Known simply as the Palisades to locals, this area has long been a popular area not only because of its beachside location, but also for its good schools, quaint village, and a feeling of community not found in many parts of Los Angeles.
Pacific Palisades is a community within the City of Los Angeles and is bordered by the Pacific Ocean to the west, Santa Monica to the south, Brentwood to the east, and portions of Malibu and the Santa Monica Mountains to the north.
The Palisades stretches nearly ten miles along Sunset Blvd – from Allenford Dr to the east, to Pacific Coast Highway to the west – and features a number of different neighborhoods, each with its own distinct personality.
THE NEW PALISADES VILLAGE
Which neighborhood is right for you?
The eastern most part of Pacific Palisades, the Riviera is most famous for the Riviera Country Club – home to the PGA tour’s annual Northern Trust Open as well as the site of several major golf championships over the years. With street names such as Amalfi, Capri, and Corsica, there is a decidedly Mediterranean flavor. Homes in the Riviera are typically among the largest and most expensive on the Westside, with many of Hollywood’s A-List celebrities calling it home.
Sunset Blvd bisects the Riviera, and locals often say Upper Riv or Lower Riv to specify which part they reside. The Napoli Rim in the Lower Riviera features homes that ring the northern edge of Riviera Country Club and is considered one of the most coveted streets in the area. The Upper Riv offers many large gated estates with views of the city, ocean, mountains – and sometimes all three!
Continuing west along Sunset Blvd beyond Amalfi Drive is Rustic Canyon. Much of Rustic Canyon is just that – rustic, and as such, many homes have a unique architectural flavor combining form, function, and environment. Rustic Canyon Recreation Center offers tennis courts, a ball field, and even a pre-school, and is tucked away far from the hustle and bustle of its urban surroundings. A seasonal creek runs behind Brooktree and flows to the ocean. Birdwatchers might enjoy the occasional duck, wild parrot, or red-tailed hawk sighting.
Pacific Palisades Alphabet Streets - Continuing west along Sunset past Brooktree will lead you to two neighborhoods prior to entering the Palisades Village. Along the north side of Sunset from Chautauqua to Via de la Paz sits the Alphabet Streets – or ABC Streets depending who you ask. With successive street names like Albright, Bashford, Carey, Drummond, etc, it’s easy to see how the Alphabet Streets got its name. This neighborhood has long been popular for families as it is within walking distance to the Palisades Village. The lot sizes and homes are typically smaller than the Palisades average, but it’s highly desirable location has helped keep home prices very strong year in and year out.
Called The Hunt by locals! The Huntington Palisades is historically one of the most coveted neighborhoods throughout the Westside. Encompassing the area south of Sunset, west of Chautauqua, and east of the Park, the Huntington has a surprisingly small town feel despite the deep pockets of most of its residents. Whereas the Riviera features large lots and barely any sidewalks, the Huntington is known for its walkable streets and friendly neighbors. It also has a near perfect location – with the Village, park, and beach all within a short drive.
The Village, Palisades
The Village, as it’s known by locals, is the beating heart of the Palisades, and is where all the different neighborhoods come together in one place. Supermarkets, cafes, boutiques, and more line this half-mile stretch of Sunset between Carey and Temescal Canyon, and the Sunday farmer’s market grows more popular each week. It can be argued that no other community on the Westside has as much pride as the Palisades, which is very evident on 4th of July when thousands of locals line the street for the annual parade before heading to Palisades High School for fireworks. While there are plenty of homes within earshot of the Village, only a few condo buildings reside in the Village proper.
Via de la Paz/Olas Bluffs
Via de la Paz / Via de las Olas Bluffs – This neighborhood can be found just west of the village and north of the park. Its main streets are Swarthmore and Via de la Paz which run perpendicular to Sunset. Another highly desirable area, the ‘Via Bluffs’ offer ocean breezes, traditional homes, and a close proximity to the heart of the Palisades. In addition, the soon to be completed Potrero Canyon park will create a pathway allowing residents to walk from the Village down to the beach.
Bienveneda Ave runs both north and south of Sunset, but most people refer to the Bienveneda neighborhood as the area north of Sunset. Lower Bieneveneda features mostly modest, single-level homes while further up the hill the homes get larger and you include a couple of gated communities with huge, estate-style properties. The upper Bienveneda-area homes have some of the most dramatic ocean views in town.
El Medio Bluffs
On the north side of Temescal west of Sunset lies the El Medio Bluffs. Slightly further from the Village than the Via Bluffs, the El Medio Bluffs are none the less equally as desirable. Although lot sizes are not huge, they tend to be a little larger than those found on the Via Bluffs. Most of the homes are of the 3 to 4 bedroom traditional variety.
Will Rogers Park
Will Rogers State Park has long been a popular destination for hiking, horseback riding, or even to take in a polo match. Will Rogers Rd is west of the Riviera on the north side of Sunset. Along the way to Will Rogers Park are a few small streets – Villa Grove, Villa View, and Villa Woods – which feature a variety of architectural styles, many with lovely canyon views. The lack of traffic and its relative proximity to both the Palisades Village and other parts of the Westside have made this small neighborhood a favorite for families.
Bel Air Bay Club
A small neighborhood just south of Sunset and above the Bel Air Bay Club, this pocket of streets features homes about average in size for the area with the added benefit of ocean views and fresh breezes.
About two miles up from Sunset along Palisades Drive will take you to the Palisades Highlands. A planned community originally developed in the 1970’s as an affordable alternative to the Valley, the Highlands now features some of Pacific Palisades newest and largest homes. While homes in the area routinely fetch 3 million or more, this area still offers far more bang for the buck compared to other nearby neighborhoods.
There are a few neighborhoods west of the Highlands and north of Sunset prior to hitting PCH. Paseo Miramar, Los Liones, and Castellamare are the three streets which lead to each area. Many of these homes have spectacular ocean views and tend to vary from rustic to Mediterranean. The close proximity to the ocean and hiking trails makes these areas highly desirable for outdoor enthusiasts.
This Oceanside community rests on a series of bluff tops overlooking the Pacific. While most people know this area as the home of the Getty Villa, Sunset Mesa features mostly one-story homes with wonderful white-water views. It is a little bit further from the heart of town, and because of that is more reasonably priced.
Tahitian Terrace is one of two mobile home communities in Pacific Palisades. Set on the hills above Pacific Coast Highway offering some amazing ocean views and a short walk to Will Rogers State Beach.
Pacific Palisades Bowl
Pacific Palisades Bowl is one of two mobile home communities tucked into the hills along Pacific Coast Highway in Pacific Palisades. The community offers some amazing head-on ocean views and is a quick walk to Will Rogers State Beach.