whether Prop TE could apply to you.
- Market to builders and investors, with lot size and permit status up front and our Listing Advantage program behind it.
Frequently Asked Questions
What is a Pacific Palisades lot worth after the fire?
Recent lot sales averaged about $270 per square foot of land, with a median sale of about $1.8 million, according to Michael Edlen in the Palisadian-Post on October 16, 2026. Single sales ranged from about $50 to more than $500 a foot.
How many Palisades lots are for sale?
About 150 lots were for sale in October 2026, with about 32 selling a month. That is about five months of supply, according to the Palisadian-Post.
Can a buyer rebuild bigger than the house that burned?
Yes, within today's zoning. Up to 110% of the old footprint and height skips Coastal and environmental review under Executive Order 1. A larger single family home that meets today's zoning can skip Coastal review under Executive Order 8, according to LA City Planning.
Can I split a Palisades lot under SB 9?
No. LA City Planning says SB 9 is suspended in the burn area under the Mayor's Executive Order 9. ADUs and basements can still be added.
Does Measure ULA apply when I sell a Palisades lot?
Yes, from $5.4 million. For sales recorded from July 1, 2026 it is 4% of the full price from $5.4 million and 5.5% from $10.9 million. Prop TE, on the November 3, 2026 ballot, would exempt sales by owners who owned the property on January 7, 2025, if it passes.
Send us the address and Jonny will run the land math: what can be built, what ULA could cost, what builders paid nearby. Call Jonny at 310.721.0534 or email [email protected].
Team Sorrentino, Rodeo Realty. Lisa Sorrentino CA DRE 00974656. Scott Sorrentino CA DRE 00973692. Jonny Sorrentino CA DRE 02086025. Rodeo Realty CA DRE 00951359.
