Nearly two years after the January 2025 fire, the Pacific Palisades rebuild is well underway. New homes are being finished, construction crews are on most streets, and for many owners the question has shifted from “what happens now?” to “what should I do next?”

Whether you own a lot, a standing home, or are thinking about buying, here is a simple way to think it through.

If You Are Deciding Whether to Rebuild or Sell

There is no single right answer, but four questions usually decide it:

1. What does your insurance really cover? Compare your coverage against today’s construction costs, not what building cost a few years ago.

2. How long can you live elsewhere? Building a custom home takes time, and temporary housing coverage eventually ends.

3. What do you want the home to be? The city’s fast-track permitting applies to homes rebuilt at up to 110% of the original size. A much larger or very different design takes longer.

4. What is your lot worth today? A realistic valuation from someone actively selling in the Palisades is the starting point for every other decision.

If You Are Thinking of Buying

Buyers have more choice in the Palisades than they have had in years. You can buy land and design exactly the home you want, buy one of the newly built homes as they are completed, or buy a standing home in areas such as the Riviera and Rustic Canyon.

Location matters more than ever. Flat lots, view lots and homes on the best streets still draw the strongest interest. Homes and land above $5.4 million are also subject to the city’s Measure ULA transfer tax, so factor that into your plans.

Follow the Rebuild

For up-to-date permit and construction numbers, the Palisadian-Post’s Pali Rebuild Map is the best free resource.

Let’s Talk

Our team works with owners and buyers across Pacific Palisades and the Westside. If you’d like a private valuation of your lot or home, or a look at what’s coming to market, we’re happy to help.