Pricing: Compression at the Median
The median sale price for single family homes came in at approximately $3.9 million across 36 sales in the three months ending April 30 — a figure that tells only part of the story. A small number of high-end sales continue to pull results upward while the mid-market finds its level.
The median price per square foot was about $1,320 over the same period, below the roughly $1,650 recorded in spring 2025 — a period heavily influenced by a small number of exceptional transactions in the immediate aftermath of the fires.
Velocity: The Market Is Moving, Selectively
Thirty-six single family homes sold over the three months, with 86 active listings at the end of April — roughly seven months of supply at that pace, which sits in buyer territory. The median days on market was 39 for homes that sold, suggesting that well-priced, well-presented properties are still moving. Properties that aren’t positioned correctly are sitting, and buyers are not being forgiving.
An average sale-to-list ratio of approximately 96% signals that sellers are generally getting close to their asking price, but the days of routine overbidding have not returned to this zip code. Buyers have leverage they didn’t have 18 months ago — and the smart ones are using it.
The Fire Factor
The numbers alone don’t capture what’s actually happening on the ground in Pacific Palisades. The majority of displaced homeowners are still holding — most continue to receive loss of use funds from insurance through January 2027, which removes the pressure to sell in a market that hasn’t fully recovered. Those who are listing are finding that pricing discipline matters enormously. Properties listed above where the market currently sits are accumulating days on market and losing leverage rapidly.
Land values have rebounded from their post-fire lows but remain well below pre-fire levels — a gap that continues to create a standoff between developers and sellers. Building costs and inflation have pushed developers to their ceiling on what they can pay for lots, while many sellers remain anchored to values that the current economics of new construction simply can’t support.
Buyers in the unaffected areas, meanwhile, are quietly active. The calculus is straightforward — accept near-term disruption in exchange for what many believe will be meaningful equity appreciation as the neighborhood rebuilds over the next five years.
For Buyers
April’s data supports a measured but deliberate approach. With roughly seven months of supply and a sale-to-list ratio below 100%, there is room to negotiate — particularly on properties that have been sitting. Focus on well-located homes in the unaffected areas where long-term value is most defensible. Off-market opportunities also continue to surface quietly through agent relationships, and some of the most compelling deals in the Palisades right now are never reaching a public portal.
For Sellers
Pricing is everything in this environment. Correctly priced homes are moving, and overpriced homes are stalling. A property that sits in this market accumulates stigma quickly, and the leverage shifts permanently to the buyer’s side once that happens. If you’re considering selling, the conversation about strategy and positioning needs to happen before a price is chosen, not after.
The Pacific Palisades market rewards patience, preparation, and the right guidance. If you’d like to understand what your property is worth in the current environment — or what’s available — I’m happy to have that conversation.
Source: Redfin Data Center, Pacific Palisades (Los Angeles) neighborhood, single-family homes, February 1 – April 30, 2026. Months of supply calculated from Redfin’s sales and active-listing counts. Spring 2025 figure: Redfin, April – June 2025.
