ARCA Builders
Pacific Palisades
Discover
Discover
Award-Winning Pacific Palisades Home Builder
As the exclusive custom homebuilder selected for the Builders Alliance, ARCA designs and builds luxury homes in Pacific Palisades' most sought-after neighborhoods.
Projects
60+
Happy Clients
100%
Commitment
110%
Projects
60+
Happy Clients
100%
Commitment
110%
Projects
60+
Happy Clients
100%
Commitment
110%
ARCA Builders Knows Pacific Palisades
Pacific Palisades isn't just one neighborhood. It's more than twenty distinct communities, each with their own terrain, regulations, and building challenges.
ARCA Builders' deep knowledge of Pacific Palisades building permits, HOA requirements, and fire-resistant construction allows us to deliver exceptional homes while navigating the area's complex building landscape.
Central Pacific Palisades
Central Pacific Palisades
Central Pacific Palisades
Alphabet Streets
A family-friendly enclave of charming homes on tree-lined streets within walking distance to Palisades Village shops and restaurants.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Historically, a mix of original post-war bungalows and ranch homes
Redevelopment has brought larger Cape Cod, Modern Farmhouse, and Contemporary homes
No enforced architectural cohesion
Building Considerations
Relatively less restrictive than HOA-governed areas
Rebuilds and major remodels trending toward larger homes
Walking distance to village influences pedestrian-friendly designs
Original lot patterns create narrower frontages than other areas
Neighborhood Statistics
Total Homes: Approximately 700+
Year Built: 1920s-1950s (original); 1990s-Present (newer builds)
Bedrooms: 2-4 (original); 4-5 (newer builds)
Home Size: 900-3,200 sq.ft. (original); 2,500-6,750 sq.ft. (newer builds)
Lot Size: 5,000-8,000 sq.ft.
Price Range: $2,000,000-$3,250,000 (original); $2,750,000-$5,250,000 (newer builds)
Alphabet Streets
A family-friendly enclave of charming homes on tree-lined streets within walking distance to Palisades Village shops and restaurants.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Historically, a mix of original post-war bungalows and ranch homes
Redevelopment has brought larger Cape Cod, Modern Farmhouse, and Contemporary homes
No enforced architectural cohesion
Building Considerations
Relatively less restrictive than HOA-governed areas
Rebuilds and major remodels trending toward larger homes
Walking distance to village influences pedestrian-friendly designs
Original lot patterns create narrower frontages than other areas
Neighborhood Statistics
Total Homes: Approximately 700+
Year Built: 1920s-1950s (original); 1990s-Present (newer builds)
Bedrooms: 2-4 (original); 4-5 (newer builds)
Home Size: 900-3,200 sq.ft. (original); 2,500-6,750 sq.ft. (newer builds)
Lot Size: 5,000-8,000 sq.ft.
Price Range: $2,000,000-$3,250,000 (original); $2,750,000-$5,250,000 (newer builds)
Alphabet Streets
A family-friendly enclave of charming homes on tree-lined streets within walking distance to Palisades Village shops and restaurants.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Historically, a mix of original post-war bungalows and ranch homes
Redevelopment has brought larger Cape Cod, Modern Farmhouse, and Contemporary homes
No enforced architectural cohesion
Building Considerations
Relatively less restrictive than HOA-governed areas
Rebuilds and major remodels trending toward larger homes
Walking distance to village influences pedestrian-friendly designs
Original lot patterns create narrower frontages than other areas
Neighborhood Statistics
Total Homes: Approximately 700+
Year Built: 1920s-1950s (original); 1990s-Present (newer builds)
Bedrooms: 2-4 (original); 4-5 (newer builds)
Home Size: 900-3,200 sq.ft. (original); 2,500-6,750 sq.ft. (newer builds)
Lot Size: 5,000-8,000 sq.ft.
Price Range: $2,000,000-$3,250,000 (original); $2,750,000-$5,250,000 (newer builds)
Above the Alphabets
A transitional neighborhood offering the best of both worlds: village proximity with the beginning of hillside views.
Homeowners Association (HOA)
Some streets above the Alphabet Streets fall under private tracts with CC&Rs, though not always governed by active HOAs.
Predominant Architectural Style
Mix of traditional, contemporary, and Mediterranean designs
Eclectic mix reflecting different building eras
Emphasis on view-oriented designs on upslope lots
Building Considerations
In tracts where CC&Rs exist (e.g., certain parcels off Las Casas), there may be height restrictions or view easements
Design control is limited and inconsistently enforced
Informal neighborhood norms favor preservation of views
Hillside Ordinance limitations apply to steeper lots
Narrow streets may impose access limitations during construction
Neighborhood Statistics
Total Homes: Approximately 200+
Year Built: 1950s-1970s (original); 1990s-Present (newer builds)
Bedrooms: 3-5 (original); 4-6 (newer builds)
Bathrooms: 2-4 (original); 3-7 (newer builds)
Home Size: 1,800-3,500 sq.ft. (original); 3,000-6,000 sq.ft. (newer builds)
Lot Size: 7,000 sq.ft. to 1/3 acre
Price Range: $2,200,000-$4,000,000 (original); $3,500,000-$6,000
Above the Alphabets
A transitional neighborhood offering the best of both worlds: village proximity with the beginning of hillside views.
Homeowners Association (HOA)
Some streets above the Alphabet Streets fall under private tracts with CC&Rs, though not always governed by active HOAs.
Predominant Architectural Style
Mix of traditional, contemporary, and Mediterranean designs
Eclectic mix reflecting different building eras
Emphasis on view-oriented designs on upslope lots
Building Considerations
In tracts where CC&Rs exist (e.g., certain parcels off Las Casas), there may be height restrictions or view easements
Design control is limited and inconsistently enforced
Informal neighborhood norms favor preservation of views
Hillside Ordinance limitations apply to steeper lots
Narrow streets may impose access limitations during construction
Neighborhood Statistics
Total Homes: Approximately 200+
Year Built: 1950s-1970s (original); 1990s-Present (newer builds)
Bedrooms: 3-5 (original); 4-6 (newer builds)
Bathrooms: 2-4 (original); 3-7 (newer builds)
Home Size: 1,800-3,500 sq.ft. (original); 3,000-6,000 sq.ft. (newer builds)
Lot Size: 7,000 sq.ft. to 1/3 acre
Price Range: $2,200,000-$4,000,000 (original); $3,500,000-$6,000
Above the Alphabets
A transitional neighborhood offering the best of both worlds: village proximity with the beginning of hillside views.
Homeowners Association (HOA)
Some streets above the Alphabet Streets fall under private tracts with CC&Rs, though not always governed by active HOAs.
Predominant Architectural Style
Mix of traditional, contemporary, and Mediterranean designs
Eclectic mix reflecting different building eras
Emphasis on view-oriented designs on upslope lots
Building Considerations
In tracts where CC&Rs exist (e.g., certain parcels off Las Casas), there may be height restrictions or view easements
Design control is limited and inconsistently enforced
Informal neighborhood norms favor preservation of views
Hillside Ordinance limitations apply to steeper lots
Narrow streets may impose access limitations during construction
Neighborhood Statistics
Total Homes: Approximately 200+
Year Built: 1950s-1970s (original); 1990s-Present (newer builds)
Bedrooms: 3-5 (original); 4-6 (newer builds)
Bathrooms: 2-4 (original); 3-7 (newer builds)
Home Size: 1,800-3,500 sq.ft. (original); 3,000-6,000 sq.ft. (newer builds)
Lot Size: 7,000 sq.ft. to 1/3 acre
Price Range: $2,200,000-$4,000,000 (original); $3,500,000-$6,000
Palisades Village
The heart of Pacific Palisades, blending upscale retail, dining, and services with select residential properties.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Diverse styles including traditional, contemporary, and transitional
Recent commercial redevelopment has influenced residential aesthetic
Higher density with mix of single-family and multi-family dwellings
Building Considerations
Proximity to commercial village may have specific zoning considerations
Higher land values have driven larger rebuilds within city guidelines
Emphasis on pedestrian-friendly street presence
Neighborhood Statistics
Total Homes: Approximately 310+ (mixed-use and residential)
Year Built: 1940s-1960s (original); 2017-2020 (Caruso redevelopment)
Bedrooms: 2-4 (original); 2-5 (newer builds)
Bathrooms: 1-3 (original); 2-5 (newer builds)
Home Size: 1,000-3,000 sq.ft. (original); 1,800-5,000 sq.ft. (newer builds)
Lot Size: 4,000-7,500 sq.ft.
Price Range: $2,000,000-$3,500,000 (original); $3,000,000-$7,500,000 (newer builds/luxury condos)
Palisades Village
The heart of Pacific Palisades, blending upscale retail, dining, and services with select residential properties.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Diverse styles including traditional, contemporary, and transitional
Recent commercial redevelopment has influenced residential aesthetic
Higher density with mix of single-family and multi-family dwellings
Building Considerations
Proximity to commercial village may have specific zoning considerations
Higher land values have driven larger rebuilds within city guidelines
Emphasis on pedestrian-friendly street presence
Neighborhood Statistics
Total Homes: Approximately 310+ (mixed-use and residential)
Year Built: 1940s-1960s (original); 2017-2020 (Caruso redevelopment)
Bedrooms: 2-4 (original); 2-5 (newer builds)
Bathrooms: 1-3 (original); 2-5 (newer builds)
Home Size: 1,000-3,000 sq.ft. (original); 1,800-5,000 sq.ft. (newer builds)
Lot Size: 4,000-7,500 sq.ft.
Price Range: $2,000,000-$3,500,000 (original); $3,000,000-$7,500,000 (newer builds/luxury condos)
Palisades Village
The heart of Pacific Palisades, blending upscale retail, dining, and services with select residential properties.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Diverse styles including traditional, contemporary, and transitional
Recent commercial redevelopment has influenced residential aesthetic
Higher density with mix of single-family and multi-family dwellings
Building Considerations
Proximity to commercial village may have specific zoning considerations
Higher land values have driven larger rebuilds within city guidelines
Emphasis on pedestrian-friendly street presence
Neighborhood Statistics
Total Homes: Approximately 310+ (mixed-use and residential)
Year Built: 1940s-1960s (original); 2017-2020 (Caruso redevelopment)
Bedrooms: 2-4 (original); 2-5 (newer builds)
Bathrooms: 1-3 (original); 2-5 (newer builds)
Home Size: 1,000-3,000 sq.ft. (original); 1,800-5,000 sq.ft. (newer builds)
Lot Size: 4,000-7,500 sq.ft.
Price Range: $2,000,000-$3,500,000 (original); $3,000,000-$7,500,000 (newer builds/luxury condos)
The Huntington
An established neighborhood of grand homes on with a distinctly private feel despite its central location.
Homeowners Association (HOA)
Huntington Palisades Property Owners Corporation (HPPOC)
Predominant Architectural Style
Spanish Revival, Mediterranean, English Tudor, and tasteful modernist designs
Stylistic Zones
West Zone (west of Chautauqua Blvd.): No modern/contemporary designs that substantially deviate from traditional styles
East Zone (east of Chautauqua): More varied designs considered with stricter setback requirements (50-ft front yard setback)
Building Considerations
Two-story maximum height
Every exterior alteration requires Architectural Review Committee (ARC) approval
All projects must "conform to the architectural character" of the existing house or block
Precise envelope and setback rules ensure no new build overwhelms lot or neighbors
Neighborhood Statistics
Total Homes: Approximately 300+
Year Built: 1930s-1950s (original); Last 25 years (newer builds)
Bedrooms: 2-6 (original); 4-7 (newer builds)
Bathrooms: 2-8 (original); 4-9 (newer builds)
Home Size: 1,750-7,000 sq.ft. (original); 3,500-9,500 sq.ft. (newer builds)
Lot Size: 7,000 sq.ft. to 3/4 acre
Price Range: $3,000,000-$8,500,000 (original); $4,000,000-$11,000,000 (newer builds)
HOA Dues: Based on square footage and lot size
The Huntington
An established neighborhood of grand homes on with a distinctly private feel despite its central location.
Homeowners Association (HOA)
Huntington Palisades Property Owners Corporation (HPPOC)
Predominant Architectural Style
Spanish Revival, Mediterranean, English Tudor, and tasteful modernist designs
Stylistic Zones
West Zone (west of Chautauqua Blvd.): No modern/contemporary designs that substantially deviate from traditional styles
East Zone (east of Chautauqua): More varied designs considered with stricter setback requirements (50-ft front yard setback)
Building Considerations
Two-story maximum height
Every exterior alteration requires Architectural Review Committee (ARC) approval
All projects must "conform to the architectural character" of the existing house or block
Precise envelope and setback rules ensure no new build overwhelms lot or neighbors
Neighborhood Statistics
Total Homes: Approximately 300+
Year Built: 1930s-1950s (original); Last 25 years (newer builds)
Bedrooms: 2-6 (original); 4-7 (newer builds)
Bathrooms: 2-8 (original); 4-9 (newer builds)
Home Size: 1,750-7,000 sq.ft. (original); 3,500-9,500 sq.ft. (newer builds)
Lot Size: 7,000 sq.ft. to 3/4 acre
Price Range: $3,000,000-$8,500,000 (original); $4,000,000-$11,000,000 (newer builds)
HOA Dues: Based on square footage and lot size
The Huntington
An established neighborhood of grand homes on with a distinctly private feel despite its central location.
Homeowners Association (HOA)
Huntington Palisades Property Owners Corporation (HPPOC)
Predominant Architectural Style
Spanish Revival, Mediterranean, English Tudor, and tasteful modernist designs
Stylistic Zones
West Zone (west of Chautauqua Blvd.): No modern/contemporary designs that substantially deviate from traditional styles
East Zone (east of Chautauqua): More varied designs considered with stricter setback requirements (50-ft front yard setback)
Building Considerations
Two-story maximum height
Every exterior alteration requires Architectural Review Committee (ARC) approval
All projects must "conform to the architectural character" of the existing house or block
Precise envelope and setback rules ensure no new build overwhelms lot or neighbors
Neighborhood Statistics
Total Homes: Approximately 300+
Year Built: 1930s-1950s (original); Last 25 years (newer builds)
Bedrooms: 2-6 (original); 4-7 (newer builds)
Bathrooms: 2-8 (original); 4-9 (newer builds)
Home Size: 1,750-7,000 sq.ft. (original); 3,500-9,500 sq.ft. (newer builds)
Lot Size: 7,000 sq.ft. to 3/4 acre
Price Range: $3,000,000-$8,500,000 (original); $4,000,000-$11,000,000 (newer builds)
HOA Dues: Based on square footage and lot size
Village Bluffs
One of the largest bluff-top communities in Pacific Palisades with excellent proximity to the Village center.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Upscale contemporary and traditional designs
View-oriented construction with significant glazing
Many homes remodeled or rebuilt to maximize bluff views
Building Considerations
Geology reports critical due to bluff location
Informal view considerations between neighbors
Coastal zone requirements for properties near bluff edge
Premium on outdoor living spaces with ocean exposure
Neighborhood Statistics
Total Homes: Approximately 120
Year Built: 1920s-1950s (original); Last 25 years (newer builds)
Bedrooms: 2-5 (original); 3-6 (newer builds)
Bathrooms: 1-5 (original); 3-6.5 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 3,500-7,000 sq.ft. (newer builds)
Lot Size: 5,000 sq.ft. to 1/3 acre
Price Range: $1,700,000-$4,250,000 (original); $3,500,000-$7,000,000 (newer builds)
Village Bluffs
One of the largest bluff-top communities in Pacific Palisades with excellent proximity to the Village center.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Upscale contemporary and traditional designs
View-oriented construction with significant glazing
Many homes remodeled or rebuilt to maximize bluff views
Building Considerations
Geology reports critical due to bluff location
Informal view considerations between neighbors
Coastal zone requirements for properties near bluff edge
Premium on outdoor living spaces with ocean exposure
Neighborhood Statistics
Total Homes: Approximately 120
Year Built: 1920s-1950s (original); Last 25 years (newer builds)
Bedrooms: 2-5 (original); 3-6 (newer builds)
Bathrooms: 1-5 (original); 3-6.5 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 3,500-7,000 sq.ft. (newer builds)
Lot Size: 5,000 sq.ft. to 1/3 acre
Price Range: $1,700,000-$4,250,000 (original); $3,500,000-$7,000,000 (newer builds)
Village Bluffs
One of the largest bluff-top communities in Pacific Palisades with excellent proximity to the Village center.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Upscale contemporary and traditional designs
View-oriented construction with significant glazing
Many homes remodeled or rebuilt to maximize bluff views
Building Considerations
Geology reports critical due to bluff location
Informal view considerations between neighbors
Coastal zone requirements for properties near bluff edge
Premium on outdoor living spaces with ocean exposure
Neighborhood Statistics
Total Homes: Approximately 120
Year Built: 1920s-1950s (original); Last 25 years (newer builds)
Bedrooms: 2-5 (original); 3-6 (newer builds)
Bathrooms: 1-5 (original); 3-6.5 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 3,500-7,000 sq.ft. (newer builds)
Lot Size: 5,000 sq.ft. to 1/3 acre
Price Range: $1,700,000-$4,250,000 (original); $3,500,000-$7,000,000 (newer builds)
Pacific Palisades Bluffs
Pacific Palisades Bluffs
Pacific Palisades Bluffs
El Medio Bluffs
A diverse neighborhood in the foothills of the Santa Monica Mountains with architectural variety and proximity to parks and trails.
Homeowners Association (HOA)
El Medio Bluffs Property Owners Association
Predominant Architectural Style
California bungalow, Spanish Revival, and Contemporary
Less restrictive guidelines than other neighborhoods but with emphasis on scale
Building Considerations
Generally two-story maximum height
Setback requirements must maintain consistent street presence with neighbors
Front façades should maintain neighborhood character
Mature trees protected with removal permits required
Neighborhood Statistics
Total Homes: Approximately 400
Year Built: 1940s-1950s (original); 1990s-Present (newer builds)
Bedrooms: 2-5 (original); 4-6 (newer builds)
Bathrooms: 1-4.5 (original); 3.5-9 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 3,000-8,000 sq.ft. (newer builds)
Lot Size: 4,000 sq.ft. to 1/3 acre
Price Range: $2,000,000-$3,500,000 (original); $3,000,000-$7,000,000 (newer builds)
El Medio Bluffs
A diverse neighborhood in the foothills of the Santa Monica Mountains with architectural variety and proximity to parks and trails.
Homeowners Association (HOA)
El Medio Bluffs Property Owners Association
Predominant Architectural Style
California bungalow, Spanish Revival, and Contemporary
Less restrictive guidelines than other neighborhoods but with emphasis on scale
Building Considerations
Generally two-story maximum height
Setback requirements must maintain consistent street presence with neighbors
Front façades should maintain neighborhood character
Mature trees protected with removal permits required
Neighborhood Statistics
Total Homes: Approximately 400
Year Built: 1940s-1950s (original); 1990s-Present (newer builds)
Bedrooms: 2-5 (original); 4-6 (newer builds)
Bathrooms: 1-4.5 (original); 3.5-9 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 3,000-8,000 sq.ft. (newer builds)
Lot Size: 4,000 sq.ft. to 1/3 acre
Price Range: $2,000,000-$3,500,000 (original); $3,000,000-$7,000,000 (newer builds)
El Medio Bluffs
A diverse neighborhood in the foothills of the Santa Monica Mountains with architectural variety and proximity to parks and trails.
Homeowners Association (HOA)
El Medio Bluffs Property Owners Association
Predominant Architectural Style
California bungalow, Spanish Revival, and Contemporary
Less restrictive guidelines than other neighborhoods but with emphasis on scale
Building Considerations
Generally two-story maximum height
Setback requirements must maintain consistent street presence with neighbors
Front façades should maintain neighborhood character
Mature trees protected with removal permits required
Neighborhood Statistics
Total Homes: Approximately 400
Year Built: 1940s-1950s (original); 1990s-Present (newer builds)
Bedrooms: 2-5 (original); 4-6 (newer builds)
Bathrooms: 1-4.5 (original); 3.5-9 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 3,000-8,000 sq.ft. (newer builds)
Lot Size: 4,000 sq.ft. to 1/3 acre
Price Range: $2,000,000-$3,500,000 (original); $3,000,000-$7,000,000 (newer builds)
Via Bluffs / Via Mesa
A dramatic setting where luxurious homes enjoy some of the area's most spectacular unobstructed ocean panoramas.
Homeowners Association (HOA)
Via de la Paz Property Owners Association
Predominant Architectural Style
Traditional, Spanish Colonial, and Contemporary
Viewshed protection: Designs must consider impact on neighboring views
Houses scaled to lot size with proportional setbacks
Building Considerations
Typically two stories maximum height
Front yard landscaping must be maintained to community standards
Construction timelines limited to minimize neighborhood disruption
Design must respect designated view corridors
Neighborhood Statistics
Total Homes: Approximately 290
Year Built: 1950s-1960s (original); 1990s-Present (newer builds)
Bedrooms: 3-4 (original); 4-6 (newer builds)
Bathrooms: 2-3 (original); 4-7 (newer builds)
Home Size: 1,800-3,500 sq.ft. (original); 3,500-7,000 sq.ft. (newer builds)
Lot Size: 6,000 sq.ft. to 1/3 acre
Price Range: $2,500,000-$4,500,000 (original); $5,000,000-$15,000,000 (newer builds/ocean view)
Via Bluffs / Via Mesa
A dramatic setting where luxurious homes enjoy some of the area's most spectacular unobstructed ocean panoramas.
Homeowners Association (HOA)
Via de la Paz Property Owners Association
Predominant Architectural Style
Traditional, Spanish Colonial, and Contemporary
Viewshed protection: Designs must consider impact on neighboring views
Houses scaled to lot size with proportional setbacks
Building Considerations
Typically two stories maximum height
Front yard landscaping must be maintained to community standards
Construction timelines limited to minimize neighborhood disruption
Design must respect designated view corridors
Neighborhood Statistics
Total Homes: Approximately 290
Year Built: 1950s-1960s (original); 1990s-Present (newer builds)
Bedrooms: 3-4 (original); 4-6 (newer builds)
Bathrooms: 2-3 (original); 4-7 (newer builds)
Home Size: 1,800-3,500 sq.ft. (original); 3,500-7,000 sq.ft. (newer builds)
Lot Size: 6,000 sq.ft. to 1/3 acre
Price Range: $2,500,000-$4,500,000 (original); $5,000,000-$15,000,000 (newer builds/ocean view)
Via Bluffs / Via Mesa
A dramatic setting where luxurious homes enjoy some of the area's most spectacular unobstructed ocean panoramas.
Homeowners Association (HOA)
Via de la Paz Property Owners Association
Predominant Architectural Style
Traditional, Spanish Colonial, and Contemporary
Viewshed protection: Designs must consider impact on neighboring views
Houses scaled to lot size with proportional setbacks
Building Considerations
Typically two stories maximum height
Front yard landscaping must be maintained to community standards
Construction timelines limited to minimize neighborhood disruption
Design must respect designated view corridors
Neighborhood Statistics
Total Homes: Approximately 290
Year Built: 1950s-1960s (original); 1990s-Present (newer builds)
Bedrooms: 3-4 (original); 4-6 (newer builds)
Bathrooms: 2-3 (original); 4-7 (newer builds)
Home Size: 1,800-3,500 sq.ft. (original); 3,500-7,000 sq.ft. (newer builds)
Lot Size: 6,000 sq.ft. to 1/3 acre
Price Range: $2,500,000-$4,500,000 (original); $5,000,000-$15,000,000 (newer builds/ocean view)
Bienveneda Bluffs
A small but sought-after bluff-top community with diverse architectural styles and panoramic views.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Traditional Spanish influence with contemporary elements
Custom homes with substantial square footage
Privacy-oriented designs with generous setbacks
Building Considerations
Certain properties have individual view easements
Terrain requires specialized foundation requirements
Trend toward privacy walls and mature landscaping
Informal neighborhood expectations for architectural quality
Neighborhood Statistics
Total Homes: Approximately 80-100
Year Built: 1947-1957 (vast majority); newer builds since 2000
Bedrooms: 2-4 (original); 4-6 (newer builds)
Bathrooms: 1-3.5 (original); 4-7 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 4,000-7,000 sq.ft. (newer builds)
Lot Size: 4,000-8,000 sq.ft.
Price Range: $1,100,000-$3,000,000 (original); up to approximately $6,000,000 (newer builds)
Bienveneda Bluffs
A small but sought-after bluff-top community with diverse architectural styles and panoramic views.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Traditional Spanish influence with contemporary elements
Custom homes with substantial square footage
Privacy-oriented designs with generous setbacks
Building Considerations
Certain properties have individual view easements
Terrain requires specialized foundation requirements
Trend toward privacy walls and mature landscaping
Informal neighborhood expectations for architectural quality
Neighborhood Statistics
Total Homes: Approximately 80-100
Year Built: 1947-1957 (vast majority); newer builds since 2000
Bedrooms: 2-4 (original); 4-6 (newer builds)
Bathrooms: 1-3.5 (original); 4-7 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 4,000-7,000 sq.ft. (newer builds)
Lot Size: 4,000-8,000 sq.ft.
Price Range: $1,100,000-$3,000,000 (original); up to approximately $6,000,000 (newer builds)
Bienveneda Bluffs
A small but sought-after bluff-top community with diverse architectural styles and panoramic views.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Traditional Spanish influence with contemporary elements
Custom homes with substantial square footage
Privacy-oriented designs with generous setbacks
Building Considerations
Certain properties have individual view easements
Terrain requires specialized foundation requirements
Trend toward privacy walls and mature landscaping
Informal neighborhood expectations for architectural quality
Neighborhood Statistics
Total Homes: Approximately 80-100
Year Built: 1947-1957 (vast majority); newer builds since 2000
Bedrooms: 2-4 (original); 4-6 (newer builds)
Bathrooms: 1-3.5 (original); 4-7 (newer builds)
Home Size: 1,000-4,000 sq.ft. (original); 4,000-7,000 sq.ft. (newer builds)
Lot Size: 4,000-8,000 sq.ft.
Price Range: $1,100,000-$3,000,000 (original); up to approximately $6,000,000 (newer builds)
Hillside communities
Hillside communities
Hillside communities
Marquez Knolls
A hillside community known for its mid-century architectural gems and spectacular vistas spanning from Catalina to downtown Los Angeles.
Homeowners Association (HOA)
Marquez Knolls Property Owners Association (MKPOA)
Predominant Architectural Style
Original style: Mid-century ranch homes with California modernism influence
Current variety: Updated ranch, traditional, and contemporary designs
All styles must respect and preserve views
Building Considerations
CC&Rs limit homes to one story in height
Second-story additions require specific approval and often neighbor consent
New two-story homes typically designed to appear one-story from street
Second levels must be set back or sunken to minimize impact
Deed restrictions protect views, including height limits on trees and hedges
Neighborhood Statistics
Total Homes: Approximately 1,200+
Year Built: 1940s-1970s (peak construction); 1980s-Present (newer builds)
Bedrooms: 2-5 (peak construction); 3-6 (newer builds)
Bathrooms: 1-4.5 (peak construction); 3-7 (newer builds)
Home Size: 1,000-4,000 sq.ft. (peak construction); 3,000-7,000 sq.ft. (newer builds)
Lot Size: 5,000 sq.ft. to 1/2 acre (peak construction); 5,500 sq.ft. to 1+ acre (newer builds)
Price Range: $1,500,000-$4,500,000 (peak construction); $2,500,000-$6,500,000 (newer builds)
Marquez Knolls
A hillside community known for its mid-century architectural gems and spectacular vistas spanning from Catalina to downtown Los Angeles.
Homeowners Association (HOA)
Marquez Knolls Property Owners Association (MKPOA)
Predominant Architectural Style
Original style: Mid-century ranch homes with California modernism influence
Current variety: Updated ranch, traditional, and contemporary designs
All styles must respect and preserve views
Building Considerations
CC&Rs limit homes to one story in height
Second-story additions require specific approval and often neighbor consent
New two-story homes typically designed to appear one-story from street
Second levels must be set back or sunken to minimize impact
Deed restrictions protect views, including height limits on trees and hedges
Neighborhood Statistics
Total Homes: Approximately 1,200+
Year Built: 1940s-1970s (peak construction); 1980s-Present (newer builds)
Bedrooms: 2-5 (peak construction); 3-6 (newer builds)
Bathrooms: 1-4.5 (peak construction); 3-7 (newer builds)
Home Size: 1,000-4,000 sq.ft. (peak construction); 3,000-7,000 sq.ft. (newer builds)
Lot Size: 5,000 sq.ft. to 1/2 acre (peak construction); 5,500 sq.ft. to 1+ acre (newer builds)
Price Range: $1,500,000-$4,500,000 (peak construction); $2,500,000-$6,500,000 (newer builds)
Marquez Knolls
A hillside community known for its mid-century architectural gems and spectacular vistas spanning from Catalina to downtown Los Angeles.
Homeowners Association (HOA)
Marquez Knolls Property Owners Association (MKPOA)
Predominant Architectural Style
Original style: Mid-century ranch homes with California modernism influence
Current variety: Updated ranch, traditional, and contemporary designs
All styles must respect and preserve views
Building Considerations
CC&Rs limit homes to one story in height
Second-story additions require specific approval and often neighbor consent
New two-story homes typically designed to appear one-story from street
Second levels must be set back or sunken to minimize impact
Deed restrictions protect views, including height limits on trees and hedges
Neighborhood Statistics
Total Homes: Approximately 1,200+
Year Built: 1940s-1970s (peak construction); 1980s-Present (newer builds)
Bedrooms: 2-5 (peak construction); 3-6 (newer builds)
Bathrooms: 1-4.5 (peak construction); 3-7 (newer builds)
Home Size: 1,000-4,000 sq.ft. (peak construction); 3,000-7,000 sq.ft. (newer builds)
Lot Size: 5,000 sq.ft. to 1/2 acre (peak construction); 5,500 sq.ft. to 1+ acre (newer builds)
Price Range: $1,500,000-$4,500,000 (peak construction); $2,500,000-$6,500,000 (newer builds)
Palisades Highlands
A planned community of Mediterranean and contemporary homes nestled against the Santa Monica Mountains, offering a resort-like atmosphere with dedicated parks and trails.
Homeowners Association (HOA)
Palisades Highlands Presidents Council
Predominant Architectural Style
Mediterranean (Spanish/Italian villa-inspired): Stucco walls, red tile roofs, arches, balconies
Contemporary: Clean modern lines with wood and glass
Building Considerations
Environmental Regulations
Limits on buildable area and setbacks due to hillside conservation
"Expanded defensible space" requirements
Fire-resistant materials mandated (Class A roof tiles, non-combustible siding)
Construction Regulations
Special permits required for construction access on private roads
Restricted work hours monitored by security personnel
Staging areas limited to preserve community aesthetics
Neighborhood Statistics
Total Homes: Approximately 1,600+
Year Built: 1976-Present (phased development)
Bedrooms: 3-6
Bathrooms: 2-6
Home Size: 1,800-6,000 sq.ft.
Lot Size: 5,000 sq.ft. to 1/2 acre
Price Range: $1,500,000-$5,000,000
HOA Dues: Varies by sub-association ($250-$600 monthly)
Palisades Highlands
A planned community of Mediterranean and contemporary homes nestled against the Santa Monica Mountains, offering a resort-like atmosphere with dedicated parks and trails.
Homeowners Association (HOA)
Palisades Highlands Presidents Council
Predominant Architectural Style
Mediterranean (Spanish/Italian villa-inspired): Stucco walls, red tile roofs, arches, balconies
Contemporary: Clean modern lines with wood and glass
Building Considerations
Environmental Regulations
Limits on buildable area and setbacks due to hillside conservation
"Expanded defensible space" requirements
Fire-resistant materials mandated (Class A roof tiles, non-combustible siding)
Construction Regulations
Special permits required for construction access on private roads
Restricted work hours monitored by security personnel
Staging areas limited to preserve community aesthetics
Neighborhood Statistics
Total Homes: Approximately 1,600+
Year Built: 1976-Present (phased development)
Bedrooms: 3-6
Bathrooms: 2-6
Home Size: 1,800-6,000 sq.ft.
Lot Size: 5,000 sq.ft. to 1/2 acre
Price Range: $1,500,000-$5,000,000
HOA Dues: Varies by sub-association ($250-$600 monthly)
Palisades Highlands
A planned community of Mediterranean and contemporary homes nestled against the Santa Monica Mountains, offering a resort-like atmosphere with dedicated parks and trails.
Homeowners Association (HOA)
Palisades Highlands Presidents Council
Predominant Architectural Style
Mediterranean (Spanish/Italian villa-inspired): Stucco walls, red tile roofs, arches, balconies
Contemporary: Clean modern lines with wood and glass
Building Considerations
Environmental Regulations
Limits on buildable area and setbacks due to hillside conservation
"Expanded defensible space" requirements
Fire-resistant materials mandated (Class A roof tiles, non-combustible siding)
Construction Regulations
Special permits required for construction access on private roads
Restricted work hours monitored by security personnel
Staging areas limited to preserve community aesthetics
Neighborhood Statistics
Total Homes: Approximately 1,600+
Year Built: 1976-Present (phased development)
Bedrooms: 3-6
Bathrooms: 2-6
Home Size: 1,800-6,000 sq.ft.
Lot Size: 5,000 sq.ft. to 1/2 acre
Price Range: $1,500,000-$5,000,000
HOA Dues: Varies by sub-association ($250-$600 monthly)
Palisair
A secluded enclave of architectural gems where mid-century modern designs and contemporary interpretations take full advantage of spectacular ocean views.
Homeowners Association (HOA)
Palisair Homeowners Association
Predominant Architectural Style
Mid-century modern and contemporary designs
Post and beam construction, clerestory windows, minimal ornamentation
Architecture must step with topography
Building Considerations
Structures generally limited to hillside-adaptive profile
Similar to Marquez Knolls with designated view corridors
Natural materials encouraged (wood, stone, glass)
Flat or low-pitched roofs required in most areas
Neighborhood Statistics
Total Homes: 140
Year Built: 1954-1962
Bedrooms: 3-4
Bathrooms: 2-5
Home Size: 1,600-4,000 sq.ft.
Lot Size: 8,500 sq.ft. to 2/3 acre
Price Range: $2,000,000-$4,000,000
HOA Dues: $242 per year
Palisair
A secluded enclave of architectural gems where mid-century modern designs and contemporary interpretations take full advantage of spectacular ocean views.
Homeowners Association (HOA)
Palisair Homeowners Association
Predominant Architectural Style
Mid-century modern and contemporary designs
Post and beam construction, clerestory windows, minimal ornamentation
Architecture must step with topography
Building Considerations
Structures generally limited to hillside-adaptive profile
Similar to Marquez Knolls with designated view corridors
Natural materials encouraged (wood, stone, glass)
Flat or low-pitched roofs required in most areas
Neighborhood Statistics
Total Homes: 140
Year Built: 1954-1962
Bedrooms: 3-4
Bathrooms: 2-5
Home Size: 1,600-4,000 sq.ft.
Lot Size: 8,500 sq.ft. to 2/3 acre
Price Range: $2,000,000-$4,000,000
HOA Dues: $242 per year
Palisair
A secluded enclave of architectural gems where mid-century modern designs and contemporary interpretations take full advantage of spectacular ocean views.
Homeowners Association (HOA)
Palisair Homeowners Association
Predominant Architectural Style
Mid-century modern and contemporary designs
Post and beam construction, clerestory windows, minimal ornamentation
Architecture must step with topography
Building Considerations
Structures generally limited to hillside-adaptive profile
Similar to Marquez Knolls with designated view corridors
Natural materials encouraged (wood, stone, glass)
Flat or low-pitched roofs required in most areas
Neighborhood Statistics
Total Homes: 140
Year Built: 1954-1962
Bedrooms: 3-4
Bathrooms: 2-5
Home Size: 1,600-4,000 sq.ft.
Lot Size: 8,500 sq.ft. to 2/3 acre
Price Range: $2,000,000-$4,000,000
HOA Dues: $242 per year
Paseo Miramar
An exclusive ridgetop retreat offering unparalleled 360-degree views encompassing the entire Los Angeles basin, Santa Monica Mountains, and vast Pacific Ocean.
Homeowners Association (HOA)
Miramar Homeowners Association
Predominant Architectural Style
Spanish Revival, Traditional, and Mediterranean predominate
Terra cotta roofs, stucco exteriors, and traditional detailing
New construction must complement existing architectural styles
Building Considerations
Two-story maximum with specific height restrictions
Generous setbacks to maintain spacious street appearance
Approved materials list for exterior finishes
Drought-tolerant Mediterranean plantings encouraged
Neighborhood Statistics
Total Homes: Approximately 40-60
Year Built: 1920s-Present
Bedrooms: 2-7
Bathrooms: 2-9
Home Size: 2,000-9,000 sq.ft.
Lot Size: 1/5 acre to 1+ acres
Price Range: $2,500,000-$11,000,000
Paseo Miramar
An exclusive ridgetop retreat offering unparalleled 360-degree views encompassing the entire Los Angeles basin, Santa Monica Mountains, and vast Pacific Ocean.
Homeowners Association (HOA)
Miramar Homeowners Association
Predominant Architectural Style
Spanish Revival, Traditional, and Mediterranean predominate
Terra cotta roofs, stucco exteriors, and traditional detailing
New construction must complement existing architectural styles
Building Considerations
Two-story maximum with specific height restrictions
Generous setbacks to maintain spacious street appearance
Approved materials list for exterior finishes
Drought-tolerant Mediterranean plantings encouraged
Neighborhood Statistics
Total Homes: Approximately 40-60
Year Built: 1920s-Present
Bedrooms: 2-7
Bathrooms: 2-9
Home Size: 2,000-9,000 sq.ft.
Lot Size: 1/5 acre to 1+ acres
Price Range: $2,500,000-$11,000,000
Paseo Miramar
An exclusive ridgetop retreat offering unparalleled 360-degree views encompassing the entire Los Angeles basin, Santa Monica Mountains, and vast Pacific Ocean.
Homeowners Association (HOA)
Miramar Homeowners Association
Predominant Architectural Style
Spanish Revival, Traditional, and Mediterranean predominate
Terra cotta roofs, stucco exteriors, and traditional detailing
New construction must complement existing architectural styles
Building Considerations
Two-story maximum with specific height restrictions
Generous setbacks to maintain spacious street appearance
Approved materials list for exterior finishes
Drought-tolerant Mediterranean plantings encouraged
Neighborhood Statistics
Total Homes: Approximately 40-60
Year Built: 1920s-Present
Bedrooms: 2-7
Bathrooms: 2-9
Home Size: 2,000-9,000 sq.ft.
Lot Size: 1/5 acre to 1+ acres
Price Range: $2,500,000-$11,000,000
Ridgeview Country Estates
One of Pacific Palisades' most prestigious neighborhoods with custom-built estates in guard-gated enclaves.
Homeowners Association (HOA)
Ridgeview Estates Homeowners Association
Predominant Architectural Style
Large estate homes with traditional and Mediterranean influences
Custom designs with high-end finishes
Gated properties with substantial privacy landscaping
Building Considerations
Minimum square footage requirements (typically 4,000+ sq ft)
Specific setbacks to maintain estate character
Approval required for exterior modifications
Landscape maintenance standards enforced
Neighborhood Statistics
Total Homes: 46
Year Built: 1988-1999
Bedrooms: 4-8
Bathrooms: 4-9
Home Size: 5,000-10,000 sq.ft.
Lot Size: 1/2 acre to 2 acres
Price Range: $4,500,000-$12,000,000
HOA Dues: Approximately $575-$625
Ridgeview Country Estates
One of Pacific Palisades' most prestigious neighborhoods with custom-built estates in guard-gated enclaves.
Homeowners Association (HOA)
Ridgeview Estates Homeowners Association
Predominant Architectural Style
Large estate homes with traditional and Mediterranean influences
Custom designs with high-end finishes
Gated properties with substantial privacy landscaping
Building Considerations
Minimum square footage requirements (typically 4,000+ sq ft)
Specific setbacks to maintain estate character
Approval required for exterior modifications
Landscape maintenance standards enforced
Neighborhood Statistics
Total Homes: 46
Year Built: 1988-1999
Bedrooms: 4-8
Bathrooms: 4-9
Home Size: 5,000-10,000 sq.ft.
Lot Size: 1/2 acre to 2 acres
Price Range: $4,500,000-$12,000,000
HOA Dues: Approximately $575-$625
Ridgeview Country Estates
One of Pacific Palisades' most prestigious neighborhoods with custom-built estates in guard-gated enclaves.
Homeowners Association (HOA)
Ridgeview Estates Homeowners Association
Predominant Architectural Style
Large estate homes with traditional and Mediterranean influences
Custom designs with high-end finishes
Gated properties with substantial privacy landscaping
Building Considerations
Minimum square footage requirements (typically 4,000+ sq ft)
Specific setbacks to maintain estate character
Approval required for exterior modifications
Landscape maintenance standards enforced
Neighborhood Statistics
Total Homes: 46
Year Built: 1988-1999
Bedrooms: 4-8
Bathrooms: 4-9
Home Size: 5,000-10,000 sq.ft.
Lot Size: 1/2 acre to 2 acres
Price Range: $4,500,000-$12,000,000
HOA Dues: Approximately $575-$625
East Pacific Palisades
East Pacific Palisades
East Pacific Palisades
The Riviera
A prestigious address synonymous with old-world elegance, where estate homes on gracious lots offer privacy and proximity to the famed Riviera Country Club.
Homeowners Association (HOA)
California Riviera Home Owners Association, Riviera Estates Association, and Upper Riviera Home Owners Association
Predominant Architectural Style
Mediterranean and traditional designs with high-end finishes
New houses/remodels must be "compatible with the architectural character of the neighborhood"
Building Considerations
Skylights/solar panels cannot be visible from any street
Landscaping Regulations:
Mature trees considered part of neighborhood character; consultation required before removal
Hedges and walls have height limits to maintain open, gracious streetscapes
No more than 50% of front setback can be hardscape
Second floors encouraged to be stepped back or smaller than first floor
Incompatible designs cannot be "camouflaged" behind landscaping
Neighborhood Statistics
The Riviera is comprised of three separate homeowner's associations:
California Riviera
Total Homes: 413
Year Built: Late 1920s-Present (peak construction 1940s-1950s)
Bedrooms: 3-8
Bathrooms: 3-10
Home Size: 3,500-10,000 sq.ft.
Lot Size: 1/4 acre to 1 acre
Price Range: $5,000,000-$15,000,000
HOA Dues: Approximately $250 per year
Riviera Estates
Total Homes: 147
Year Built: Late 1920s-Present (peak construction 1945-1960)
Bedrooms: 3-7
Bathrooms: 3-9
Home Size: 3,250-13,500 sq.ft.
Lot Size: 1/3 acre to 1 acre
Price Range: $5,000,000-$20,000,000
Upper Riviera
Total Homes: 45
Year Built: Late 1930s-Present (peak construction 1945-1965)
Bedrooms: 3-8
Bathrooms: 2-8
Home Size: 3,500-10,000+ sq.ft.
Lot Size: 1/4 acre to 1 acre
Price Range: $4,500,000-$20,000,000
The Riviera
A prestigious address synonymous with old-world elegance, where estate homes on gracious lots offer privacy and proximity to the famed Riviera Country Club.
Homeowners Association (HOA)
California Riviera Home Owners Association, Riviera Estates Association, and Upper Riviera Home Owners Association
Predominant Architectural Style
Mediterranean and traditional designs with high-end finishes
New houses/remodels must be "compatible with the architectural character of the neighborhood"
Building Considerations
Skylights/solar panels cannot be visible from any street
Landscaping Regulations:
Mature trees considered part of neighborhood character; consultation required before removal
Hedges and walls have height limits to maintain open, gracious streetscapes
No more than 50% of front setback can be hardscape
Second floors encouraged to be stepped back or smaller than first floor
Incompatible designs cannot be "camouflaged" behind landscaping
Neighborhood Statistics
The Riviera is comprised of three separate homeowner's associations:
California Riviera
Total Homes: 413
Year Built: Late 1920s-Present (peak construction 1940s-1950s)
Bedrooms: 3-8
Bathrooms: 3-10
Home Size: 3,500-10,000 sq.ft.
Lot Size: 1/4 acre to 1 acre
Price Range: $5,000,000-$15,000,000
HOA Dues: Approximately $250 per year
Riviera Estates
Total Homes: 147
Year Built: Late 1920s-Present (peak construction 1945-1960)
Bedrooms: 3-7
Bathrooms: 3-9
Home Size: 3,250-13,500 sq.ft.
Lot Size: 1/3 acre to 1 acre
Price Range: $5,000,000-$20,000,000
Upper Riviera
Total Homes: 45
Year Built: Late 1930s-Present (peak construction 1945-1965)
Bedrooms: 3-8
Bathrooms: 2-8
Home Size: 3,500-10,000+ sq.ft.
Lot Size: 1/4 acre to 1 acre
Price Range: $4,500,000-$20,000,000
The Riviera
A prestigious address synonymous with old-world elegance, where estate homes on gracious lots offer privacy and proximity to the famed Riviera Country Club.
Homeowners Association (HOA)
California Riviera Home Owners Association, Riviera Estates Association, and Upper Riviera Home Owners Association
Predominant Architectural Style
Mediterranean and traditional designs with high-end finishes
New houses/remodels must be "compatible with the architectural character of the neighborhood"
Building Considerations
Skylights/solar panels cannot be visible from any street
Landscaping Regulations:
Mature trees considered part of neighborhood character; consultation required before removal
Hedges and walls have height limits to maintain open, gracious streetscapes
No more than 50% of front setback can be hardscape
Second floors encouraged to be stepped back or smaller than first floor
Incompatible designs cannot be "camouflaged" behind landscaping
Neighborhood Statistics
The Riviera is comprised of three separate homeowner's associations:
California Riviera
Total Homes: 413
Year Built: Late 1920s-Present (peak construction 1940s-1950s)
Bedrooms: 3-8
Bathrooms: 3-10
Home Size: 3,500-10,000 sq.ft.
Lot Size: 1/4 acre to 1 acre
Price Range: $5,000,000-$15,000,000
HOA Dues: Approximately $250 per year
Riviera Estates
Total Homes: 147
Year Built: Late 1920s-Present (peak construction 1945-1960)
Bedrooms: 3-7
Bathrooms: 3-9
Home Size: 3,250-13,500 sq.ft.
Lot Size: 1/3 acre to 1 acre
Price Range: $5,000,000-$20,000,000
Upper Riviera
Total Homes: 45
Year Built: Late 1930s-Present (peak construction 1945-1965)
Bedrooms: 3-8
Bathrooms: 2-8
Home Size: 3,500-10,000+ sq.ft.
Lot Size: 1/4 acre to 1 acre
Price Range: $4,500,000-$20,000,000
Will Rogers
A prestigious coastal enclave overlooking the exclusive Bel Air Bay Club with sweeping ocean views.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Ranch-style homes, traditional designs, and newer contemporary
Mix of original Will Rogers era homes and modern rebuilds
Large lots with substantial privacy between homes
Building Considerations
Certain properties affected by Will Rogers State Historic Park proximity
Equestrian-friendly zoning in some sections
Natural terrain preservation emphasized
Larger minimum lot sizes than most other Palisades areas
Neighborhood Statistics
Total Homes: 58
Year Built: 1948-1959 (rebuilds as recent as 2013)
Bedrooms: 2-6
Bathrooms: 2-10
Home Size: 1,500-9,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/2 acre
Price Range: $2,250,000-$10,000,000
Will Rogers
A prestigious coastal enclave overlooking the exclusive Bel Air Bay Club with sweeping ocean views.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Ranch-style homes, traditional designs, and newer contemporary
Mix of original Will Rogers era homes and modern rebuilds
Large lots with substantial privacy between homes
Building Considerations
Certain properties affected by Will Rogers State Historic Park proximity
Equestrian-friendly zoning in some sections
Natural terrain preservation emphasized
Larger minimum lot sizes than most other Palisades areas
Neighborhood Statistics
Total Homes: 58
Year Built: 1948-1959 (rebuilds as recent as 2013)
Bedrooms: 2-6
Bathrooms: 2-10
Home Size: 1,500-9,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/2 acre
Price Range: $2,250,000-$10,000,000
Will Rogers
A prestigious coastal enclave overlooking the exclusive Bel Air Bay Club with sweeping ocean views.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Ranch-style homes, traditional designs, and newer contemporary
Mix of original Will Rogers era homes and modern rebuilds
Large lots with substantial privacy between homes
Building Considerations
Certain properties affected by Will Rogers State Historic Park proximity
Equestrian-friendly zoning in some sections
Natural terrain preservation emphasized
Larger minimum lot sizes than most other Palisades areas
Neighborhood Statistics
Total Homes: 58
Year Built: 1948-1959 (rebuilds as recent as 2013)
Bedrooms: 2-6
Bathrooms: 2-10
Home Size: 1,500-9,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/2 acre
Price Range: $2,250,000-$10,000,000
Canyon Communities
Canyon Communities
Canyon Communities
Rustic Canyon
A hidden woodland sanctuary where architectural treasures by renowned designers nestle beneath ancient sycamores and oaks along a seasonal creek bed.
Homeowners Association (HOA)
Rustic Canyon Homeowners Association
Predominant Architectural Style
Rustic, woodland aesthetic with craftsman and ranch influences
Integration with natural surroundings, minimal visual impact
Natural wood, stone, and earth-toned materials predominate
Building Considerations
Strict protections for mature trees; replacement required for removals
Special setbacks from Rustic Creek running through neighborhood
Subdued exterior lighting to preserve woodland character
Natural materials required for fencing, height restrictions to maintain open woodland feel
Neighborhood Statistics
Total Homes: Approximately 220
Year Built: Late 1920s-Present (1950s peak)
Bedrooms: 2-6
Bathrooms: 1-7
Home Size: 750-7,500 sq.ft.
Lot Size: 4,500 sq.ft. to 1+ acres
Price Range: $1,750,000-$8,500,000
Rustic Canyon
A hidden woodland sanctuary where architectural treasures by renowned designers nestle beneath ancient sycamores and oaks along a seasonal creek bed.
Homeowners Association (HOA)
Rustic Canyon Homeowners Association
Predominant Architectural Style
Rustic, woodland aesthetic with craftsman and ranch influences
Integration with natural surroundings, minimal visual impact
Natural wood, stone, and earth-toned materials predominate
Building Considerations
Strict protections for mature trees; replacement required for removals
Special setbacks from Rustic Creek running through neighborhood
Subdued exterior lighting to preserve woodland character
Natural materials required for fencing, height restrictions to maintain open woodland feel
Neighborhood Statistics
Total Homes: Approximately 220
Year Built: Late 1920s-Present (1950s peak)
Bedrooms: 2-6
Bathrooms: 1-7
Home Size: 750-7,500 sq.ft.
Lot Size: 4,500 sq.ft. to 1+ acres
Price Range: $1,750,000-$8,500,000
Rustic Canyon
A hidden woodland sanctuary where architectural treasures by renowned designers nestle beneath ancient sycamores and oaks along a seasonal creek bed.
Homeowners Association (HOA)
Rustic Canyon Homeowners Association
Predominant Architectural Style
Rustic, woodland aesthetic with craftsman and ranch influences
Integration with natural surroundings, minimal visual impact
Natural wood, stone, and earth-toned materials predominate
Building Considerations
Strict protections for mature trees; replacement required for removals
Special setbacks from Rustic Creek running through neighborhood
Subdued exterior lighting to preserve woodland character
Natural materials required for fencing, height restrictions to maintain open woodland feel
Neighborhood Statistics
Total Homes: Approximately 220
Year Built: Late 1920s-Present (1950s peak)
Bedrooms: 2-6
Bathrooms: 1-7
Home Size: 750-7,500 sq.ft.
Lot Size: 4,500 sq.ft. to 1+ acres
Price Range: $1,750,000-$8,500,000
Santa Monica Canyon
A bohemian-spirited ravine where historic cottages and architect-designed homes create a village-like atmosphere minutes from the beach.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Historic cottages, modernist designs, and eclectic custom homes
Emphasis on privacy and integration with canyon landscape
Architectural diversity reflecting development over many decades
Building Considerations
Split jurisdiction between Los Angeles and Santa Monica
Historic preservation considerations for older structures
Canyon topography drives setback and foundation requirements
Significant tree preservation emphasis
Neighborhood Statistics
Total Homes: Approximately 450
Year Built: Late 1920s-Present
Bedrooms: 2-6
Bathrooms: 2-7
Home Size: 1,000-8,000 sq.ft.
Lot Size: 4,000 sq.ft. to 3/4 acre
Price Range: $1,650,000-$11,000,000
Santa Monica Canyon
A bohemian-spirited ravine where historic cottages and architect-designed homes create a village-like atmosphere minutes from the beach.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Historic cottages, modernist designs, and eclectic custom homes
Emphasis on privacy and integration with canyon landscape
Architectural diversity reflecting development over many decades
Building Considerations
Split jurisdiction between Los Angeles and Santa Monica
Historic preservation considerations for older structures
Canyon topography drives setback and foundation requirements
Significant tree preservation emphasis
Neighborhood Statistics
Total Homes: Approximately 450
Year Built: Late 1920s-Present
Bedrooms: 2-6
Bathrooms: 2-7
Home Size: 1,000-8,000 sq.ft.
Lot Size: 4,000 sq.ft. to 3/4 acre
Price Range: $1,650,000-$11,000,000
Santa Monica Canyon
A bohemian-spirited ravine where historic cottages and architect-designed homes create a village-like atmosphere minutes from the beach.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Historic cottages, modernist designs, and eclectic custom homes
Emphasis on privacy and integration with canyon landscape
Architectural diversity reflecting development over many decades
Building Considerations
Split jurisdiction between Los Angeles and Santa Monica
Historic preservation considerations for older structures
Canyon topography drives setback and foundation requirements
Significant tree preservation emphasis
Neighborhood Statistics
Total Homes: Approximately 450
Year Built: Late 1920s-Present
Bedrooms: 2-6
Bathrooms: 2-7
Home Size: 1,000-8,000 sq.ft.
Lot Size: 4,000 sq.ft. to 3/4 acre
Price Range: $1,650,000-$11,000,000
Castellammare
A dramatic, Italian-inspired enclave with a distinctly Mediterranean feel, where homes cling to steep hillsides high above Pacific Coast Highway.
Homeowners Association (HOA)
Castellammare Mesa Homeowners Association
Predominant Architectural Style
Mediterranean, Spanish Revival, Italianate styles
European coastal village ambiance with terraced hillside construction
Contemporary designs permitted if low-slung and earth-toned to blend with coastline
Building Considerations
Key Restrictions
Homes cannot be built or modified to exceed one story in height
Additional lower levels permitted below the single-story (as underfloor space on downslope)
Architectural Committee has explicit power to reject plans that cause "unreasonable interference with views"
Story pole tests often required to visualize height impacts
Front and rear setbacks must align with neighboring houses
Neighborhood Statistics
Total Homes: Approximately 200+
Year Built: Late 1920s-Present (peak construction 1950s)
Bedrooms: 2-5
Bathrooms: 1.5-6
Home Size: 1,000-6,000 sq.ft.
Lot Size: 3,000 sq.ft. to 3/4 acre
Price Range: $1,000,000-$4,000,000
HOA Dues: $85 annually (voluntary)
Castellammare
A dramatic, Italian-inspired enclave with a distinctly Mediterranean feel, where homes cling to steep hillsides high above Pacific Coast Highway.
Homeowners Association (HOA)
Castellammare Mesa Homeowners Association
Predominant Architectural Style
Mediterranean, Spanish Revival, Italianate styles
European coastal village ambiance with terraced hillside construction
Contemporary designs permitted if low-slung and earth-toned to blend with coastline
Building Considerations
Key Restrictions
Homes cannot be built or modified to exceed one story in height
Additional lower levels permitted below the single-story (as underfloor space on downslope)
Architectural Committee has explicit power to reject plans that cause "unreasonable interference with views"
Story pole tests often required to visualize height impacts
Front and rear setbacks must align with neighboring houses
Neighborhood Statistics
Total Homes: Approximately 200+
Year Built: Late 1920s-Present (peak construction 1950s)
Bedrooms: 2-5
Bathrooms: 1.5-6
Home Size: 1,000-6,000 sq.ft.
Lot Size: 3,000 sq.ft. to 3/4 acre
Price Range: $1,000,000-$4,000,000
HOA Dues: $85 annually (voluntary)
Castellammare
A dramatic, Italian-inspired enclave with a distinctly Mediterranean feel, where homes cling to steep hillsides high above Pacific Coast Highway.
Homeowners Association (HOA)
Castellammare Mesa Homeowners Association
Predominant Architectural Style
Mediterranean, Spanish Revival, Italianate styles
European coastal village ambiance with terraced hillside construction
Contemporary designs permitted if low-slung and earth-toned to blend with coastline
Building Considerations
Key Restrictions
Homes cannot be built or modified to exceed one story in height
Additional lower levels permitted below the single-story (as underfloor space on downslope)
Architectural Committee has explicit power to reject plans that cause "unreasonable interference with views"
Story pole tests often required to visualize height impacts
Front and rear setbacks must align with neighboring houses
Neighborhood Statistics
Total Homes: Approximately 200+
Year Built: Late 1920s-Present (peak construction 1950s)
Bedrooms: 2-5
Bathrooms: 1.5-6
Home Size: 1,000-6,000 sq.ft.
Lot Size: 3,000 sq.ft. to 3/4 acre
Price Range: $1,000,000-$4,000,000
HOA Dues: $85 annually (voluntary)
Coastal / PCH
Coastal / PCH
Coastal / PCH
Pacific View Estates
A coastal community where contemporary homes enjoy front-row seats to the Pacific's ever-changing panorama.
Homeowners Association (HOA)
Pacific View Estates Homeowners Association
Predominant Architectural Style
Modern and contemporary designs with view orientation
Clean lines, large windows, indoor-outdoor living spaces
Designs must consider view corridors and sight lines
Building Considerations
Staggered height restrictions based on lot location
Story pole tests required for new construction
Flat or low-pitched roofs preferred
Restrictions on reflective surfaces
Neighborhood Statistics
Total Homes: Approximately 100+
Year Built: 1964-1965
Bedrooms: 2-5
Bathrooms: 2.5-5
Home Size: 2,500-5,000 sq.ft.
Lot Size: 1/3 acre to 3/4 acre
Price Range: $2,500,000-$5,000,000
HOA Dues: $75 per year
Pacific View Estates
A coastal community where contemporary homes enjoy front-row seats to the Pacific's ever-changing panorama.
Homeowners Association (HOA)
Pacific View Estates Homeowners Association
Predominant Architectural Style
Modern and contemporary designs with view orientation
Clean lines, large windows, indoor-outdoor living spaces
Designs must consider view corridors and sight lines
Building Considerations
Staggered height restrictions based on lot location
Story pole tests required for new construction
Flat or low-pitched roofs preferred
Restrictions on reflective surfaces
Neighborhood Statistics
Total Homes: Approximately 100+
Year Built: 1964-1965
Bedrooms: 2-5
Bathrooms: 2.5-5
Home Size: 2,500-5,000 sq.ft.
Lot Size: 1/3 acre to 3/4 acre
Price Range: $2,500,000-$5,000,000
HOA Dues: $75 per year
Pacific View Estates
A coastal community where contemporary homes enjoy front-row seats to the Pacific's ever-changing panorama.
Homeowners Association (HOA)
Pacific View Estates Homeowners Association
Predominant Architectural Style
Modern and contemporary designs with view orientation
Clean lines, large windows, indoor-outdoor living spaces
Designs must consider view corridors and sight lines
Building Considerations
Staggered height restrictions based on lot location
Story pole tests required for new construction
Flat or low-pitched roofs preferred
Restrictions on reflective surfaces
Neighborhood Statistics
Total Homes: Approximately 100+
Year Built: 1964-1965
Bedrooms: 2-5
Bathrooms: 2.5-5
Home Size: 2,500-5,000 sq.ft.
Lot Size: 1/3 acre to 3/4 acre
Price Range: $2,500,000-$5,000,000
HOA Dues: $75 per year
Sunset Mesa
A sun-drenched coastal neighborhood where relaxed, California-casual homes enjoy constant sea breezes and proximity to beach access points.
Homeowners Association (HOA)
Sunset Mesa Property Owners Association
Predominant Architectural Style
Mid-century modern and ranch homes
Emphasis on horizontal lines and modest street presence
Building Considerations
Single-story requirement for most properties
View protection similar to Marquez Knolls with deed restrictions protecting views
Low-profile roofs preferred
Open design fencing in front yards to maintain community feel
Muted, natural tones required
Neighborhood Statistics
Total Homes: Approximately 500+
Year Built: 1961-1972
Bedrooms: 2-5
Bathrooms: 2-4
Home Size: 1,700-3,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/3 acre
Price Range: $1,600,000-$3,250,000
HOA Dues: $100 annually
Sunset Mesa
A sun-drenched coastal neighborhood where relaxed, California-casual homes enjoy constant sea breezes and proximity to beach access points.
Homeowners Association (HOA)
Sunset Mesa Property Owners Association
Predominant Architectural Style
Mid-century modern and ranch homes
Emphasis on horizontal lines and modest street presence
Building Considerations
Single-story requirement for most properties
View protection similar to Marquez Knolls with deed restrictions protecting views
Low-profile roofs preferred
Open design fencing in front yards to maintain community feel
Muted, natural tones required
Neighborhood Statistics
Total Homes: Approximately 500+
Year Built: 1961-1972
Bedrooms: 2-5
Bathrooms: 2-4
Home Size: 1,700-3,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/3 acre
Price Range: $1,600,000-$3,250,000
HOA Dues: $100 annually
Sunset Mesa
A sun-drenched coastal neighborhood where relaxed, California-casual homes enjoy constant sea breezes and proximity to beach access points.
Homeowners Association (HOA)
Sunset Mesa Property Owners Association
Predominant Architectural Style
Mid-century modern and ranch homes
Emphasis on horizontal lines and modest street presence
Building Considerations
Single-story requirement for most properties
View protection similar to Marquez Knolls with deed restrictions protecting views
Low-profile roofs preferred
Open design fencing in front yards to maintain community feel
Muted, natural tones required
Neighborhood Statistics
Total Homes: Approximately 500+
Year Built: 1961-1972
Bedrooms: 2-5
Bathrooms: 2-4
Home Size: 1,700-3,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/3 acre
Price Range: $1,600,000-$3,250,000
HOA Dues: $100 annually
Bel Air Bay Club
A prestigious coastal enclave overlooking the exclusive Bel Air Bay Club with sweeping ocean views.
Homeowners Association (HOA)
Bel Air Bay Club Residential Association
Predominant Architectural Style
Traditional beach-oriented architecture with Mediterranean influence
Emphasis on maximizing ocean views
Private beach access influences orientation and design
Building Considerations
Strict architectural review process
Height limitations to preserve ocean views
Beach access easements may affect site planning
Coastal Commission regulations apply
Neighborhood Statistics
Total Homes: Approximately 45
Year Built: 1948-1959 (rebuilds as recent as 2013)
Bedrooms: 2-6
Bathrooms: 2-10
Home Size: 1,500-9,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/2 acre
Price Range: $2,250,000-$10,000,000
Bel Air Bay Club
A prestigious coastal enclave overlooking the exclusive Bel Air Bay Club with sweeping ocean views.
Homeowners Association (HOA)
Bel Air Bay Club Residential Association
Predominant Architectural Style
Traditional beach-oriented architecture with Mediterranean influence
Emphasis on maximizing ocean views
Private beach access influences orientation and design
Building Considerations
Strict architectural review process
Height limitations to preserve ocean views
Beach access easements may affect site planning
Coastal Commission regulations apply
Neighborhood Statistics
Total Homes: Approximately 45
Year Built: 1948-1959 (rebuilds as recent as 2013)
Bedrooms: 2-6
Bathrooms: 2-10
Home Size: 1,500-9,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/2 acre
Price Range: $2,250,000-$10,000,000
Bel Air Bay Club
A prestigious coastal enclave overlooking the exclusive Bel Air Bay Club with sweeping ocean views.
Homeowners Association (HOA)
Bel Air Bay Club Residential Association
Predominant Architectural Style
Traditional beach-oriented architecture with Mediterranean influence
Emphasis on maximizing ocean views
Private beach access influences orientation and design
Building Considerations
Strict architectural review process
Height limitations to preserve ocean views
Beach access easements may affect site planning
Coastal Commission regulations apply
Neighborhood Statistics
Total Homes: Approximately 45
Year Built: 1948-1959 (rebuilds as recent as 2013)
Bedrooms: 2-6
Bathrooms: 2-10
Home Size: 1,500-9,000 sq.ft.
Lot Size: 6,000 sq.ft. to 1/2 acre
Price Range: $2,250,000-$10,000,000
Las Casas Loop
A quiet community centered along a looping thoroughfare that naturally limits outside traffic.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Traditional Spanish-influenced designs predominate
Single-story ranch and updated contemporary homes
Loop street layout creates unique lot configurations
Building Considerations
Some properties have individual view covenants with neighbors
Street-friendly facades generally emphasized
Relatively consistent setbacks follow established pattern
Cooperative approach to maintain neighborhood character without formal HOA
Neighborhood Statistics
Total Homes: Approximately 160
Year Built: 1930s-Present (peak 1940s-1950s)
Bedrooms: 2-6
Bathrooms: 1-7
Home Size: 1,000-5,500 sq.ft.
Lot Size: 4,500 sq.ft. to 1/4 acre
Price Range: $1,750,000-$5,000,000
Las Casas Loop
A quiet community centered along a looping thoroughfare that naturally limits outside traffic.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Traditional Spanish-influenced designs predominate
Single-story ranch and updated contemporary homes
Loop street layout creates unique lot configurations
Building Considerations
Some properties have individual view covenants with neighbors
Street-friendly facades generally emphasized
Relatively consistent setbacks follow established pattern
Cooperative approach to maintain neighborhood character without formal HOA
Neighborhood Statistics
Total Homes: Approximately 160
Year Built: 1930s-Present (peak 1940s-1950s)
Bedrooms: 2-6
Bathrooms: 1-7
Home Size: 1,000-5,500 sq.ft.
Lot Size: 4,500 sq.ft. to 1/4 acre
Price Range: $1,750,000-$5,000,000
Las Casas Loop
A quiet community centered along a looping thoroughfare that naturally limits outside traffic.
Homeowners Association (HOA)
No formal or mandatory HOA.
Predominant Architectural Style
Traditional Spanish-influenced designs predominate
Single-story ranch and updated contemporary homes
Loop street layout creates unique lot configurations
Building Considerations
Some properties have individual view covenants with neighbors
Street-friendly facades generally emphasized
Relatively consistent setbacks follow established pattern
Cooperative approach to maintain neighborhood character without formal HOA
Neighborhood Statistics
Total Homes: Approximately 160
Year Built: 1930s-Present (peak 1940s-1950s)
Bedrooms: 2-6
Bathrooms: 1-7
Home Size: 1,000-5,500 sq.ft.
Lot Size: 4,500 sq.ft. to 1/4 acre
Price Range: $1,750,000-$5,000,000
Our Process
Building a home is a complex undertaking, and the earlier we get involved, the more value we can bring to your project. Whether you already have architectural plans or are just beginning to explore your options, our team is here to guide you through every phase.
01
Site Evaluation and Feasibility
Building your custom home starts with comprehensive site assessment. We evaluate soil tests, site clearing, stability, and drainage requirements. Our team reviews local building codes, height restrictions, and view corridor regulations to ensure your property is development-ready before proceeding.
02
02
Architecture and Design
Architecture and Design
We work closely with top architects and designers to bring your vision to life. This phase involves refining the home’s layout, selecting materials, and ensuring all aesthetic and functional needs are met. Through thoughtful collaboration, we create a home that is both visually stunning and built for your lifestyle.
We work closely with top architects and designers to bring your vision to life. This phase involves refining the home’s layout, selecting materials, and ensuring all aesthetic and functional needs are met. Through thoughtful collaboration, we create a home that is both visually stunning and built for your lifestyle.
03
Construction Specifications
A well-planned project leads to a smoother build. We finalize all specifications, plans, selections, and secure necessary permits. Clear documentation minimizes surprises and ensures that expectations are aligned before breaking ground.
04
04
Budget and Scheduling
Budget and Scheduling
Before construction begins, we establish a transparent and detailed budget based on real subcontractor bids. Once finalized, a construction schedule is created, along with a Decision Deadline Schedule to keep everything on track and avoid delays.
Before construction begins, we establish a transparent and detailed budget based on real subcontractor bids. Once finalized, a construction schedule is created, along with a Decision Deadline Schedule to keep everything on track and avoid delays.
05
Construction Management
Our team manages every aspect of the build, from the foundation to the final finishes. A dedicated project manager ensures work is completed to exacting standards. Routine financial tracking and quality control inspections maintain consistency and accountability throughout the process.
06
06
Project Close-Out and Move-In
Project Close-Out and Move-In
We arrange a complete inspection by an Independent home inspector, followed by a detailed walk-through to create a final punch list. Upon move-in, you’ll receive a comprehensive close-out package with all warranties, manuals, and project documentation.
We arrange a complete inspection by an Independent home inspector, followed by a detailed walk-through to create a final punch list. Upon move-in, you’ll receive a comprehensive close-out package with all warranties, manuals, and project documentation.
07
Warranty and Aftercare
Experience stress-free home maintenance managed by the same team that built it. Our HomeKeep program handles all routine preventative care including scheduling, on-site management, and detailed service reporting to preserve your home's value for generations.
Frequently Asked Questions
Frequently Asked Questions
Frequently Asked Questions
How much does it cost to build a house in Pacific Palisades?
Construction costs in Pacific Palisades typically range from $800-$1,200 per square foot for luxury custom homes, depending on site conditions, finishes, and architectural complexity. Rebuilding costs after wildfire damage often approach $1,000 per square foot, though ARCA's participation in the Builders Alliance reduces expenses by 5-10% through shared resources and bulk purchasing power. For hillside lots in neighborhoods like Castellammare or Paseo Miramar, foundation work can add substantial costs due to required caisson systems and geological studies.
How much does it cost to build a house in Pacific Palisades?
Construction costs in Pacific Palisades typically range from $800-$1,200 per square foot for luxury custom homes, depending on site conditions, finishes, and architectural complexity. Rebuilding costs after wildfire damage often approach $1,000 per square foot, though ARCA's participation in the Builders Alliance reduces expenses by 5-10% through shared resources and bulk purchasing power. For hillside lots in neighborhoods like Castellammare or Paseo Miramar, foundation work can add substantial costs due to required caisson systems and geological studies.
How much does it cost to build a house in Pacific Palisades?
Construction costs in Pacific Palisades typically range from $800-$1,200 per square foot for luxury custom homes, depending on site conditions, finishes, and architectural complexity. Rebuilding costs after wildfire damage often approach $1,000 per square foot, though ARCA's participation in the Builders Alliance reduces expenses by 5-10% through shared resources and bulk purchasing power. For hillside lots in neighborhoods like Castellammare or Paseo Miramar, foundation work can add substantial costs due to required caisson systems and geological studies.
What permits do I need to build in Pacific Palisades?
At minimum, standard building permit from LADBS, trade permits (electrical, plumbing, mechanical), and specialized permits depending on your location. Properties in coastal zones may require Coastal Development Permits, though certain rebuilds qualify for waivers under Executive Order N-4-25. Hillside properties need grading permits and geological approvals. Fire zone locations require LAFD clearance and fire-resistant construction verification. ARCA handles all permit applications and coordinates with agencies through vetted permit expediters.
What permits do I need to build in Pacific Palisades?
At minimum, standard building permit from LADBS, trade permits (electrical, plumbing, mechanical), and specialized permits depending on your location. Properties in coastal zones may require Coastal Development Permits, though certain rebuilds qualify for waivers under Executive Order N-4-25. Hillside properties need grading permits and geological approvals. Fire zone locations require LAFD clearance and fire-resistant construction verification. ARCA handles all permit applications and coordinates with agencies through vetted permit expediters.
What permits do I need to build in Pacific Palisades?
At minimum, standard building permit from LADBS, trade permits (electrical, plumbing, mechanical), and specialized permits depending on your location. Properties in coastal zones may require Coastal Development Permits, though certain rebuilds qualify for waivers under Executive Order N-4-25. Hillside properties need grading permits and geological approvals. Fire zone locations require LAFD clearance and fire-resistant construction verification. ARCA handles all permit applications and coordinates with agencies through vetted permit expediters.
How long does it take to get building permits in Pacific Palisades?
Permit timelines in Pacific Palisades vary by project complexity and location. Standard building permits for rebuilds within 110% of the original home's dimensions can be expedited under Mayor Bass's emergency order, often processed in 4-6 weeks. New construction or significant expansions typically require 3-6 months for complete permit approval. Properties in the coastal zone or requiring discretionary reviews may experience longer timeframes. ARCA reduces these timelines through established agency relationships and comprehensive permits applications that anticipate technical questions.
How long does it take to get building permits in Pacific Palisades?
Permit timelines in Pacific Palisades vary by project complexity and location. Standard building permits for rebuilds within 110% of the original home's dimensions can be expedited under Mayor Bass's emergency order, often processed in 4-6 weeks. New construction or significant expansions typically require 3-6 months for complete permit approval. Properties in the coastal zone or requiring discretionary reviews may experience longer timeframes. ARCA reduces these timelines through established agency relationships and comprehensive permits applications that anticipate technical questions.
How long does it take to get building permits in Pacific Palisades?
Permit timelines in Pacific Palisades vary by project complexity and location. Standard building permits for rebuilds within 110% of the original home's dimensions can be expedited under Mayor Bass's emergency order, often processed in 4-6 weeks. New construction or significant expansions typically require 3-6 months for complete permit approval. Properties in the coastal zone or requiring discretionary reviews may experience longer timeframes. ARCA reduces these timelines through established agency relationships and comprehensive permits applications that anticipate technical questions.
How do I choose a custom home builder?
First, verify the builder's experience with the area's specific challenges, such as hillside construction, coastal regulations, or neighborhood character requirements. Review their portfolio of completed projects, particularly in your specific neighborhood. Ask questions about their current knowledge of local building codes and fire-resistant construction requirements. Assess their relationships with local agencies to ensure smooth permitting. Finally, evaluate their financial stability and insurance coverage, as luxury builds in Pacific Palisades represent significant investments. ARCA offers complimentary consultations to discuss your specific project needs and demonstrate our qualifications.
How do I choose a custom home builder?
First, verify the builder's experience with the area's specific challenges, such as hillside construction, coastal regulations, or neighborhood character requirements. Review their portfolio of completed projects, particularly in your specific neighborhood. Ask questions about their current knowledge of local building codes and fire-resistant construction requirements. Assess their relationships with local agencies to ensure smooth permitting. Finally, evaluate their financial stability and insurance coverage, as luxury builds in Pacific Palisades represent significant investments. ARCA offers complimentary consultations to discuss your specific project needs and demonstrate our qualifications.
How do I choose a custom home builder?
First, verify the builder's experience with the area's specific challenges, such as hillside construction, coastal regulations, or neighborhood character requirements. Review their portfolio of completed projects, particularly in your specific neighborhood. Ask questions about their current knowledge of local building codes and fire-resistant construction requirements. Assess their relationships with local agencies to ensure smooth permitting. Finally, evaluate their financial stability and insurance coverage, as luxury builds in Pacific Palisades represent significant investments. ARCA offers complimentary consultations to discuss your specific project needs and demonstrate our qualifications.
What are the fire-resistant building requirements?
All new construction and rebuilds in Pacific Palisades must comply with California's Chapter 7A Wildland-Urban Interface code, which includes: - Class-A fire-rated roofing (no wood shake roofs) - Ember-resistant attic vents - Dual-pane tempered glass windows - Non-combustible exterior wall materials or treated wood - Enclosed eaves Additionally, properties require defensible space with vegetation clearance within 200 feet of structures as per Fire Code requirements. Automatic fire sprinklers are mandatory in all new homes. ARCA incorporates these requirements using high-end materials that maintain architectural integrity while providing superior protection.
What are the fire-resistant building requirements?
All new construction and rebuilds in Pacific Palisades must comply with California's Chapter 7A Wildland-Urban Interface code, which includes: - Class-A fire-rated roofing (no wood shake roofs) - Ember-resistant attic vents - Dual-pane tempered glass windows - Non-combustible exterior wall materials or treated wood - Enclosed eaves Additionally, properties require defensible space with vegetation clearance within 200 feet of structures as per Fire Code requirements. Automatic fire sprinklers are mandatory in all new homes. ARCA incorporates these requirements using high-end materials that maintain architectural integrity while providing superior protection.
What are the fire-resistant building requirements?
All new construction and rebuilds in Pacific Palisades must comply with California's Chapter 7A Wildland-Urban Interface code, which includes: - Class-A fire-rated roofing (no wood shake roofs) - Ember-resistant attic vents - Dual-pane tempered glass windows - Non-combustible exterior wall materials or treated wood - Enclosed eaves Additionally, properties require defensible space with vegetation clearance within 200 feet of structures as per Fire Code requirements. Automatic fire sprinklers are mandatory in all new homes. ARCA incorporates these requirements using high-end materials that maintain architectural integrity while providing superior protection.
Do I need earthquake protection in the Pacific Palisades?
Yes, earthquake protection is mandatory for all new construction and substantial rebuilds in Pacific Palisades. Los Angeles building codes require robust seismic safety measures including proper anchoring of walls to foundations, moment frames or shear walls, and structural engineering certified by a licensed professional. For hillside homes in neighborhoods like The Highlands or Castellammare, additional requirements include caisson foundations, geotechnical reports, and specialized structural systems. ARCA's engineering team designs homes that exceed minimum seismic requirements while maintaining architectural integrity and view corridors.
Do I need earthquake protection in the Pacific Palisades?
Yes, earthquake protection is mandatory for all new construction and substantial rebuilds in Pacific Palisades. Los Angeles building codes require robust seismic safety measures including proper anchoring of walls to foundations, moment frames or shear walls, and structural engineering certified by a licensed professional. For hillside homes in neighborhoods like The Highlands or Castellammare, additional requirements include caisson foundations, geotechnical reports, and specialized structural systems. ARCA's engineering team designs homes that exceed minimum seismic requirements while maintaining architectural integrity and view corridors.
Do I need earthquake protection in the Pacific Palisades?
Yes, earthquake protection is mandatory for all new construction and substantial rebuilds in Pacific Palisades. Los Angeles building codes require robust seismic safety measures including proper anchoring of walls to foundations, moment frames or shear walls, and structural engineering certified by a licensed professional. For hillside homes in neighborhoods like The Highlands or Castellammare, additional requirements include caisson foundations, geotechnical reports, and specialized structural systems. ARCA's engineering team designs homes that exceed minimum seismic requirements while maintaining architectural integrity and view corridors.
What insurance do I need while rebuilding my home?
During construction, you'll need builder's risk insurance to protect the project from damage, theft, and liability. For permanent coverage, comprehensive homeowners insurance with adequate dwelling coverage is essential - recent wildfire events have shown many properties were underinsured. Due to Pacific Palisades' high fire risk classification, some traditional insurers have limited new policies, making the California FAIR Plan with supplemental coverage increasingly common. ARCA has extensive experience working with homeowners navigating insurance requirements for high-value homes. We understand the process of securing appropriate coverage and can provide guidance throughout your rebuilding journey.
What insurance do I need while rebuilding my home?
During construction, you'll need builder's risk insurance to protect the project from damage, theft, and liability. For permanent coverage, comprehensive homeowners insurance with adequate dwelling coverage is essential - recent wildfire events have shown many properties were underinsured. Due to Pacific Palisades' high fire risk classification, some traditional insurers have limited new policies, making the California FAIR Plan with supplemental coverage increasingly common. ARCA has extensive experience working with homeowners navigating insurance requirements for high-value homes. We understand the process of securing appropriate coverage and can provide guidance throughout your rebuilding journey.
What insurance do I need while rebuilding my home?
During construction, you'll need builder's risk insurance to protect the project from damage, theft, and liability. For permanent coverage, comprehensive homeowners insurance with adequate dwelling coverage is essential - recent wildfire events have shown many properties were underinsured. Due to Pacific Palisades' high fire risk classification, some traditional insurers have limited new policies, making the California FAIR Plan with supplemental coverage increasingly common. ARCA has extensive experience working with homeowners navigating insurance requirements for high-value homes. We understand the process of securing appropriate coverage and can provide guidance throughout your rebuilding journey.
How do HOA rules affect building in Pacific Palisades?
Several Pacific Palisades neighborhoods have active HOAs with specific architectural guidelines and approval processes. The Huntington, The Highlands, Pacific View Estates, and parts of The Riviera have strict design requirements governing everything from exterior materials to landscape plans. HOA approval is separate from city permits and must be obtained before construction begins. Even in wildfire rebuilding scenarios, HOA compliance is typically required, though some associations have adopted expedited approval processes for fire victims. ARCA maintains relationships with Pacific Palisades HOA architectural committees and can navigate these requirements efficiently.
How do HOA rules affect building in Pacific Palisades?
Several Pacific Palisades neighborhoods have active HOAs with specific architectural guidelines and approval processes. The Huntington, The Highlands, Pacific View Estates, and parts of The Riviera have strict design requirements governing everything from exterior materials to landscape plans. HOA approval is separate from city permits and must be obtained before construction begins. Even in wildfire rebuilding scenarios, HOA compliance is typically required, though some associations have adopted expedited approval processes for fire victims. ARCA maintains relationships with Pacific Palisades HOA architectural committees and can navigate these requirements efficiently.
How do HOA rules affect building in Pacific Palisades?
Several Pacific Palisades neighborhoods have active HOAs with specific architectural guidelines and approval processes. The Huntington, The Highlands, Pacific View Estates, and parts of The Riviera have strict design requirements governing everything from exterior materials to landscape plans. HOA approval is separate from city permits and must be obtained before construction begins. Even in wildfire rebuilding scenarios, HOA compliance is typically required, though some associations have adopted expedited approval processes for fire victims. ARCA maintains relationships with Pacific Palisades HOA architectural committees and can navigate these requirements efficiently.
What is the process for demolition and debris removal?
Pacific Palisades homeowners have two primary options for debris removal following wildfire damage: 1) The government-sponsored Army Corps of Engineers (ACOE) program, or 2) Private debris removal services. While the ACOE program appears convenient and cost-effective initially, homeowners should understand its significant limitations. The program excludes numerous critical elements including tree stump removal, driveway and patio restoration, swimming pool demolition, and building pad preparation—all representing substantial additional costs. Furthermore, the ACOE program creates potential insurance complications, as many carriers require specific documentation and inspections before foundation removal, which may be overlooked in the government process. Insurance coverage for foundations and retaining walls—often representing hundreds of thousands of dollars in value—can be compromised without proper protocols. Additionally, while ACOE installs initial erosion control measures, the ongoing maintenance becomes the homeowner's responsibility, with potential penalties from regulatory agencies if not properly managed. Many Pacific Palisades homeowners find that engaging a qualified private contractor for comprehensive debris removal provides superior outcomes, including proper insurance documentation, coordination with adjusters, complete site preparation including excluded elements, and ongoing erosion control management. ARCA offers complete debris removal services designed specifically for high-value Pacific Palisades properties, ensuring proper documentation for maximum insurance recovery while preparing your site for efficient rebuilding.
What is the process for demolition and debris removal?
Pacific Palisades homeowners have two primary options for debris removal following wildfire damage: 1) The government-sponsored Army Corps of Engineers (ACOE) program, or 2) Private debris removal services. While the ACOE program appears convenient and cost-effective initially, homeowners should understand its significant limitations. The program excludes numerous critical elements including tree stump removal, driveway and patio restoration, swimming pool demolition, and building pad preparation—all representing substantial additional costs. Furthermore, the ACOE program creates potential insurance complications, as many carriers require specific documentation and inspections before foundation removal, which may be overlooked in the government process. Insurance coverage for foundations and retaining walls—often representing hundreds of thousands of dollars in value—can be compromised without proper protocols. Additionally, while ACOE installs initial erosion control measures, the ongoing maintenance becomes the homeowner's responsibility, with potential penalties from regulatory agencies if not properly managed. Many Pacific Palisades homeowners find that engaging a qualified private contractor for comprehensive debris removal provides superior outcomes, including proper insurance documentation, coordination with adjusters, complete site preparation including excluded elements, and ongoing erosion control management. ARCA offers complete debris removal services designed specifically for high-value Pacific Palisades properties, ensuring proper documentation for maximum insurance recovery while preparing your site for efficient rebuilding.
What is the process for demolition and debris removal?
Pacific Palisades homeowners have two primary options for debris removal following wildfire damage: 1) The government-sponsored Army Corps of Engineers (ACOE) program, or 2) Private debris removal services. While the ACOE program appears convenient and cost-effective initially, homeowners should understand its significant limitations. The program excludes numerous critical elements including tree stump removal, driveway and patio restoration, swimming pool demolition, and building pad preparation—all representing substantial additional costs. Furthermore, the ACOE program creates potential insurance complications, as many carriers require specific documentation and inspections before foundation removal, which may be overlooked in the government process. Insurance coverage for foundations and retaining walls—often representing hundreds of thousands of dollars in value—can be compromised without proper protocols. Additionally, while ACOE installs initial erosion control measures, the ongoing maintenance becomes the homeowner's responsibility, with potential penalties from regulatory agencies if not properly managed. Many Pacific Palisades homeowners find that engaging a qualified private contractor for comprehensive debris removal provides superior outcomes, including proper insurance documentation, coordination with adjusters, complete site preparation including excluded elements, and ongoing erosion control management. ARCA offers complete debris removal services designed specifically for high-value Pacific Palisades properties, ensuring proper documentation for maximum insurance recovery while preparing your site for efficient rebuilding.
How do insurance payouts work for Pacific Palisades fire rebuilds?
Insurance disbursements for Pacific Palisades wildfire rebuilds typically follow a staged payment structure rather than a single lump sum. After the initial claim filing, insurers generally release funds in three phases: 1) An immediate advance for emergency expenses; 2) The Actual Cash Value (ACV) payment representing the depreciated value of the destroyed structure; and 3) The remaining Replacement Cost Value (RCV) as construction progresses. Most insurance companies require documentation of expenses through contractor invoices, receipts, and proof of completed work before releasing subsequent payments. For high-value Pacific Palisades properties, insurance companies often employ a "holdback" approach, where they withhold a portion (typically 20-30%) of the replacement cost until work is verified as complete. If a mortgage exists, checks may be made payable to both the homeowner and mortgage holder, requiring endorsement from both parties. Some lenders establish dedicated construction escrow accounts to manage insurance proceeds, releasing funds after inspecting completed work. Pacific Palisades homeowners should maintain meticulous financial records throughout the rebuilding process, as insurers typically require proof of expenses that match or exceed the previous disbursement before releasing additional funds. ARCA's experienced team works directly with insurance adjusters and mortgage companies to manage this complex payment process, ensuring proper documentation and timely fund disbursements throughout your rebuild.
How do insurance payouts work for Pacific Palisades fire rebuilds?
Insurance disbursements for Pacific Palisades wildfire rebuilds typically follow a staged payment structure rather than a single lump sum. After the initial claim filing, insurers generally release funds in three phases: 1) An immediate advance for emergency expenses; 2) The Actual Cash Value (ACV) payment representing the depreciated value of the destroyed structure; and 3) The remaining Replacement Cost Value (RCV) as construction progresses. Most insurance companies require documentation of expenses through contractor invoices, receipts, and proof of completed work before releasing subsequent payments. For high-value Pacific Palisades properties, insurance companies often employ a "holdback" approach, where they withhold a portion (typically 20-30%) of the replacement cost until work is verified as complete. If a mortgage exists, checks may be made payable to both the homeowner and mortgage holder, requiring endorsement from both parties. Some lenders establish dedicated construction escrow accounts to manage insurance proceeds, releasing funds after inspecting completed work. Pacific Palisades homeowners should maintain meticulous financial records throughout the rebuilding process, as insurers typically require proof of expenses that match or exceed the previous disbursement before releasing additional funds. ARCA's experienced team works directly with insurance adjusters and mortgage companies to manage this complex payment process, ensuring proper documentation and timely fund disbursements throughout your rebuild.
How do insurance payouts work for Pacific Palisades fire rebuilds?
Insurance disbursements for Pacific Palisades wildfire rebuilds typically follow a staged payment structure rather than a single lump sum. After the initial claim filing, insurers generally release funds in three phases: 1) An immediate advance for emergency expenses; 2) The Actual Cash Value (ACV) payment representing the depreciated value of the destroyed structure; and 3) The remaining Replacement Cost Value (RCV) as construction progresses. Most insurance companies require documentation of expenses through contractor invoices, receipts, and proof of completed work before releasing subsequent payments. For high-value Pacific Palisades properties, insurance companies often employ a "holdback" approach, where they withhold a portion (typically 20-30%) of the replacement cost until work is verified as complete. If a mortgage exists, checks may be made payable to both the homeowner and mortgage holder, requiring endorsement from both parties. Some lenders establish dedicated construction escrow accounts to manage insurance proceeds, releasing funds after inspecting completed work. Pacific Palisades homeowners should maintain meticulous financial records throughout the rebuilding process, as insurers typically require proof of expenses that match or exceed the previous disbursement before releasing additional funds. ARCA's experienced team works directly with insurance adjusters and mortgage companies to manage this complex payment process, ensuring proper documentation and timely fund disbursements throughout your rebuild.
Discover why Pacific Palisades' most discerning homeowners and developers choose ARCA Builders.
Discover why Pacific Palisades' most discerning homeowners and developers choose ARCA Builders.
Discover why Pacific Palisades' most discerning homeowners and developers choose ARCA Builders.
An overview of Malibu’s post-fire rebuild process, elevation rules, wastewater mandates, and permitting delays affecting homeowners.
An overview of Malibu’s post-fire rebuild process, elevation rules, wastewater mandates, and permitting delays affecting homeowners.
New California law AB 253 sets a 30-day deadline for residential building permits and allows third-party plan review for new homes, remodels, and additions.
New California law AB 253 sets a 30-day deadline for residential building permits and allows third-party plan review for new homes, remodels, and additions.
ARCA Builders joins Steve Soboroff's Builders Alliance to accelerate rebuilding efforts in Pacific Palisades and Malibu.
ARCA Builders joins Steve Soboroff's Builders Alliance to accelerate rebuilding efforts in Pacific Palisades and Malibu.
An overview of Malibu’s post-fire rebuild process, elevation rules, wastewater mandates, and permitting delays affecting homeowners.
New California law AB 253 sets a 30-day deadline for residential building permits and allows third-party plan review for new homes, remodels, and additions.