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 is $2,120,000, reflecting a market that has decreased 8% since 2022. This decline indicates a shift in market dynamics, likely influenced by elevated interest rates and increased insurance costs, which are contributing to a more price-disciplined environment. Despite the overall price decrease, recent month-over-month growth suggests a potential stabilization below prior peaks, particularly following the challenges posed by the 2025 fires.

Market activity appears to be cooling, as evidenced by a median days on market of 153 days, indicating slower sales velocity. Elevated inventory levels are present, suggesting excess supply relative to sales activity. However, the homesite segment remains surprisingly strong, which may provide opportunities for buyers looking for specific property types in this area. Overall, the market is characterized by a neutral temperature, suggesting a balanced but cautious approach from both buyers and sellers.

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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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Property Taxes

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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 6.75% for Pacific Palisades CA property owners are notably higher than the 5.49% low seen in early February 2026.

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 $2,120,000 indicates a market under pressure, having decreased 8% since 2022.

2. With a median days on market of 153, the market is experiencing slower sales velocity, suggesting a need for price adjustments by sellers.

3. Elevated inventory levels are evident, indicating excess supply relative to sales activity, which may lead to pricing friction.

4. The median market rent stands at $4,750, reflecting a rental market that has also seen a down trend year-over-year.

5. Current interest rate pressure is elevated, with mortgage rates around 6.75%, impacting buyer affordability and overall market dynamics.

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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.