Palisades Highlands: One of the Newest Palisades Neighborhoods

Why do so many people want to live in the Pacific Palisades Highlands?

Palisades Highlands is one of the newest neighborhoods in the community. As a large-scale development, it was the focus of major environmental battles for nearly 20 years before construction finally began in 1972. 

Originally planned as a 7,200 unit project in the 1960s, to be served by three four-lane roads, it was eventually scaled down to 1,600-1,700 housing units with one primary access road. There is also an emergency “back door” out of the area at the end of Piedra Morada over to Lachman Lane, used only when Palisades Drive is closed down.

The Highlands is the only Palisades area with many condominiums and townhouses, and also includes two guard-gated developments –The Country Estates and The Enclave. Nearly every property up here belongs to a Homeowners Association, most of which offer a variety of recreational facilities. Some of the associations also have access to a gated 1-acre park with a playground and playing field.

“The Summit” HOA, which serves more than 300 homes, includes both tennis and basketball courts, playgrounds, a huge pool, a gym and a recreation room. 

Although only about a 10-minute drive from the Village, the Highlands feels like a sub-community of its own to many people. It tends to have a warmer climate, and almost never gets fog. Surrounded by parkland and mountains with several hiking trails, it has many characteristics of small resort living, and most homes have ocean and/or mountain or canyon views. 

Perhaps one of the best benefits is that buyers get more house for their money in the Highlands, with a current average price per square foot of single-family homes at $681 versus $1,104 per square foot for the rest of the Palisades. The chart below reflects the rapid rate of appreciation in the Highlands over the last decade, especially in the condo market, as more people have found this to be the most affordable Palisades neighborhood.

The Highlands: A decade of change

Jan 1 – Dec 31
Jan 1 – Dec 31
% Change
Properties Sold2231 41%
Median Price Sold$664,000$1,235,000 86%
Average Price Sold$703,000$1,243,000 77%
Price Per Square Foot$361$618 71%
Jan 1 – Dec 31
Jan 1 – Dec 31
% Change
Properties Sold3348 45%
Median Price Sold$1,720,000$2,340,000 36%
Average Price Sold$1,930,000$2,690,000 39%
Price Per Square Foot$432$681 58%