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Our Flag Was Still There: The Palisades Fourth of July Parade Returns

Charles Bornstein on clarinet and David Schorr on saxophone marching with the Pacific Palisades Oom-Pah-Pah Band at the 2026 Fourth of July parade
Charles Bornstein on clarinet and David Schorr on saxophone marching with the Pacific Palisades Oom-Pah-Pah Band at the 2026 Fourth of July parade
The 2026 Palisades Americanism Parade — Charles Bornstein (clarinet) and David Schorr (sax) of the Oom-Pah-Pah Band march past a fire-scarred storefront. Courtesy of Hazel Bornstein.

On the Fourth of July, the parade came back to Pacific Palisades.

After the January 2025 fire forced the cancellation of the 2025 celebration, the 77th Annual Pacific Palisades Americanism Parade stepped off on July 4, 2026, under a theme that said everything: “Our Flag Was Still There.” It was the first parade since the fire, and for a community that has spent the last eighteen months rebuilding, it was more than a parade. It was proof of life.

A shorter route, an undimmed spirit

This year the parade started later than tradition—4:00 p.m.—and followed a shortened route through the heart of the Village. It made its early turn off Sunset at Carey Street, the same corner where my former Coldwell Banker office once stood, directly across from the still standing fire station. On the Fourth, it stood watch over the crowd as it always has, a quiet reminder of who held the line.

When the sun went down, the celebration continued with a drone show over the Palisades—a modern flourish on a tradition that reaches back to 1948.

The band that keeps marching

I have a soft spot for this parade. I’ve marched it twice with the Pacific Palisades Oom-Pah-Pah Band, clarinet in hand. I couldn’t make it this year, but I checked in with pride thinking of my friends as they carried the tune all the way down Carey Street. Charles Bornstein led on clarinet and David Schorr on saxophone—two of the same faces who have marched this route before, back again to march it once more.

That’s the thing about this town. The same people show up, year after year. They tune up, they line up, and they play.

Oom-Pah-Pah Band musicians mustering with trombones and clarinets before the Palisades Fourth of July parade
Mustering before the step-off (2024). Courtesy of the Pacific Palisades Oom-Pah-Pah Band.
Pacific Palisades Oom-Pah-Pah Band members preparing to march at the Fourth of July parade
Lining up (2024). Courtesy of the Pacific Palisades Oom-Pah-Pah Band.

And the Village comes home in August

There’s more good news on the horizon. Palisades Village—famously spared from destruction during the fire—has been closed for extensive remediation and a reported $60 million revitalization. It is set to reopen in full this August 2026, welcoming back beloved names alongside new arrivals, with Erewhon slated to return in January.

The heart of the Palisades is coming back to life: the parade in July, the Village in August. Piece by piece, the neighborhood is finding its rhythm again.

Smiling members of the Pacific Palisades Oom-Pah-Pah Band gathered at the Fourth of July parade
The Oom-Pah-Pah Band, all smiles (2024). Courtesy of the Pacific Palisades Oom-Pah-Pah Band.

Rooted here

I’ve lived, worked, and played music in this community for years. Watching the flag go up over Sunset Boulevard—still there—is exactly why I do what I do. If you’re thinking about buying or selling in Pacific Palisades and want an agent who genuinely knows this neighborhood and believes in its future, I’d love to talk.

Greg Dahl
Dahl Realtors • greg@dahlrealtors.com

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A Year of Santa Monica Home Sales Data. A Lot of Noise. Here’s the Signal.

Every few months someone asks me what the Santa Monica market is doing. My answer is always the same: which Santa Monica market are you asking about?

Because there isn’t one. There are four. They share a zip code, a coastline, and a school district. Beyond that, they operate on completely different rules — different timelines, different power dynamics, different strategies for buyers and sellers. Treating them as a single market is one of the most common and costly mistakes I see on the Westside.

I pulled a full year of CLAW MLS data for Santa Monica single family homes — April 2025 through April 2026. 344 closed sales. $1.6 billion in total volume. I also pulled the complete failed listing record — every property that was withdrawn, canceled, or expired without selling over the same period. That second dataset changes the story in ways worth understanding.

Here is what the data actually says.

THE HEADLINE NUMBER — AND WHY IT MISLEADS

Santa Monica sellers averaged 100.33% of their list price across 344 transactions over the past twelve months. That sounds like a perfectly balanced market. Buyers and sellers meeting in the middle. A handshake and a sold sign.

It isn’t.

That average is obscuring one of the most dramatic variance stories on the entire Westside. The best-positioned homes sold at 118–139% of list price. The worst-positioned homes sold at 57–58% of list price. Same city. Same year. A gap of more than 80 percentage points between the best and worst outcomes.

The difference was almost never the house. It was almost always the pricing strategy.

Understanding which tier your property or search falls into — and what the rules of engagement are in that tier specifically — is the difference between those two outcomes. Here is what the data shows.

THE OTHER HALF OF THE STORY: 201 LISTINGS THAT DIDN’T SELL

Before the tier breakdown, a number that rarely gets discussed: 201 Santa Monica single family homes were withdrawn, canceled, or expired without selling over the past twelve months.

344 sold. 201 failed. That means roughly one in every three listings in Santa Monica did not result in a sale.

This is not random. The failed listings tell a precise story about where the market draws its line.

The median list price of failed Santa Monica listings across the year ran consistently between $4,242,500 and $4,995,000 depending on the period. The median sold price across the same periods ranged from $3,027,227 to $4,380,000. The gap between where sellers wanted to be and where buyers were willing to transact ran between $750,000 and $1.5 million at the median — consistently, across every period measured.

The repeat offenders are the most instructive part of the dataset. Several properties appear two, three, and four times in the failed listing record — relisted at slightly different prices, pulling slightly different crowds, and ultimately arriving at the same conclusion the market had communicated from day one.

One home in the Montana neighborhood was listed four separate times over eight months at prices ranging from $6,795,000 to $8,995,000. Every attempt failed. It ultimately sold at $6,700,000 — the lowest price it had ever been listed at, and the price the market had been pointing toward since the first day it hit the MLS. The seller spent eight months and four listing cycles discovering what a single accurate comp analysis would have shown in week one.

A property near Palisades Beach Road was listed, expired, and relisted — and as of this writing remains active at $34,950,000. It has been on the market in various forms for over a year.

Several properties in the under-$3M range appear two and three times in the failed list — the same address, slightly reduced price, same result. The market in this tier moves fast and has no patience for overpricing at any level.

The failed listing data confirms what the sold data implies: Santa Monica rewards precision and punishes hope-based pricing at every tier, in every neighborhood, at every price point. The 201 sellers who didn’t close were not unlucky. They were mispriced.

THE FOUR TIERS — WHERE TRANSACTIONS ACTUALLY HAPPEN

TIER ONE: UNDER $2.5M Sunset Park and surrounding neighborhoods

The short version: You are not negotiating. You are competing.

Homes under $2.5M in Santa Monica are the most aggressively competitive tier on the corridor. Over the past twelve months, multiple sales in this range closed at 127–139% of list price — not as isolated wins on exceptional properties, but as a repeating pattern across multiple neighborhoods and price points.

A home in Sunset Park sold at 138% of list price. Another in Sunset Park sold at 127%. A third sold at 129%. These are results from the past 90 days alone, not cherry-picked highlights from the hottest month of the year.

The absorption data confirms it. The current three-month absorption rate for Santa Monica is 13.33 sales per month. Months of housing supply sits at 5.18 — a seller’s market by any standard definition. The median days on market for sold properties across all of Santa Monica is 14 days, and entry-level homes are pulling that number down, not up.

The failed listing record adds important context at this tier. Multiple properties in the under-$2.5M range appear two and three times in the canceled and expired data — same address, marginally reduced prices, same outcome. Even in the most competitive tier on the corridor, overpricing generates failure. The market here moves fast, but it does not move blindly.

What this means for sellers:

If your home is correctly priced under $2.5M in Santa Monica, you should expect multiple offers within the first two weeks. The market is doing the heavy lifting. Your primary job is to price it accurately and resist the temptation to reach — because the market will find the right number faster than you will, and reaching costs you momentum you cannot get back.

What this means for buyers:

There is no negotiating room in this tier. Offers at list price are losing offers. The data supports coming in 5–15% above asking on well-positioned homes, with as few contingencies as your financial situation allows. The strategy is simple and difficult in equal measure: know your number before you walk in, come in strong on day one, and move fast. The window in this tier is measured in hours, not days.

TIER TWO: $2.5M TO $5M Sunset Park, Ocean Park, and the entry to the Montana neighborhood

The short version: The most transactions, the most nuance, and the most important data story in the market right now.

This is the engine of Santa Monica real estate. By transaction count, this tier generated more closed sales over the past twelve months than all other tiers combined.

The current three-month median sold price for Santa Monica sits at $3,027,227. That is down from $3,738,000 in the prior four to six months and $4,380,000 in the six months before that. Every time I share that number in a client conversation, someone reads it as a price decline.

It is not a price decline.

Price per square foot has held steady throughout the twelve-month period. What has changed is the compositional mix of what is transacting — more sales are closing in the lower half of this tier than in prior periods. That is a completely different story from falling prices, and conflating the two leads to bad decisions on both sides of a transaction.

The sales results in this tier confirm the market is healthy for correctly priced properties. A home in Sunset Park listed just under $3M sold at $3,450,000 — 115% of list in 9 days. A home at the entry to the Montana neighborhood listed at $4,995,000 sold at $5,500,000 — 110% of list in 17 days. Another home in the same area listed just under $5M sold at $5,665,000 — 113% of list in 22 days.

The failed listing record in this tier is where the real education lives. Several properties in the $3M to $5M range appear in the canceled data two, three, and four times across the twelve-month period. One home near Beverley Avenue was canceled four separate times at prices between $4,469,000 and $4,499,000 before disappearing from the market entirely. Another on Mabery Road was canceled twice before finally going pending. A home near Rustic Road was canceled twice, expired once, and relisted — spending the better part of a year looking for a buyer at prices the market consistently rejected.

The twelve-month data also shows the relationship between original list price and final outcome with precision. Homes that launched correctly and sold in the first 30 days averaged 103.88% of list price. Homes that took 91 to 120 days averaged 92.49% of list price. The longer a home sits in this tier, the more negotiating leverage shifts to the buyer — and it shifts decisively.

What this means for sellers:

The window is open in this tier right now. Correctly priced homes are seeing above-ask offers. The gap between a well-priced listing and an aspirationally priced one is not measured in days on market — it is measured in whether you sell at all, and at what percentage of your original ask. Price to the data, not to what you hope the data will become.

What this means for buyers:

Expect genuine competition on anything priced correctly. Move with purpose on homes that have been on market fewer than 30 days and are priced at or below the comparable sales. Homes that have been sitting 60 days or more deserve a second look and a harder negotiation — some represent real value, and sellers at that stage are often more motivated than their original list price suggested. The failed listing data shows that many of these homes have been on market in various forms for months or years. That history is leverage.

TIER THREE: $5M TO $10M The Montana neighborhood and surrounding corridors

The short version: Disciplined sellers win decisively. Aspirational sellers wait a very long time and then lose anyway.

No tier in the Santa Monica market shows a wider variance between the best and worst outcomes — and no tier makes the cause of that variance more obvious.

Track one: homes that launched at market price.

A home in the Montana neighborhood listed at $5,195,000 and sold at $6,450,000 — 124% of list in 7 days. A home in the Montana neighborhood listed at $8,485,000 and sold at $10,050,000 — 118% of list in 3 days. A home in the Montana neighborhood listed at $5,195,000 and sold at $5,800,000 — 111% of list in 11 days.

Track two: homes that launched above market.

A home in the Montana neighborhood listed at $7,995,000 and sold at $4,600,000 — 57% of list after 152 days. Another home in the Montana neighborhood at the same list price sold at 58% of list after a similarly extended market exposure.

The failed listing record in this tier tells an equally sharp story. A home near Georgina Avenue was listed twice at $11,495,000 and $11,499,000 across separate attempts — neither succeeded. A home on 20th Street was listed and canceled four separate times at prices ranging from $6,795,000 to $8,995,000, finally selling at $6,700,000 — the number the market had been signaling from the beginning. A home near Yale Street was listed and canceled twice at $6,550,000 without finding a buyer.

The pattern across the failed listings in this tier is consistent: sellers who priced above the comparable sales spent months generating showings that produced no offers, burned their buyer pool, and ultimately sold for less — in many cases significantly less — than they would have achieved with accurate pricing at launch.

The buyers in this tier are sophisticated, well-advised, and extremely well informed. They know the comparable sales. They know the days on market. They know when a seller has run out of options. They will not overpay for a mispriced home. They will simply wait.

What this means for sellers:

The spread between a correctly priced home and an aspirationally priced one in this tier is not 5% or 10%. The data shows it can be 40% or more. Pricing strategy in this tier is not one factor among many. It is the entire game.

What this means for buyers:

Real value exists in this tier among homes that have been sitting. The data clearly supports a more aggressive opening position than the lower tiers — and sellers who have been on market 60 days or more have usually received the market’s message and are ready to have a genuine negotiation. The failed listing record shows you exactly which homes have been through multiple cycles. That information is publicly available and is your most powerful negotiating tool.

TIER FOUR: $10M AND ABOVE The Montana neighborhood, the Riviera section, and the San Vicente corridor

The short version: A market within a market. Fewer transactions, longer timelines, and a predictable negotiating range that functions almost like a benchmark.

Luxury Santa Monica operates on its own clock, and the twelve-month data makes that clock readable.

Buyers in this tier paid consistently in the 88–93% of list price range across the year, and they took their time getting there. A home in the Montana neighborhood sold at 92% of list after 37 days. A home in the Riviera section of Montana sold at 91% of list after 87 days. A home on the San Vicente corridor sold at 91% of list after 271 days.

The failed listing record in this tier is the most dramatic in the entire dataset. Five properties above $17M failed to sell over the twelve-month period. Combined asking price: approximately $130 million. Combined sales: zero.

A property near Palisades Beach Road was listed at $19,000,000, expired after 157 days, and relisted. The combined version of the property was listed at $34,950,000, expired, and relisted again — currently active. A property on Georgina Avenue was listed at $17,995,000 and expired after 100 days. A property on San Vicente Boulevard was withdrawn after 359 days at $59,950,000.

The ultra-luxury tier in Santa Monica is not a market for speculative pricing. The buyers who operate at this level have access to the same data you are reading right now, and significantly more resources to act on it patiently. Properties that launch above the comparable sales in this tier do not generate competitive bidding. They generate polite curiosity and then silence.

What this means for sellers:

Price to the comparable sales from the start. The twelve-month record shows clearly that luxury buyers in Santa Monica will negotiate 7–12% off list as a baseline expectation. Homes priced above the comp set are not attracting higher offers — they are generating the extended days on market, the price reductions, and in many cases the outright failures that are visible throughout the failed listing record.

What this means for buyers:

You have negotiating leverage in this tier that simply does not exist below $5M. The data supports opening offers in the 88–93% range on correctly priced homes as a reasonable starting position. On homes that have been on market more than 60 days or that have experienced price reductions or multiple listing cycles, the data supports going further. The failed listing record is your roadmap. Use it.

THE FULL PICTURE: 12 MONTHS IN SANTA MONICA

344 homes sold. 201 failed to sell. $1.6 billion in total volume. Median sold price of $3,900,000. Average days on market for sold properties: 14 days. Overall list-to-sale ratio: 100.33%.

The complete dataset — both the sold record and the failed listing record — tells a single coherent story. Santa Monica is a market of extraordinary precision. Correctly priced homes across all four tiers are finding buyers quickly and often above asking price. Mispriced homes are generating showings without offers, burning days on market, losing negotiating leverage, and in many cases cycling through multiple failed listing attempts before either selling far below their original ask or disappearing from the market entirely.

The four tiers are not just price bands. They are four different sets of rules, four different timelines, and four different strategies. Knowing which one you are operating in — and what both the sold data and the failed listing data say about how to play it — is the difference between the outcomes at the top of this report and the ones at the bottom.

If you want to know specifically where your situation sits in this data — as a buyer, a seller, or someone still deciding — I am happy to walk through it with you directly. That conversation is free, it takes about twenty minutes, and it will tell you more about your specific position in this market than any open house or Zillow estimate ever will.

Reply to this post or contact Greg directly to schedule a Quiet Briefing.

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Greg Dahl · Coldwell Banker Realty · DRE 012133454 Brentwood · Santa Monica · Pacific Palisades · Malibu 310.963.9689 · greg.dahl@cbrealty.com · dahlrealtors.com

This post was produced with the assistance of Claude, an AI tool made by Anthropic. I use it the same way a musician uses a great recording studio — the performance is mine, the tools make it sound better. The market data, the analysis, the relationships, and the judgment behind every word are always mine.

— Greg

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ONE CORRIDOR, FOUR MARKETS: WHAT 90 DAYS OF WESTSIDE DATA ACTUALLY SHOWS

Last week I wrote about $169 million in canceled listings and what pricing discipline means on the Westside. The response was significant — more replies than any piece I’ve written. The question I kept getting was some version of: “That’s helpful, but what does it mean for my specific neighborhood?”

Fair question. Here’s the answer — with 90 days of CLAW MLS data broken out by neighborhood, so you can read exactly where your market sits.

The date range is December 18, 2025 through March 18, 2026. Single family homes. Brentwood, Santa Monica, Pacific Palisades, and Malibu. Here’s what the data shows.

SANTA MONICA: THE MOST COMPETITIVE MARKET ON THE CORRIDOR

Of the four neighborhoods, Santa Monica is where buyers face the stiffest competition right now — and where sellers, if properly positioned, have the clearest advantage.

40 homes sold in 90 days. Median sold price: $3,207,500. Median days on market: 16 days.

The number that defines Santa Monica right now is this: 68% of homes that sold did so within 30 days — at an average of 107.22% of list price. Buyers in Santa Monica are not negotiating. They’re competing. The properties priced to attract the market are regularly selling over asking.

The flip side: 44 listings were canceled, with a median list price of $4,945,000 and 70 days on market before the seller walked away. The gap between the 16-day solds and the 70-day cancellations is pricing. It is always pricing.

For sellers: Santa Monica is your market. Price it right and you will likely have multiple offers within two weeks. Price it optimistically and you will become a cancellation statistic.

For buyers: Come prepared. Pre-approval in hand, agent briefed, and be ready to move quickly on correctly priced properties. The 107% average is not an outlier — it’s the market telling you something.

PACIFIC PALISADES: THE TIGHTEST MARKET ON THE CORRIDOR

Median days on market for sold properties in Pacific Palisades: 10 days.

That is the fastest turnover of any neighborhood on the corridor. 43 homes sold at a median of $3,400,000 — with 78 active listings currently showing a median list price of $7,198,000.

That gap between a $7.2M median list and a $3.4M median sold is not a contradiction — it’s a reflection of two things happening simultaneously. First, post-fire displacement has introduced a significant volume of high-priced inventory from sellers testing the market. Second, correctly priced properties — those aligned with where buyers are actually transacting — are moving in 10 days.

The Palisades data requires careful reading. The headline numbers can mislead. What it actually shows is a market with two parallel realities: properties priced at or below the transaction range move faster than anywhere else on the corridor; properties priced in the aspirational range above it sit alongside fire-affected inventory and wait.

For sellers: The 10-day median is real — but it belongs to a specific pricing tier. Know which tier your property is in before you list.

For buyers: The Palisades has more inventory than the headline suggests. The disruption from the fire has created opportunities that weren’t available 18 months ago, particularly in the $3M–$5M range.

BRENTWOOD: THE DISCIPLINED MARKET

Brentwood tells the clearest story of the four neighborhoods because the data is the most internally consistent.

46 homes sold in 90 days. Median sold price: $3,606,296. Median DOM: 38 days. Properties that sold in the first 30 days averaged 98.21% of list price. The market is functioning exactly as a healthy, mature market should.

The canceled listings tell the cautionary half: 49 cancellations, median list price $6,950,000, median 98 days on market before withdrawal. Sellers listing in the $7M–$12M range without strong recent comp support are finding a patient, skeptical buyer pool that will not stretch beyond what the data supports.

Average SP/OLP in Brentwood: 89.83%. That means the average sold property in Brentwood sold for nearly 10% below its original asking price. For the properties that had to reduce before finding a buyer, the cost of that reduction — in time, carrying costs, and perception — was significant.

For sellers: Brentwood rewards precision. The buyers here are sophisticated and well-advised. They have seen every comp. Price to where the transactions are happening, not where you hope they’ll happen.

For buyers: 97 active listings at a median of $5,995,000 means real selection. The negotiating room is in the properties that have been sitting — and Brentwood has plenty of those.

MALIBU: THE PATIENT BUYER’S MARKET

Malibu is a different conversation entirely — and arguably the most interesting opportunity on the full corridor for a specific kind of buyer.

230 active listings. 17.69 months of housing supply. Median DOM for sold properties: 83 days. Average SP/OLP: 79.66%.

That last number is the one. Sellers in Malibu are accepting, on average, 20% below their original asking price. For a property originally listed at $10 million, that’s a $2 million negotiated reduction before close.

Only 28% of Malibu sales happened within 30 days — compared to 68% in Santa Monica. The buyers who found the best value were the ones who stayed patient: the 33% of sales that took 120+ days closed at 89.88% of list, meaning even the longest-running negotiations produced reasonable outcomes.

61 listings were canceled in 90 days at a median of $6,975,000 and 154 days on market. Malibu has the most inventory, the longest time to sale, and the widest negotiating spread of any neighborhood on the corridor.

For sellers: Malibu is not where you test a price. It is where you price strategically from day one or you will be absorbed into the 230-listing active inventory and forgotten. The canceled listings in Malibu averaged 154 days — that is five months of carrying costs, market perception damage, and lost opportunity.

For buyers: If you have been waiting for the right moment to buy in Malibu — a Sonic Sanctuary with privacy, land, and the kind of space that creative work requires — this is the most favorable negotiating environment on the corridor. The data supports a patient, well-informed approach. The inventory is there. The sellers who remain after 90+ days are motivated.

THE BOTTOM LINE: KNOW YOUR NEIGHBORHOOD

The Westside is not one market. It is four markets with four different buyer-seller dynamics, four different negotiating environments, and four different strategies for anyone transacting right now.

NeighborhoodMedian Sold PriceMedian DOMSP/OLPBest For
Santa Monica$3,207,50016 days84.50%Sellers — move fast, price right
Pacific Palisades$3,400,00010 daysn/aBuyers in $3M–$5M range
Brentwood$3,606,29638 days89.83%Disciplined sellers and buyers
Malibu$3,750,00083 days79.66%Patient buyers — most negotiating room

Knowing which market you’re in — and what the data actually supports in that specific neighborhood — is the difference between a 16-day sale at 107% of list and a 154-day cancellation.

If you want to know where your property or your target property sits in this data, comment below this post or call me directly. I’ll give you the real picture.

Greg Dahl · #02133454 · Coldwell Banker Realty · Santa Monica · dahlrealtors.com · 310.963.9689

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$169 Million in Canceled Listings: What the Westside Market Is Telling Sellers Right Now

I’ve been doing this long enough to know when the market is sending a clear signal. Right now it’s sending one. Most people aren’t hearing it — because they’re listening to national headlines instead of local data. So here’s the local data, straight from the CLAW MLS, covering Brentwood, Santa Monica, Pacific Palisades, and Malibu over the last 30 days. Read it carefully if you’re thinking about selling.

I’ve been doing this long enough to know when the market is sending a clear signal. Right now it’s sending one. Most people aren’t hearing it — because they’re listening to national headlines instead of local data. So here’s the local data, straight from the CLAW MLS, covering Brentwood, Santa Monica, Pacific Palisades, and Malibu over the last 30 days. Read it carefully if you’re thinking about selling.

The Numbers

In the 30-day period ending March 12, 2026, here is what the corridor produced:

239 active listings. Median list price: $2,695,000. Median days on market: 13 days.

66 homes under active contract. Median: $2,397,500. These took longer — average 76 days — but they found their buyer.

50 listings canceled. Median price: $1,592,000. Average days on market before cancellation: 66 days. Total volume pulled from the market: $169,341,500.

That last number is the one worth sitting with.

What $169 Million in Canceled Listings Actually Means

Fifty sellers listed their properties, waited an average of 66 days, and pulled the plug. Some will relist with a new price. Some will relist with a new agent. Some will wait another year and try again. But none of them sold.

The range on those canceled listings was $748,000 to $18,995,000. This is not a profile of distressed properties or obscure locations. These are Westside homes — the same corridor where 239 other properties are actively listed right now at a median of $2.695 million.

So what separates the 13-day properties from the 66-day cancellations?

Homes that are priced correctly and positioned thoughtfully are selling. Homes that rely on optimism rather than data are sitting. That’s not an opinion. That’s what the MLS says every single month, in every micro-market on the Westside.

The days of testing unrealistic prices are largely behind us. Homes that sell successfully in this market do so because they are priced to attract buyers, not chase them.

The Math That Sellers Need to See

Here is what 66 days on market actually costs, beyond the obvious:

Carrying costs. Mortgage, taxes, insurance, HOA if applicable — for 66 days on a $3.4 million property (the average canceled listing), that’s real money leaving the table every week.

Buyer perception. In this market, sophisticated buyers and their agents track days on market obsessively. A listing that sits past 30 days starts accumulating questions: What’s wrong with it? Why hasn’t it sold? The property hasn’t changed. The perception has.

Negotiating position. A south Beverly Hills home was listed at $6 million against agent advice. Priced just under $5.8 million instead, it pulled nine offers and went into escrow at $6.3 million. Counterintuitive until you understand buyer psychology: a correctly priced property signals confidence. An overpriced one signals the opposite.

The opportunity cost of missing spring. Los Angeles County inventory is currently 20% higher than it was in January 2025. Spring is when qualified buyers are most active. A seller who cancels in March and relists in September is fishing in a smaller pond.

What’s Working — and Why

The 13-day median is not luck. It is the result of three things done well simultaneously: accurate pricing based on recent closed sales rather than aspirational listings, strong presentation, and strategic launch timing.

On this corridor specifically — Brentwood to Malibu — the buyer pool is sophisticated, well-advised, and patient. They are not going to overpay because a seller needs them to. They will, however, move fast and decisively on a property that is correctly positioned. The 13-day properties prove that every month.

The Bottom Line for Sellers Considering Listing This Spring

This is not a market to test. It is a market to prepare for.

The difference between a 13-day sale and a 66-day cancellation is not the property. It is almost never the property. It is the strategy — the pricing, the presentation, the timing, and the agent who is honest with you before the listing goes live rather than after it stalls.

I work with sellers throughout the Brentwood to Malibu corridor. Before any listing conversation, I do an honest analysis of your property against recent closed sales — not active listings, which tell you what people are asking, but closed sales, which tell you what buyers are actually paying. That distinction is where $169 million in canceled listings went wrong.

If you’re thinking about selling in 2026 — this spring or later in the year — reply to this post or call me directly. The conversation costs nothing. The data I’ll share with you is the same data I use to price my own listings.

Greg Dahl
Coldwell Banker Realty · Westside LA
dahlrealtors.com · 310.963.9689 · greg@dahlrealtors.com

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THE MARKET IS PLAYING A NEW TUNE — AND THE WESTSIDE KNOWS IT.

A March 2026 Field Report from the Corridor

There’s a moment in every great rhythm section when the drummer and the bass player find the same pocket — and suddenly everything locks. The tempo doesn’t change. The notes don’t change. But the feel does. The piano player stops and listens. Then figures it out. Then the whole room shifts.
That’s the Westside real estate market in March 2026.
The drummer and the bass are in a new groove. Sellers who set the tempo correctly are finding buyers who can lock in. The piano — that’s the broader market, the rates, the national noise — is still figuring out where the pocket is. But on this corridor, from Brentwood to Malibu, the rhythm section is already playing.
If you know how to listen, you can hear it.

The Headline Nobody Is Writing

You’ve seen the national noise. Zillow forecasting dips. Headlines about correction. The kind of breathless coverage that treats Los Angeles like it’s Austin or San Jose. Here’s the thing — real estate is hyper-local, and what’s happening nationally isn’t necessarily what’s happening on the Westside. If you’re watching the corridor from Brentwood to Malibu, the story looks genuinely different from the national narrative — and considerably more interesting.

The word for 2026 on the Westside is normalization. We are moving away from the frenzied bidding wars of the past and toward a market where prepared buyers can actually think. That’s not a consolation prize. For the right buyer — patient, informed, clear on what they want — this is the most favorable environment in nearly a decade.

What the Numbers Actually Say

Here’s the data worth knowing, without the spin:

The high tier — homes at the $1.7M+ median — is appreciating at 7.1% year over year, far outpacing the middle and lower tiers. Premium Westside neighborhoods including Brentwood, Pacific Palisades, and Beverly Hills are still seeing strong demand from high-income buyers. The corridor I work — Sunset to Sea — is not experiencing the softness you’re reading about elsewhere.

LA County inventory is currently 20% higher than it was in January 2025. It’s not a flood of supply, but it is enough to give buyers the breathing room to evaluate properties rather than making snap decisions in 24 hours. For anyone who sat out 2021 and 2022 because the pace felt insane — this is your re-entry point.

Homes that are priced correctly and positioned thoughtfully are selling. Homes that rely on optimism rather than data are sitting. Pricing discipline has replaced wishful thinking as the defining variable. That’s not a bear market. That’s a mature one.

What It Means If You’re Watching

I talk to creative people — musicians, artists, architects, filmmakers — who’ve been waiting for the right moment to make a move on the Westside. Some have been watching for two or three years. Here’s what I tell them:

The properties that work for a creative life — genuine privacy, architectural intention, the right acoustic relationship between interior and exterior — don’t come to market often. They never did. And when they do, homes that show well and are priced strategically are still moving fast, often over asking. The window for the right property is always shorter than the window for the average one.

The cost of waiting is now higher than the cost of entry. I don’t say that as a pitch. I say it as someone who watches this corridor every week, walks these rooms, and knows what’s quietly available before it hits Zillow.

The Bottom Line

The market isn’t crashing. It isn’t booming. It’s playing in a new groove — and the musicians who know how to listen to the rhythm are the ones who find their moment.

If you want to know what that moment looks like for your specific situation — buyer, seller, or just curious — reply to this post or drop me a line. I do an informal Quiet Briefing for people who want the unfiltered picture of what’s available on the corridor. No pitch. Just the real read.

— Greg Dahl

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From Mama Cass to Gary Gilbar: The Evolution of “Canyon Soul”

A Modern Masterpiece with Canyon Soul.

OPEN HOUSE February 22, 2026 Noon — 3 P.M.

The Fortress Facade - 3 story home on Laural Cyn
A modern fortress on a historic road.

The Canyon State of Mind

There is a specific feeling you get when you turn off Sunset Blvd and head north. You leave behind the glitz, the billboards, and the frantic energy of the Strip, and suddenly, the air changes. You aren’t just commuting to the Valley; you are entering a portal.

Laurel Canyon has always existed in this suspended state—a winding artery connecting the electric energy of Hollywood to the sprawling San Fernando Valley, yet belonging to neither. For decades, this road has been the escape route for the world’s most famous creatives. It’s where the noise of the city falls away, leaving only “Canyon Soul.”

Today, that legacy continues, but the architecture has evolved. 2180 Laurel Canyon Blvd stands as a testament to the next generation of canyon living—a modern fortress built not just to house an artist, but to inspire them.

The Roots: It Started with a Song

To understand this home, you have to understand the ground it sits on. The “Golden Era” of the Canyon (1965-1975) wasn’t just a time period; it was a movement.

This neighborhood was the incubator for the soundtrack of the 20th century. Just up the street, Mama Cass Elliot reigned as the unofficial “Earth Mother” of the Canyon. Her home was the open-door social hub where everyone from Eric Clapton to David Crosby gathered to eat, jam, and form the supergroups that defined the era.

Basement home of Moma Cass Eliot in early 1960s
Walking the same pavement where the Mamas & Papas found their sound.

You had Joni Mitchell and Graham Nash writing “Our House” in a cottage nearby, and Jim Morrison living behind the Country Store, scribbling lyrics about “Love Street.” But it wasn’t just musicians—visual artists, photographers, and bohemians flocked here for the freedom it offered.

That energy still anchors the neighborhood today. The Laurel Canyon Country Store remains the “Center of the Universe,” a place where you still pick up your morning coffee and might just bump into a rock legend doing the same.

The Evolution: Enter Gary Gilbar

By the late 1970s, the Canyon began to evolve. The rustic, dark cabins of the folk era were joined by bold architectural statements.

In 1978, renowned architect Gary Gilbar completed 2180 Laurel Canyon, marking a shift in the landscape. Unlike the moody, wood-paneled hideaways of the 60s, Gilbar brought light, volume, and drama.

image of an Open Concept floor plan
Soaring ceilings and walls of glass: The Gilbar signature.

The home is a “Jewel Box” of style. It was designed for entertaining, with soaring ceilings and walls of glass that flood the space with light—perfect for showcasing art and hosting the kind of dinner parties Mama Cass would have approved of. It’s no wonder Elle Decor later dubbed it “The Swankiest House in Hollywood.”

The Sonic Sanctuary: Why Musicians Still Live Here

Creatives today face a paradox: They need the energy of the Boulevard to feel connected, but they need silence to do The Work.

2180 Laurel Canyon solves this with a brilliant feature: The Sonic Shield.

Image of deck at late sunset, table set for dinner
The Waterfall: Nature’s own acoustic shielding.

The rear garden features a massive, 9-foot circulating waterfall. It isn’t just aesthetic; it’s functional. The sound of the falling water creates a natural “white noise” barrier that masks the hum of the Boulevard, creating a Zen retreat the moment you step outside.

Inside, the home is equipped with double-paned glass. While it may not be a soundproof booth for final vocal tracking, it cuts the world out effectively enough to get you into a “flow state.” It is the perfect environment for writing sessions, cutting demos, or simply finding the headspace to create without interruption.

The Commute: Boots on the Ground

The Stairs / Bungalow View
The Canyon Commute: Steps, hills, and hidden bungalows.

You can’t understand Laurel Canyon from a car window. I spent this week walking these hills, door-knocking and inviting neighbors to see the home.

The “Canyon Commute” is a workout, but it reveals the secrets of the zip code. I hiked the famous public staircases—the secret arteries that cut through the hills—and passed hidden bungalows that you’d never know existed from the street.

It’s a place where neighbors know each other—not by the cars they drive, but by their dogs and their coffee orders at the Country Store.

Your Turn to Join the Lineage

2180 Laurel Canyon offers the best of both worlds: The “Soul” of the 60s and the “Swank” of the Modern era. It is a home with history, waiting for a new creative energy to wake it up.

Come feel the vibe for yourself.

OPEN HOUSE
Sunday, Feb 22nd | 12:00 PM – 3:00 PM
Hosts: Greg Dahl & Stephen Udoff
Location: 2180 Laurel Canyon Blvd, Los Angeles, CA 90046

Reading this a bit after the fact? DM @DahlRealtors or @StephenUdoff on Instagram

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Steps to Rebuild After The Palisades Fire

Greg and Jo Dee in front of CB Signage

When disaster strikes, it’s not just homes and businesses that are lost—it’s a sense of security and normalcy. The Palisades Fire has left our community reeling, with over 1,000 homes and businesses destroyed, including our own office. But in the face of such devastation, the resilience and determination of the Pacific Palisades community shine through. This guide is here to help those affected by the fire take the first steps toward rebuilding their homes, businesses, and lives.

1. Ensure Safety and Assess Damage

The safety of you and your loved ones must always come first. If you were evacuated, follow official guidance on when it is safe to return to your property. Once cleared, assess the damage carefully:

  • Personal Safety First: Wear protective gear like gloves, sturdy boots, and masks when inspecting your property.
  • Document Everything: Take photos and videos of the damage before moving or removing anything. This documentation is critical for insurance claims.
  • Structural Integrity: Consult local fire departments or building inspectors to confirm that your home is safe to enter. Hidden structural damage can pose serious risks.

2. Contact Your Insurance Provider

Dealing with insurance after a disaster can be daunting, but it’s a crucial step in the rebuilding process.

  • File a Claim Promptly: Contact your insurance company as soon as possible. Provide all necessary documentation, including photos, videos, and a detailed inventory of damaged items.
  • Understand Your Policy: Review what your policy covers, such as rebuilding costs, temporary housing, and personal belongings.
  • Advance Payments: If you need immediate funds for temporary housing or essential expenses, ask your insurer about an advance on your claim.
  • Stay in Touch: Regularly communicate with your insurance adjuster to stay updated on the progress of your claim.

3. Secure Temporary Housing

Finding a safe place to stay is essential for maintaining stability during this challenging time.

  • Explore Local Options: Look into short-term rental properties or temporary housing options in nearby areas like Santa Monica, Pacific Palisades, or Malibu. Many landlords and community members are offering reduced rates or assistance for those affected by the fire.
  • FEMA Assistance: If insurance doesn’t fully cover your housing needs, consider applying for federal disaster assistance through FEMA.

4. Plan for Rebuilding

Rebuilding a home or business after a disaster can be a long and emotional journey, but careful planning will make the process smoother.

  • Hire Trusted Professionals: Work with licensed contractors, architects, and engineers who have experience with disaster recovery and local building codes. Verify their credentials to avoid scams.
  • Understand Local Regulations: Rebuilding in areas like Pacific Palisades may require specific permits and adherence to zoning laws. Contact your local planning department for guidance. Assembly Bill 2622 enforce as of January 1, 2025, requires that anywork
  • Sustainable and Fire-Resistant Design: Consider using fire-resistant materials and landscaping techniques to minimize future risks. Resources like the National Fire Protection Association (NFPA) can provide valuable recommendations.

5. Financial Assistance and Resources

Rebuilding often requires more financial resources than insurance alone can provide. Here are additional options to explore:

  • Disaster Relief Funds: Federal, state, and local programs may offer grants or low-interest loans to assist with rebuilding.
  • Community Organizations: Nonprofits and local relief funds in Pacific Palisades are actively working to support fire victims. Reach out to these groups for additional assistance.
  • Loan Options: Small Business Administration (SBA) disaster loans and home equity lines of credit are potential funding sources for rebuilding costs.

6. Rebuilding Community Bonds

In times of disaster, the strength of community connections becomes more evident than ever. Rebuilding isn’t just about structures; it’s about restoring a sense of togetherness.

  • Support Neighbors in Need: Check on your neighbors, especially those who may need assistance navigating resources or completing tasks.
  • Participate in Local Efforts: Join community clean-up events or rebuilding initiatives. These efforts not only help restore the area but also provide emotional support through shared experiences.
  • Stay Informed: Local groups, such as neighborhood associations or online community boards, can be invaluable for sharing resources and updates.

7. Moving Forward with Resilience

Rebuilding after a disaster is as much an emotional process as it is a physical one. Acknowledge the toll this experience has taken on your mental health and take steps to care for yourself and your loved ones.

  • Seek Support: Counseling services and community support groups can help you process the trauma of loss and the stress of rebuilding.
  • Focus on the Future: Take it one step at a time. Celebrate small milestones as you move closer to restoring your home and life.
  • Rebuild Hope: Remember that rebuilding isn’t just about replacing what was lost—it’s an opportunity to create something even stronger.

Conclusion

The Palisades Fire has left a profound mark on our community, but it has also reminded us of the strength and resilience that define us. By taking it step by step, leaning on the support of neighbors and professionals, and focusing on the future, we can rebuild not only our homes but also our community spirit. If you have questions about navigating this process, finding resources, or need guidance on real estate matters, please don’t hesitate to reach out. We’re here to help every step of the way.

Aftermath of the Palisades fire that ravaged CB Offices in the Pacific Palisades from instagram video of destruction on Sunset Boulevard.

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How to Navigate Insurance Claims for Home Losses

Early Air support for the Palisades fire

The aftermath of losing a home to a disaster is overwhelming. Beyond the emotional toll, navigating the insurance claims process can feel like a daunting task. With the recent devastation of the Palisades Fire, which left over 1,000 homes destroyed, many in our community are now facing this challenge. This guide is to help homeowners understand the steps to take when filing an insurance claim and moving forward after such a loss.

1. Assessing the Damage

Before you begin the claims process, you need to assess the damage to your property. However, your safety and the safety of your loved ones must always come first.

  • Wait for Clearance: Do not return to your property until local authorities have deemed it safe. Fires can leave behind unstable structures and hazardous conditions.
  • Document Everything: Once you have access, take detailed photos and videos of the damage. Capture the destruction from multiple angles and create a written inventory of lost items, including approximate values. This documentation will be crucial for your claim.
  • Make Temporary Repairs: If possible, take steps to prevent further damage, such as covering broken windows or tarping exposed areas. Save all receipts for these repairs, as they may be reimbursable.

2. Contacting Your Insurance Provider

Reaching out to your insurance provider promptly is critical to getting the claims process started.

  • File Your Claim Quickly: Contact your insurer as soon as possible to report the loss. Provide preliminary details about the extent of the damage and ask about the next steps.
  • Understand Your Policy: Review your insurance policy to understand what is covered, including dwelling replacement, personal belongings, and additional living expenses (ALE).
  • Request an Advance: If you’re facing immediate costs for temporary housing, clothing, or food, ask your insurer about receiving an advance on your claim. This can provide much-needed financial relief while your claim is processed.

3. Working with an Insurance Adjuster

An insurance adjuster will be assigned to your claim to evaluate the damage and determine the payout. Your role in this process is crucial.

  • Schedule a Visit: Arrange for the adjuster to inspect your property as soon as possible. Be present during the inspection to answer questions and ensure all damage is noted.
  • Provide Documentation: Share your photos, videos, and inventory of losses with the adjuster. This will help them understand the full extent of the damage.
  • Ask Questions: Don’t hesitate to seek clarification on the claims process, timelines, and any terms in your policy that you don’t understand.

4. Filing the Claim

Submitting a thorough and well-organized claim is key to ensuring a smooth process.

  • Prepare Your Submission: Include all necessary documentation, such as proof of ownership, receipts, and your inventory of damaged items. The more detailed you are, the stronger your claim will be.
  • Track Expenses: If you’re temporarily displaced, keep records of additional living expenses (ALE), such as hotel bills, meals, and transportation. Save all receipts and provide them to your insurer for reimbursement.
  • Stay Organized: Keep a log of all communications with your insurer, including dates, times, and summaries of phone calls or emails. This can help you track progress and resolve disputes if they arise.

5. Resolving Disputes

Disagreements can sometimes occur during the claims process. Knowing how to address them is important.

  • Know Your Rights: Familiarize yourself with California’s laws regarding insurance claims. Homeowners have legal protections, and insurers must adhere to specific timelines and standards.
  • Request Mediation: If you disagree with the adjuster’s assessment, consider hiring a public adjuster or requesting mediation through your insurer.
  • Explore Legal Options: As a last resort, consult an attorney specializing in insurance claims to ensure you receive the compensation you’re entitled to.

6. Tips for a Faster and More Successful Claim

While the claims process can be complex, these tips can help streamline it:

  • Communicate Clearly: Be concise and professional in your interactions with your insurer. Provide information promptly and follow up as needed.
  • Be Persistent: Regularly check in on the status of your claim. A polite but persistent approach can help prevent delays.
  • Leverage Technology: Many insurers offer online tools or apps to help you track your claim, upload documents, and communicate with adjusters. Use these resources to stay organized.

7. Planning for the Future

After your claim is settled, take steps to protect yourself from future disasters.

  • Review Your Policy: Evaluate whether your current coverage is sufficient. Consider increasing coverage for replacement costs, personal belongings, or ALE.
  • Fire-Resistant Upgrades: During rebuilding, use fire-resistant materials and implement landscaping techniques designed to minimize fire risk.
  • Emergency Preparedness: Create a digital inventory of your belongings, store important documents in a fireproof safe, and develop an evacuation plan for your family.

Conclusion

The Palisades Fire has tested the resilience of our community, but together, we will recover and rebuild. Navigating the insurance claims process is a critical step in that journey. By following the steps outlined in this guide and staying patient and persistent, you can move closer to restoring your home and your life. If you need additional guidance or have questions about rebuilding, please don’t hesitate to reach out. We’re here to support you every step of the way. More information can be found on the California Department Insurance web site.

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Top 10 Reasons to move to Pacific Palisades.

Nestled between the mountains and the sea, Pacific Palisades offers the best of both worlds—upscale living with a relaxed, small-town vibe, creating one of LA’s most coveted coastal enclaves. It’s a neighborhood where nature and luxury seamlessly blend, giving residents access to breathtaking hiking trails like Temescal Gateway Park and world favorite beaches like Will Rogers State Beach. Whether you’re drawn by the quiet beauty of the mountains or the refreshing ocean breezes, Pacific Palisades provides a serene escape from the hustle and bustle of Los Angeles.

At the heart of the community is Palisades Village, a charming shopping and dining district that offers everything from high-end boutiques to local eateries. It’s a place where neighbors meet for coffee at Erewhon or catch a movie at the historic Bay Theater, fostering a strong sense of connection and belonging. From outdoor enthusiasts to those seeking a peaceful coastal lifestyle, Pacific Palisades attracts people from all walks of life who appreciate the perfect balance of natural beauty, luxury, and community warmth.

A Dahl Realty absolute favorite is the Independence Day Parade. Marching down the center of town. I have had the opportunity to march in two parades playing the clarinet in The Oom Pah Pah Band. More below.

1. Hike Temescal Gateway Park

Located in the heart of Pacific Palisades, Temescal Gateway Park is one of the most popular and scenic hiking destinations in the Santa Monica Mountains. Spanning 141 acres of oak and sycamore-filled canyons, the park offers a serene escape with breathtaking ridgetop views, access to miles of trails, and close proximity to Topanga State Park and Will Rogers State Historic Park. Whether you’re an avid hiker or a casual walker, Temescal Gateway Park has something for everyone, making it a must-visit spot in the area.

One of the most well-known trails in the park is the Temescal Ridge Trail, a challenging route that rewards hikers with dramatic, panoramic views of the Pacific Ocean. As you navigate the steep switchbacks, you’ll be treated to sweeping views of Santa Monica Bay, and on clear days, you can even see Catalina Island. Each season offers a unique hiking experience—winter’s crystal-clear skies, lush green landscapes after March rains, and dry, hot summer days that give way to cool, crisp fall weather.

In addition to hiking, Temescal Gateway Park is home to picnic areas, grassy fields, restrooms, and educational programs for children. The park also has the Temescal Canyon Conference and Retreat Center, offering overnight accommodations and spaces for events, while the historic Elizabeth Cheadle Dining Hall provides a picturesque setting for gatherings. 

Originally developed in 1922 by Reverend Dr. Charles Holmes Scott for the Chautauqua movement, the park has a rich history of intellectual and spiritual retreats. Over the decades, it has transformed into a beloved hiking and cultural destination, now maintained by the Santa Monica Mountains Conservancy since 1994.

With its diverse trails, historic charm, and stunning natural beauty, Temescal Gateway Park rightfully earns its place as one of the top things to do in Pacific Palisades.

2. Enjoy a Day at Will Rogers State Beach

If you’re looking for the perfect spot to soak up the sun, Will Rogers State Beach is your go-to destination in Pacific Palisades. This family-friendly, pristine beach is a favorite among both locals and tourists for its clean, white sand and calm waters. Whether you’re there for a day of swimming, beach volleyball, or just lounging in the sun, Will Rogers State Beach offers everything you need for a quintessential Southern California beach day.

The beach’s peaceful vibe sets it apart from the more crowded spots like Santa Monica Pier, and you can truly relax without fighting for a place to lay your towel. For families, it’s a haven. The kids can swim in the gentle waves or build sandcastles while you catch some rays. There’s always plenty of space to spread out, especially if you park near the cliffs with the ocean in front and mountains behind. It’s the ultimate escape from the hustle of city life.

If you’re an early riser, the quiet mornings here are magical. Arrive early to beat the weekend traffic and enjoy the beach almost entirely to yourself. Watching the sunrise over the cliffs with the sound of crashing waves, seagulls flying overhead, and the laughter of beachgoers in the distance is the kind of serenity that keeps people coming back. 

The amenities are top-notch, too. Clean restrooms, well-maintained facilities, and easy access to parking make your visit hassle-free. And if you’re planning on coming regularly (and you will), consider getting a State Parks pass, which will save you from the daily parking fees that can add up quickly. Speaking of parking, it’s super convenient—just steps from the sand, which means you can get straight to the fun without the long trek across hot pavement.

If you’re in the mood for a more low-key day by the sea, skip the crowds at Santa Monica and take the short drive north. Will Rogers State Beach is the place to be, whether you’re here to swim, picnic, or simply walk along the shoreline. It’s a hidden gem where the ocean, the mountains, and a sense of calm all come together—making it one of the top 10 things to do in Pacific Palisades.

3. Explore Palisades Village

“Palisades Village” is more than just a shopping center—it’s a slice of upscale paradise tucked into the heart of Pacific Palisades. The moment you step into this charming, pedestrian-friendly enclave, you’ll feel like you’ve entered a quaint, yet sophisticated village where every corner exudes luxury and community spirit. Whether you’re looking to shop, dine, or simply take a relaxing stroll, Palisades Village offers an experience that’s as exclusive as it is welcoming.

Start your day with a visit to “Erewhon”, the local go-to for fresh organic groceries, artisanal coffee, and irresistible smoothies. Whether you’re fueling up for a busy day or picking up some local goods, Erewhon is where health meets high-end. Just a few steps away, “Porta Via” invites you to sit down and savor a delicious meal. With its elegant ambiance and a menu that spans everything from gourmet salads to craft cocktails, it’s the perfect spot for a leisurely brunch or a sophisticated dinner with friends.

If you’re in the mood for a little luxury, don’t miss the “CHANEL Fragrance and Beauty Boutique”. Here, you can explore the latest in beauty and skincare from one of the most iconic brands in the world. Whether you’re treating yourself to a fragrance or getting pampered with a makeup consultation, CHANEL’s boutique is a must-visit for anyone who appreciates timeless elegance.

The real magic of Palisades Village, though, is in the details. Meandering through the flower-lined paths, you’ll pass by charming boutiques and upscale shops, all set against the backdrop of beautifully curated landscaping. As you stroll under the soft glow of the lantern-lit streets, you’ll feel as though you’ve been transported to a picturesque European village—yet you’re just minutes from the Pacific Ocean.

Palisades Village isn’t just a shopping and dining destination—it’s an experience. The high-end ambiance, combined with the intimate, relaxed vibe, makes it a place where you can spend hours exploring, shopping, and enjoying the finer things in life. Whether you’re meeting friends for coffee, indulging in some retail therapy, or enjoying a quiet evening walk, Palisades Village offers a perfect blend of luxury and charm that you won’t find anywhere else.

4. Visit the Getty Villa

There is no getting around it. You have to go. Even if you don’t move here, come see this incredible campus. (or if you are not into antiquities, go to the Getty off the 405 fwy to see their latest offerings of oftimes, more modern art). The Getty Villa is a world-class museum nestled on the hills above the Pacific Ocean, offering a captivating journey into the ancient worlds of Greece, Rome, and Etruria. Dedicated to showcasing one of the most significant collections of classical antiquities, the Villa feels like stepping back in time—except with a view of the Pacific that will take your breath away. Modeled after a first-century Roman country house, this iconic museum is a must-visit destination for anyone who appreciates history, art, and architecture.

As soon as you arrive, the stunning gardens are the first thing that’ll catch your eye. They’re beautifully maintained, with meticulously designed courtyards, fountains, and reflecting pools that make you feel like you’ve been transported to ancient Rome. The art collections inside are equally awe-inspiring—thousands of artifacts, from statues and pottery to intricate mosaics, tell the stories of ancient civilizations in a way that truly captivates your imagination. Educational programs and workshops are offered year-round, making the Getty Villa a place of learning as much as it is of beauty.

Beyond the art and history, the serene atmosphere of the museum is what makes it truly special. The views of the Pacific Ocean from the gardens are nothing short of spectacular. Standing there, overlooking the coastline with a cool breeze off the water, you feel a sense of calm and reflection that’s rare to find in the midst of LA’s fast pace.

And after you’ve taken every out-of-town guest to the Getty Villa for their inevitable jaw-drop moment (eight times over), there’s even more to discover! Check out their incredible lecture series or the Artist’s Residency, where Greek plays are brought to life—each one a tragedy, but performed in the most beautiful, classical setting. Every visit to the Getty Villa is an experience in itself, whether you’re diving into ancient history or enjoying an afternoon immersed in the perfect marriage of art and nature.

5. Attend the Pacific Palisades Farmers Market

Every Sunday, the Pacific Palisades Farmers Market transforms the heart of this coastal town into a vibrant community hub filled with fresh, local flavors and lively energy. Whether you’re a foodie, a flower lover, or just someone who enjoys browsing artisanal goods, this market has something for everyone. It’s a weekly tradition that locals look forward to, bringing neighbors together to support local businesses and enjoy a friendly, laid-back atmosphere.

At the market, you’ll find an impressive variety of vendors offering everything from farm-fresh fruits and vegetables to decadent baked goods and fragrant flowers. The produce is always colorful, crisp, and so fresh you can practically taste the sunshine. If you’re into artisanal products, you’ll love the selection of handcrafted items—homemade jams, gourmet cheeses, and even unique crafts like handmade soaps and jewelry. It’s truly a feast for the senses.

Why visit? The Pacific Palisades Farmers Market isn’t just about shopping—it’s about community. You can chat with the vendors, meet local artisans, and enjoy the warm, welcoming vibe that makes this market a beloved Sunday ritual. It’s also a great way to support local farmers and small businesses, knowing that everything you buy is fresh, sustainable, and made with care.

Personal Tip: I always make a beeline for the seasonal fruits—there’s nothing like grabbing a bag of just-picked strawberries or juicy peaches in the summer, or locally grown honey. And don’t miss the baked goods stand! Last time, I discovered the most amazing almond croissants that I now dream about all week. Whether you’re there for your weekly groceries or just to browse, the Pacific Palisades Farmers Market is a must-do for anyone who loves fresh, local, and delicious.

6. Palisades Recreation Center

The Palisades Recreation Center is the heart of activity in Pacific Palisades, offering something for everyone—from toddlers to seniors, athletes to weekend warriors. Whether you’re here for a bocce tournament, a day at the playground with your kids, or some serious court time, this clean and well-maintained park is a community treasure that locals rave about.

One of the most exciting draws is the Veterans Gardens Bocce Club, where friendly bocce tournaments are hosted regularly. These events have quickly become a favorite among residents, bringing people of all ages together for some light competition and a lot of fun. Whether you’re a seasoned bocce pro or just learning the ropes, it’s a fantastic way to meet your neighbors, get outdoors, and enjoy the beautiful surroundings of the Recreation Center.

For families, the playground is a paradise for kids, featuring a variety of equipment that keeps them entertained for hours. My kids love running around, exploring the slides, swings, and sand areas. It’s always buzzing with energy! While the park could benefit from a bit more shade on hot days, it’s still the perfect spot for a family day out, and we’ll be coming back again and again.

Sports enthusiasts will feel right at home here, too. The tennis courts were recently renovated with resurfaced grounds and new windscreens, making it a top-notch place to play. They even offer “Live Ball” sessions—an incredible workout where 4-7 players rotate and play while an instructor feeds the ball non-stop. Whether you’re into doubles or just looking to improve your game, the courts are free during the week, making this a real hidden gem for tennis lovers.

The Recreation Center also shines when it comes to youth sports programs. Baseball, softball, basketball—you name it, they’ve got it. It’s a great way to keep your kids active, learning teamwork, and having a blast. There’s even karate and gymnastics for those looking for something different. And if you’re a senior, the center offers a wide range of programs including crafts, music, and exercise classes, ensuring there’s something for everyone in the community.

With picnic areas that come equipped with BBQs, lighted courts for evening games, and a community center that includes a gym and indoor basketball courts, the Palisades Recreation Center truly has it all. It’s a place where generations come together, share laughs, and make memories. The park is clean, welcoming, and always filled with a sense of community spirit. So, whether you’re there for a casual stroll, a serious tennis match, or just to watch your kids play, this park is a must-visit.

7. Experience Local Dining at Blue Ribbon Sushi

Blue Ribbon Sushi in Palisades Village is hands-down one of the top dining experiences in Pacific Palisades, offering exceptional sushi that will leave you craving more. Known for its quality ingredients and expertly crafted dishes, this upscale sushi spot strikes the perfect balance between fresh flavors and artistic presentation. Every roll, from the crowd-favorite Tiger Roll to the crispy tuna on rice, is beautifully prepared and packed with flavor. The crispy rice with tuna appetizer is a must-try, while the sushi melts in your mouth with every bite, showcasing the freshness and superior quality of the fish.

The ambiance at Blue Ribbon Sushi is just as impressive as the food. Whether you’re sitting indoors in the sleek, modern dining area or enjoying the outdoor seating with heaters to keep you comfortable, the atmosphere is warm and welcoming. The service is top-notch—staff members like Malu make you feel like a VIP with their attentiveness and friendly smiles, making every visit special.

Personal recommendation? I stopped by Blue Ribbon Sushi after hosting an open house in Malibu, and the experience was nothing short of epic. I opted for the outdoor seating to enjoy the perfect weather, and every dish I ordered was spot on. The edamame was hot, the seaweed salad was flavorful, and the sushi was just as fresh and delicious as always. The Tiger Roll and crispy tuna continue to be my favorites, and the beautiful presentation never disappoints.

With both indoor and outdoor seating, the restaurant is perfect for any occasion, whether it’s a quick lunch or a romantic dinner after a walk at Palisades Bluffs Park. If you’re in the area and looking for an unforgettable sushi experience, Blue Ribbon Sushi should be at the top of your list.

8. Watch the Fourth of July Parade

The 4th of July Celebration and Parade in Pacific Palisades is hands-down the biggest and most anticipated event of the year, bringing the entire community together for a day filled with energy, pride, and pure fun! If you want to experience the true spirit of this coastal neighborhood, there’s no better way than celebrating the 4th in the Palisades, where everyone from families to local businesses joins in on the festivities.

The day kicks off with the 5K/10K race, where runners of all ages and skill levels take to the scenic streets, cheered on by friends, neighbors, and spectators. Whether you’re running or watching, the race is just the start of the day’s excitement. But the real showstopper is the parade, which begins with a jaw-dropping display from skydivers who soar through the sky, kicking off the patriotic fun with a bang. Marching bands follow, filling the streets with music, and colorful floats cruise by, showcasing local schools, organizations, and businesses. The red, white, and blue pride on display is infectious, and the sense of community is stronger than ever as neighbors line the streets, waving flags and celebrating together.

Once the sun sets, the magic continues with a dazzling fireworks display at Pali High that lights up the night sky. There’s something so nostalgic and special about gathering on the school’s field, blankets laid out, as families settle in to watch the grand finale of a perfect day. The oohs and aahs from the crowd as the fireworks explode overhead make you feel like you’re part of something bigger—a tight-knit, supportive community that’s proud of its roots.

Personal Experience: My first year in the Palisades my wife and I got up early to be in the 5k race. We sat in the main grandstands on Strathmore Ave for the parade. The skydivers kicked things off with a thrill, by landing right in front of us. An announcer guided us with introductions and commentary about each entry. In the last two years I have played clarinet in the Omm PaPa marching band. Mark Eisenberg and family direct the band, carrying on the 50 year tradition of participation in the parade. I have made friends in the band and I think in another 2 years of playing with the band I will have the songs memorized!

The 4th of July Celebration in Pacific Palisades is more than just an event—it’s a day that embodies everything this community is about: connection, pride, and a whole lot of fun. If you haven’t experienced it yet, mark your calendar—it’s the highlight of the year!

9. Hike Los Leones Canyon

Los Leones Canyon is the hidden gem of Pacific Palisades’ hiking trails, offering a slightly more secluded and peaceful experience compared to the more popular spots. If you’re looking for a serene hike surrounded by lush greenery and shaded paths, this is the perfect escape. The trail weaves through dense, leafy groves that feel almost magical, with the cool shade keeping you refreshed as you make your way up.

But the real reward comes at the top. Once you reach the canyon’s summit, you’re greeted with breathtaking, panoramic views that stretch across the Pacific Ocean, all the way to Santa Monica Bay and beyond. On clear days, you might even catch a glimpse of Catalina Island in the distance. The views from Los Leones are nothing short of spectacular, and because this trail is less crowded, you’ll have plenty of time to soak in the beauty without the hustle of busier trails like Temescal Ridge.

Why hike here? Los Leones Canyon is perfect for those who want the stunning coastal and canyon views without the crowds. It’s a quieter, more intimate hike that delivers all the natural beauty Pacific Palisades is known for but with a peaceful, meditative feel. You can truly enjoy the sounds of nature—chirping birds, rustling leaves—and experience the tranquility that comes with having the trail mostly to yourself.

Personal Tip: I recommend hitting the trail early in the morning or late in the afternoon for the best experience. Not only will you avoid the midday heat, but the soft light at sunrise or sunset makes the views even more magical. Trust me, Los Leones is a must-visit if you’re looking for a peaceful yet rewarding hike in Pacific Palisades.

10. Discover Local Art at Theatre Palisades

Theatre Palisades is the beating heart of local arts in Pacific Palisades, offering an intimate and inspiring space where the community gathers to enjoy top-notch plays, musicals, and events throughout the year. Whether you’re a theater enthusiast or just looking for a fun night out, this beloved community theater never disappoints. With its cozy setting and talented casts, every performance feels personal, drawing you in and making you part of the magic.

What to See? The line-up at Theatre Palisades is always diverse and exciting, with something for everyone. Recent productions like the heartfelt musical *”The Sound of Music”* and the laugh-out-loud comedy *”Arsenic and Old Lace”* have been huge hits, packing the house with locals eager to support their neighbors on stage. Upcoming shows promise even more entertainment, with the buzz already building for their next season of classics and contemporary works.

Why Visit? Theatre Palisades isn’t just a place to watch a show; it’s where the community comes together to celebrate the arts. Supporting local theater is more than just buying a ticket—it’s about encouraging creativity, fostering local talent, and keeping the cultural spirit of the Palisades alive. You’ll often see familiar faces both on stage and in the audience, making every performance feel like a family gathering, where the joy of live theater is shared with neighbors, friends, and fellow art lovers.

Personal Anecdote: I remember the first time I attended a play at Theatre Palisades—it was a production of *”Steel Magnolias,”* and the warmth and passion from the local actors left such an impression on me. I even volunteered backstage for another show, helping with costumes, and I got a behind-the-scenes look at just how much heart and dedication goes into every performance. Whether you’re watching or lending a hand, Theatre Palisades always feels like home.

If you haven’t experienced the magic of this local treasure yet, now’s the time. Come see a show, support local arts, and be part of the vibrant community that makes Theatre Palisades such a special place in the heart of Pacific Palisades.

Conclusion: Why Pacific Palisades is a Must-Visit/Live in part of Los Angeles.

From scenic hikes to world-class dining, Pacific Palisades is overflowing with activities that truly capture the essence of Southern California living. Whether you’re taking in the panoramic views at Temescal Gateway Park or escaping the crowds for a peaceful hike in Los Leones Canyon, the outdoor beauty of this area is unparalleled. If a beach day is more your style, head over to Will Rogers State Beach for some family-friendly fun in the sun. For a touch of culture, you can’t miss the Getty Villa, where art and history come together with stunning ocean views. Or, if shopping and dining are on your agenda, Palisades Village offers an upscale experience with charming boutiques and incredible eateries like Blue Ribbon Sushi.

The community spirit shines bright during the annual 4th of July Celebration and Parade, while the local arts scene thrives at Theatre Palisades, where you can enjoy a variety of plays and musicals all year round. And let’s not forget the vibrant Palisades Farmers Market, where you can shop for fresh produce, artisanal goods, and more every Sunday morning.

So whether you’re here for a weekend visit or thinking about making Pacific Palisades your home, this coastal gem offers a diverse range of activities for every kind of adventurer. There’s no better way to experience the blend of natural beauty, culture, and community that makes Pacific Palisades truly special.

Feel free to reach out if you have any questions about the area or wish to learn more about real estate opportunities in the Palisades. As someone who loves every corner of Pacific Palisades, I’d be more than happy to help you discover all the best spots in this incredible neighborhood of Los Angeles.

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Palisades Strong: What’s Open in Pacific Palisades and What’s Rebuilding

Keeping Busy

In January 2025, the Palisades Fire changed this community in ways words struggle to hold. Homes, storefronts, and gathering places that defined daily life here were lost. But Pacific Palisades has never been only its buildings — it is its people, its coastline, and a resolve that has shown itself again and again in the months since. This is a look at where the neighborhood stands today: what has reopened, what is coming back, and why so many remain committed to returning.

If you are a resident finding your footing again, a family weighing a return, or someone drawn to invest in the community’s future, our hope is that this page offers something steadier than a headline: an honest, current sense of the place.

What’s Open Now

Much of what makes the Palisades the Palisades — the ocean, the trails, the open sky, and the everyday places neighbors count on — came through and remains here for anyone ready to reconnect with it.

The coast: Will Rogers State Beach

The shoreline endures. Will Rogers State Beach remains a place to surf, swim, or simply sit with the water — more reserved and less crowded than its neighbors, and the same wide views that have always helped clear a heavy mind. As with any area still in recovery, it’s worth checking current conditions before you go.

Los Leones Canyon trails

The Los Leones Canyon trailhead, here in Pacific Palisades, continues to reward those who make the climb with sweeping views of the coastline below. As with all trails in a recovering landscape, check current conditions and any closures before you set out.

Getty Villa

The Getty Villa stands as a reminder that some things are built to last. Its recreated Roman architecture, its collections of Greek and Roman antiquities, and its ocean-touched gardens remain a place for quiet reflection. Before planning a visit, check the Getty’s website for current hours and access, as recovery-related conditions in the area can change.

Dining and cafés

Some of the neighborhood’s tables are set again — small, meaningful signs of life that a recovering community holds onto:

  • Moku Sushi (524 Palisades Drive) — open for Japanese cuisine.
  • Spruzzo Restaurant & Bar (538 Palisades Drive) — open for Italian food and drinks.
  • Palisades Garden Café (15231 La Cruz Drive) — open for casual daily dining.
  • Gladstones (17300 Pacific Coast Highway) — open for coastal dining.
  • Chipotle (15207 Sunset Boulevard) — open for quick-service meals.
  • Starbucks (514 Palisades Drive) — open.
  • BOCA (970 Monument Street) — open.

Hours and offerings may still be settling as the community recovers, so it’s worth checking ahead before you go.

Groceries, pharmacy, and everyday essentials

The ordinary places that make a neighborhood livable are open and serving residents:

  • Vons (17380 Sunset Boulevard) — grocery.
  • Canyon Grocer (169 W Channel Road) — grocery.
  • CVS (864 Swarthmore Avenue) — pharmacy and everyday needs.
  • Pali Rx Pharmacy (900 Via De La Paz) — pharmacy.
  • Anawalt’s Palisades Hardware (15130 Sunset Boulevard) — hardware and supplies.
  • Palisades Wine & Spirits (544 Palisades Drive).
  • Elizabeth Lamont (15231 Sunset Boulevard) — home goods and design.

What’s Rebuilding

Palisades Village reopens August 15, 2026

Perhaps the clearest milestone on the horizon: Palisades Village, the Caruso-owned heart of the community’s main street, is set to reopen to the public on August 15, 2026, following more than $100 million in restoration and cleanup after the fire. Its return marks more than the reopening of shops and restaurants — it restores a gathering place, and with it, a piece of the neighborhood’s daily fabric.

The community stays connected

The Palisadian-Post continues to publish online, keeping neighbors informed through the recovery. Gelson’s Supermarkets continues to sponsor the paper with a banner on its front page: “The Palisades is Home to Us. We’re proud to be a part of this community.” It’s a small but steady reminder that the businesses and institutions woven into daily life here remain invested in the neighborhood’s return.

Looking Forward

Recovery is not a straight line, and it is not finished. But the trajectory here is unmistakable: the coast is open, everyday essentials are serving residents, longtime favorites are coming back, and a rebuilt main street is weeks away. Pacific Palisades is writing its next chapter, and doing it on its own terms.

For those thinking about returning to the Palisades or putting down roots as the community rebuilds, having a local partner who knows this ground — its streets, its people, and its real estate market through both loss and recovery — matters more now than ever. Dahl Realtors lives and works in this community. If you have questions about the market, about specific streets, or about what a return might look like for you, we’re here to help you take the next step with clear eyes and steady guidance.

About Us

The Dahl Realtors
Coldwell Banker Realty
Pacific Palisades
Greg Dahl

Location

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1608 Montana Ave.
Santa Monica, CA 90403

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