By MARYAM ZAR | Contributing Writer

A Pacific Palisades Community Visioning Charrette was hosted by Palisades Recovery Coalition in partnership with RAND and AIA volunteers, UCLA Luskin, Red Cross, Resilient Palisades, and American Legion Ronald Reagan – Palisades Post 283. It was organized by PRC President Maryam Zar, who is Pacific Palisades Community Council chair emeritus.

The June 28 community charrette marked the beginning of a series of conversations across Pacific Palisades—bringing neighbors together to conceptualize what rebuilding can look like when rooted in resilience, foresight and collective strength.

We intend to repeat this in all eight Palisadian neighborhoods, and emerge with a blueprint for resilient rebuilding, neighborhood by neighborhood.

This first session invited residents to reimagine the future of their neighborhoods before we begin rebuilding in earnest, and we have the time to think and plan purposefully. More than reconstruction, this is about transformation: How do we live—and thrive—in a Very High Fire Hazard Severity Zone? What choices today will help ensure our community withstands the next wildfire and emerges stronger?

With a focus on community immunity, fire-hardening and climate-adapted planning, this charrette opened a vital dialogue around design, adaptation and local identity. Participants explored tradeoffs, conceptualized fire-resilient streetscapes and helped lay down the through-lines that will shape the blueprint for long-term recovery.

The session featured remarks from State Senator Ben Allen and closing reflections from Tracy Quinn, CEO of Heal the Bay and member of the Blue Ribbon Commission on Climate Action & Fire Safe Recovery, as well as Meg Mullin of UCLA Luskin Center for Innovation and Craig Bullock, planning director for Councilwoman Traci Park.

Summary

In the wake of the Palisades fire, we intend to bring the community together over common visioning. This first charrette established a clear direction: Pacific Palisades wants to build back better—this recovery is not about returning to what was, but rising to what must be. Stronger. Smarter. More resilient. Over 100 residents representing the flat and hillside neighborhoods of Marquez Knolls (and Las Casas) came together around seven key themes.

Governance

Residents voiced strong support for local control, with a clear desire for a well-staffed, transparent permitting process and consistent building inspections. Community-based communication tools were praised, while many called for a unified message board or online hub. A clear takeaway: unifying the voices of organizations is essential for strong advocacy.

Insurance and Financing

There’s a pressing need for community guidance on insurance standards, fire-resilient upgrades and access to bridge financing like SBA loans. Senator Allen pledged to bring the insurance commissioner and insurers to the table to align rebuilding with insurability.

Community Resilience

Celebrating reopenings, supporting displaced neighbors and creating shared emergency protocols were all top priorities. Water access stood out as a critical concern—residents proposed pool markers, emergency cisterns and even a community-owned Super Scooper plane. The reopening of fire roads and a satellite fire stations were also highlighted.

Fire-Safe Homes

The community wants clear guidance—and action—on home hardening: stucco exteriors, enclosed eaves, ignition-resistant landscaping and off-grid systems.

There was a strong call for resilient rebuilding materials, knowledgeable architects, clear guidelines for code-compliant resilient characteristics, as well as locally rooted landscaping guidelines using native, climate-resilient plants that preserve the lush aesthetic of the Palisades while enhancing safety.

The Built Environment

Participants expressed interest in group construction models, prefab solutions and shared architect pools—while still preserving neighborhood character. Many want CC&Rs protected and reliable city guidance on rebuilding as they work to balance individuality with safety.

Infrastructure for Fire Response

Residents called for improved fire infrastructure: cisterns, greywater tanks, hydrant checks and reopening blocked fire access roads. A hillside-based fire station and automated early warning/firefighting systems using sound, cameras and water deployment were seen as future-critical.

Environmental Safety

Residents want landscape standards enforced, with steel fencing, erosion controls and fire-resistant materials. Proposals like desalination and water recycling received cautious support, pending environmental review.

More information on Palisades Recovery Coalition can be found at palirecovery.org. The next PRC listening session and visioning charrette will take place on Saturday, July 26, from 10 to 12 p.m. at Post 283. The meeting will be focused on the Alphabet Streets.

By MICHAEL EDLEN | Special to the Palisadian-Post

Six months after the devastating wildfire that swept through our community, some have painted a bleak picture of the Pacific Palisades vacant lot market—predicting that sales would stall, inventory would swell beyond control and prices would spiral downward for years to come.

However, the numbers now tell a more nuanced—and perhaps more encouraging—story.

A Reality Check on Inventory and Sales

Contrary to predictions that over 500 lots might be on the market by mid-year with only a few dozen sold, the actual situation reflects far more activity. As of late June, approximately 210 lots are listed for sale, while more than 80 have already sold. In addition, over 30 more are currently in escrow, indicating consistent buyer interest and ongoing transactions.

At the current pace—averaging around 14.5 sales per month—we now have about a 14-month supply of inventory. Just two months ago, that number was closer to 20 months, suggesting that while pricing has continued to decline, market movement has gained some traction. Furthermore, the current number of lots in escrow represents roughly seven months’ worth of inventory, indicating renewed buyer activity at the right price points.

Price Declines: Real, But Moderating

There’s no question that lot values have dropped substantially since the fire. The average price per square foot of land today is about $287, down from approximately $310 just two months ago. That equates to a decline of about 3.5% per month, a clear cooling from the steeper drops that occurred in the immediate aftermath of the fire.

Still, these are broad averages. Certain neighborhoods have seen values fall twice as much as others. For example, Alphabet Streets lots have experienced deeper declines than those in The Huntington, where larger properties, lower density, underground utilities and much lower degree of devastation make a stronger market.

Diverging Strategies Among Lot Owners

This evolving market has created a split in strategies among lot owners.

Some are selling now, aiming to capture the highest price possible before values erode further. They recognize that in a downward market, pricing just ahead of the trend—typically 1 to 2% below current expectations—can be key to securing a serious buyer. Overpricing by even 5 to 10% may result in weeks or months of stagnation, followed by a sale at a significantly lower level.

Others are opting to hold on, believing that land values will likely rebound once the community rebuilds more fully. For those not planning to reconstruct on their lot, this could be a longer-term investment strategy. However, they must balance this patience with the risk of ongoing price declines and holding costs.

An increasing number of owners are also trading lots, selling their existing property to purchase another that offers better views, more square footage or a superior location—seeking to “trade up” in a buyer-favorable environment.

The Insurance Dilemma

A major factor slowing some lot sales has been the complex process of insurance settlement. Many owners are still negotiating for higher payouts, hoping to recover an additional 10 to 20% beyond initial offers. Unfortunately, waiting for higher insurance proceeds comes with a tradeoff: As they wait, their lot’s market value may decline by 3% or more each month.

For these owners, timing is everything—both in finalizing insurance claims and deciding whether to sell, rebuild or hold.

Navigating a Buyer’s Market

This is clearly a buyer’s market—but that doesn’t mean sellers are powerless. With strategic pricing, strong presentation and thoughtful marketing, vacant lots can and are being sold. However, this is not the time to “test the market” with wishful pricing. Buyers are highly informed and cautious, and many have numerous alternatives to choose from.

Instead, sellers need to consider the broader context: inventory levels, competitive properties, recent sales data and neighborhood-specific trends. With the right approach, they can still achieve excellent outcomes—even in a shifting market.

In Summary

Yes, prices are down. Yes, inventory remains high. But no—the market is not collapsing. In fact, signs of renewed buyer confidence and adjusting seller expectations suggest that the trajectory may be slowing rather than accelerating downward.

This moment represents an important inflection point for our community. Thoughtful decisions, guided by real data rather than fear or speculation, will help each owner make the right choice for their individual situation.

Michael Edlen and his team have been focused on evaluating and effectively selling Pacific Palisades homes and lots. Contact them for more information or to arrange a consultation at team@edlenteam.com or 310-600-7422, Christina Wagner 310-220-9494 and Tatiana Weiss 310-433-3124.

By THE EDLEN TEAM, CHRISTINA WAGNER | Special to the Palisadian-Post

As of June 30, 214 land parcels (aka lots) are currently available, ranging from $899,999 for a 4,174-square-foot lot on Posetano to $7,495,000 for a 33,206-square-foot lot on Alcima. Thirty-three lots are in escrow and 102 lots have sold since January 7, ranging from $570,000 for a 5,474-square-foot lot on Posetano to $5,149,000 for a 12,098-square-foot lot on Frontera.

At the start of July, 58 single-family Palisades residences were listed in the Multiple Listing Service, ranging from a four-bedroom, four-and-a-half-bathroom home on Avenida de Santa Ynez asking $2,195,000 to a seven-bedroom, 12-bathroom on Paseo Miramar asking $54 million. A total of 15 homes were sold in the Palisades in the first half of 2025, ranging from a four-bedroom, three-bathroom on Akron, which sold for $1.4 million, to a six-bedroom, seven-bathroom on Toulon, which sold for $20 million. Median sale price was $6,449,000 (mostly due to sales in the Riviera and Rustic Canyon areas). There are currently eight standing-home escrows open in the Palisades.

There are 20 condominiums/townhouses on the market as of July 1. They range from a one-bedroom, one-bathroom on Sunset being offered at $740,000 to a three-bedroom, three-bathroom on Palisades Drive for $2,395,000. Only two condos are in escrow and five have sold since the January 7 fire. They range from a two-bedroom, two-bathroom on Sunset, which sold for $1.25 million, to a three-bedroom, three-and-a-half-bathroom on Tramonto, which sold for $2.25 million. The median sales price for condos at the end of the first half of 2025 was $1,599,000.

There are currently 63 available leases in the Palisades, starting at $4,498 per month for a two-bedroom, two-bathroom unit on Sunset Boulevard and asking as high as $69,500 per month for a six-bedroom, nine-bathroom house on Capri Drive. There have been 30 Palisades leases done in the first half of 2025, ranging from a two-bedroom, three-bathroom townhome on Palisades Circle, which leased for $4,800 per month, to a five-bedroom, seven-bathroom house on San Remo, which leased for $85,000 per month.

The Edlen Team has been the leading Pacific Palisades real estate team for over 25 years and has been closely tracking all post-fire activity, as well as counseling property owners on various ways to navigate their next steps. They can be reached at 310-220-9494 Christina Wagner, 310-433-3124 Tatiana Weiss and 310-600-7422 Michael Edlen.