Within the lovely little "Village" of Pacific Palisades are several different and distinct neighborhoods, each with its own style, feel, and price range. There are three different public elementary schools servicing the Palisades and your address determines which of the three Pacific Palisades elementary school districts you are in.
The main neighborhoods in the Palisades include Alphabet Streets, The Bluffs (Via and El Medio), Castellammare, The Highlands, The Huntington, Marquez (and Marquez Knolls), The Riviera, Rustic Canyon, and Sunset Mesa (Pacific View Estates). Some of the smaller neighborhoods include Bel-Air Bay Club, Las Casas Loop, Palisair HOA, Ridgeview Country Estates, Santa Monica Canyon, Upper Alphabet Streets, Upper Bienvenida, and Will Rodgers.
One of the most popular areas in the Palisades is the Alphabet Streets. It is a mostly flat residential area and is within walking distance to the shopping district of the Village. Popular with young families, there are "starter" homes for around $1,000,000 for a 900sf bungalow. (note: the value is in the land, not the structure.) There are also several new homes as well, in the $3.0 million range. Many of the homes are in the Palisades Elementary School district
This popular area is South (or West) of Sunset toward the beach. There are the Via de la Paz Bluff homes and the El Medio Bluff homes. This mainly flat area enjoys terrific ocean breezes and is both walking distance to the Bluffs overlooking the Pacific Ocean and convenient to town for shopping. This upscale area is a combination of remaining small bungalows, starting in the $1.4 million range, to newer customs homes in the $3.0 to $4.5 million price range. Many of the Via de la Paz Bluff homes are in the Palisades Elementary district. Many of the El Medio Bluff homes are in the Marquez Elementary district.
This charming, seaside neighborhood is reminiscent of the Amalfi coast in Italy. With stunning ocean views, tiny winding streets, and beautiful Italian street names, you will think you are on vacation. Homes in this area range from tiny villas, to a handful of brand new European-style estates. Prices start around $1.1 for a tiny villa, with limited yard space, and can go up to $5.0 for one of the newer architectural homes. In 2007 the unique, "Castellammare Castle" sold for around $12 million.
The Highlands is one of the newest neighborhoods in the Palisades. It began as a series of tract homes, built in the hills above Sunset. It is also one of the few areas in the Palisades with condominiums and townhouses. Then in the 1990s, beautiful 2-story homes and estates were built on the northern side. This area is especially popular with families and celebrities, due to the many gated streets.
Many of the homes here are large in square footage (about 3000-6000sf) and are affiliated with the exclusive Summit Club. Condos start around $700,000-$1,500,000. Homes start around $1,200,000 to $6,000,000. Homes are mainly in the Marquez Elementary district.
This exclusive area lies just west of Chautauqua and below Sunset. These are mostly traditional-style homes on flat, wide lots. This area is popular with upscale families, due to the nice wide, flat streets and sidewalks. It is within walking distance of the park, recreation center, and library. Original, 1-story homes start around $ 1.8 and new homes go up to $15 million or more.
Marquez and Marquez Knolls
This wonderful area near Marquez Elementary school is another popular area with young families. It can be one of the most affordable areas, with homes starting around $1.0 million. Up the hill, on the knoll, homes have fantastic ocean views. This area was mostly built in the '50s and the mainly 1-story homes have a unique, "mid-century" feel. Most homes are in the Marquez Elementary school district.
Like its name, this area is one of the most exclusive and expensive areas of the Palisades. It is located between San Remo to the East and Amalfi Drive to the West, on both sides of Sunset. For the most part, the homes here are much larger and on bigger lots. It is conveniently located on the East end of the Palisades, close to Brentwood. With its wide streets and deep setbacks, this is an area perfect for someone that appreciates their privacy.
In the upper Riviera, many of the homes have stunning city and mountain views. The exclusive Riviera Country Club, home to the annual golf classic, is located in this area. This private club offers both golf and tennis. Many homes in the area are in the Canyon Elementary school district.
This is one of the most unique neighborhoods in the Palisades. Nestled under the beautiful trees and alongside the babbling brook, these are mostly architectural and rustic-style homes. The area was built around the original Up-Lifters Ranch. Probably one of the most expensive areas in the city, this area is for someone that likes privacy, serenity, and shade. There is a combination of smaller homes and lots, along with a select few 2 and 3-acres sites. It is tucked away south of Sunset and convenient to Santa Monica. Most homes are in the Canyon Elementary school district.
Sunset Mesa and Pacific View Estates.
Located next to the newly re-done Getty Villa, this neighborhood is all about the beach and ocean views. Technically in Malibu, Sunset Mesa is a popular area for families. Set upon a low hill, the wide streets with sidewalks are perfect for walking to the beach. Almost all of the homes are 1-story. They range in size from around 1700sf to 3000sf. In general, they start around $1.4 million up to about $2.2 million. On the Palisades side, in the area known as Pacific View Estates, the homes are a bit larger and start around $1.8 and up.