Pacific Palisades (90272): Location, Boundaries and Character
Zip code 90272 covers Pacific Palisades, a coastal community in the City of Los Angeles on the western edge of Los Angeles County. Its southern limit is the Pacific Coast Highway, where the neighborhood meets the shoreline at Will Rogers State Beach. To the north and east the terrain rises into the Santa Monica Mountains, with Topanga State Park and the Santa Ynez and Temescal canyon systems forming the backdrop. Within the zip code are three residential districts buyers tend to treat as separate markets: the Riviera, with its larger lots and winding streets; Huntington Palisades, known for ocean-view parcels and custom architecture; and the Alphabet Streets, a flatter grid of smaller lots near Sunset Boulevard that is popular with families and close to the village retail core.
The area was laid out in the 1920s as a planned community with Methodist roots, and its street plan, parks and village center date from that period. After World War II it filled in with mid-century homes, and since the 1990s the market has been defined by teardowns, large-scale rebuilds and some of the highest per-square-foot pricing on the Westside. Pacific Palisades is an ultra-luxury enclave by income and home value, though its residential, low-density pattern sets it apart from the denser coastal markets to the south.
Buyers should also know that the January 2025 Palisades Fire destroyed or damaged a large number of homes and businesses across the community. Rebuilding, permitting and utility restoration have shaped inventory, pricing and neighborhood conditions since then, and conditions vary block by block. Any purchase or lease decision in 90272 should start with a parcel-level check of structure status, permit history and insurance availability.
90272 at a Glance: Demographic and Financial Data
| Metric | Current Value (2027) |
|---|---|
| Typical Home Value (ZHVI) | $2,898,111 |
| Premium Single-Family Median | Exceeds $3,100,000 |
| Average Asking Rent (luxury tier) | $12,075 per month |
| Median Household Income | $189,713 |
| Total Population | 21,390 residents |
| School System | Palisades Charter District |
The gap between the typical home value and the single-family median above $3.1 million reflects how the zip code is split: condominiums and smaller Alphabet Streets homes pull the typical figure down, while view-oriented Huntington Palisades and Riviera estates sit well above it. The $12,075 rent figure applies to luxury-tier properties and should not be read as the rent for an average unit.
Schools, Safety and Getting Around
Education is the main reason many families choose 90272 over other Westside zip codes. The Palisades Charter district cluster, made up of Palisades Charter Elementary School, Marquez Charter School and Palisades Charter High School, gives families a public track from kindergarten through twelfth grade without a private school tuition line. Homes within easy reach of these campuses tend to hold value well in soft markets, because the school pipeline creates steady demand from buyers who would otherwise spend $30,000 or more per child each year on private schooling. Charter admission rules and campus conditions after the 2025 fire can change, so families should confirm current enrollment policy, campus locations and GreatSchools ratings directly before relying on proximity.
Property and violent crime rates in 90272 are low compared with most of Los Angeles. The area is served by the LAPD West Los Angeles Division, and the most common incidents are residential burglaries and vehicle break-ins rather than violent offenses. The larger risk to this zip code is wildfire. Canyon-edge parcels face ember exposure and Santa Ana wind events, and mitigation relies on Los Angeles Fire Department brush clearance inspections, hydrant and water-supply infrastructure, defensible-space requirements and community evacuation planning. Insurance availability and premiums have become a direct cost of ownership, which is why the cost estimator below includes a monthly allowance for maintenance and canyon-related insurance.
Transportation is a daily trade-off. Sunset Boulevard is the main route east toward Brentwood and the 405, and it backs up during weekday peak hours; a trip to the 405 that takes 10 minutes at midday can take three times as long at 8 a.m. Pacific Coast Highway provides access south to Santa Monica and north to Malibu, but it narrows to the beach corridor and slows sharply on summer weekends and holidays, when beach parking and visitor traffic overwhelm the highway near Temescal Canyon Road. Residents generally plan trips around these windows. There is no rail service, and public transit consists of bus lines along Sunset and PCH, so nearly all households depend on cars.
How 90272 Compares With Neighboring Zip Codes
90402: Santa Monica, North of Montana
The 90402 area has a higher entry price point for comparable lot sizes and generally sits at the top of the Santa Monica market. Its advantage is walkability: Montana Avenue retail, restaurants and the beach are reachable on foot, and trips to Santa Monica Boulevard and Downtown Santa Monica are short. Buyers give up the hillside setting and the dedicated charter school pipeline that 90272 offers, and they accept smaller lots.
90265: Malibu
The 90265 area offers considerably more acreage and true beachfront and bluff parcels, which 90272 largely cannot match. The cost is isolation. Malibu depends on PCH as its primary artery, daily errands often require long drives, and the wildfire and landslide exposure is greater. Pacific Palisades sits roughly between the two: more land and privacy than Santa Monica, with a much shorter route to the city's services than Malibu.
Who 90272 Suits, and Where the Data Comes From
This zip code fits households that want a public charter school track, coastal privacy and a low-density residential setting within the City of Los Angeles, and that are willing to plan around PCH and Sunset congestion and to carry wildfire-related costs. It is a weaker fit for buyers who prioritize walkable retail, rail transit or beachfront acreage.
Figures in this guide were drawn from the 2027 Zillow Home Value Index (ZHVI) for home values and rents, the US Census Bureau American Community Survey (ACS) for income and population, and GreatSchools ratings for school information. Home values and asking rents change monthly, and ACS figures carry margins of error, so verify current numbers with the original sources before making a financial decision.
Monthly Cost Estimator
Estimates a 30-year fixed mortgage at 6.2% interest. Change any field and press Calculate.
Estimate only. Excludes HOA dues, mortgage insurance, closing costs and reassessment effects.
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