Pacific Palisades, CA 90272 Real Estate Market Report

ZIP Code: 90272
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

The median sold price in Pacific Palisades stands at $2,234,500, reflecting a notable adjustment in market dynamics. The neighborhood has decreased 8% since 2022, indicating a shift in buyer sentiment and market conditions. This decrease suggests that buyers are exercising greater caution, particularly in the high-end segment, where elevated inventory levels may be contributing to price softness.

Transaction activity appears moderate, with 147 days as the median days on market, signaling slower sales velocity. The market temperature is currently assessed as neutral, suggesting a balanced environment where neither buyers nor sellers hold a distinct advantage. Elevated interest rate pressure, with current 30-year fixed mortgage rates near 6.04%, may also be influencing buyer behavior and overall market liquidity.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates near 6.04% in Pacific Palisades, CA are 0.78% lower than the 6.87% average recorded one year ago.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The median sold price of $2,234,500 reflects a significant adjustment in buyer expectations and market dynamics.

2. With 147 days on market, properties are experiencing slower sales velocity, indicating potential pricing friction.

3. The market temperature is assessed as neutral, suggesting a balanced environment for buyers and sellers.

4. Elevated interest rate pressure may be contributing to buyer caution, particularly in the high-end segment.

5. The median listing price of $2,772,500 indicates a notable gap compared to the median sold price, suggesting potential seller expectations may need adjustment.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.