The Buyer’s Ultimate Guide to El Medio Bluffs Lots: Building on Stable Ground and Coastal Views
Pali Living – Your Pacific Palisades Lot Specialists
The El Medio Bluffs remains a highly coveted coastal neighborhood, offering the ideal canvas for new construction due to its generally flatter, more stable terrain compared to the hillsides. For the discerning buyer, this area represents a prime, long-term investment in a resilient community that is actively rebuilding after the January 2025 fires.
1. The El Medio Bluffs Advantage: Location and Land Value
The value proposition here is simple: large lots and easy construction.
- Ideal Terrain: Unlike hillside neighborhoods, the generally stable terrain of El Medio Bluffs simplifies foundation work, reducing build complexity and cost for a custom estate.
- Lot Profile: The area is known for large lots and grassy yards, which is highly desirable for buyers planning expansive family estates.
- View Opportunities: Many properties offer desirable ocean views toward Santa Monica Bay, commanding a significant premium.
- Unmatched Access: Residents enjoy easy access to Sunset Boulevard, Temescal Canyon, and the beach, providing an excellent balance of quiet residential life and convenience.
Actionable Next Step: See which premium properties are available right now. Browse all El Medio Bluffs Lots for Sale
2. The Rebuild Opportunity: Entitlements and Speed
The majority of properties available in El Medio Bluffs are now tear-down homes or vacant lots. This is not a deterrent—it is a massive opportunity for the buyer.
2.1. Locating the Right Parcel
Your search strategy should focus on lots that have successfully navigated the first phase of recovery, saving you time and legal fees:
| Priority Feature | Key Search Terms (High-Intent) | Buyer Vetting Focus |
| Rebuild Status | El Medio Bluffs fire rebuild lot
|
Focus on lots where Phase 1 and 2 debris removal has been completed (e.g., 654 Erskine Drive). |
| Lot Size/Comp | large lots El Medio Bluffs
|
Compare lot prices to recent sales, which show significant corrections post-fire. |
| Entitlements | build 10% larger pacific palisades
|
The lot may offer a streamlined path to development and the potential to build 10% larger than the previous home. |
Example Comp: A generous 14,000+ sq ft lot with ocean views on Erskine Drive is active, showing the size and opportunity available in the current market.
2.2. Due Diligence: Stability and Zoning
- Geotechnical Survey: While the terrain is generally stable, always confirm the lot’s stability with a soils report before closing, particularly for those on the edge of the bluffs.
- Zoning: The entire neighborhood is zoned LAR1, allowing for single-family residences. Confirm the maximum buildable size by reviewing the lot’s adherence to the Baseline Mansionization Ordinance (BMO).
3. Investment & Market Outlook
The El Medio Bluffs offers a favorable investment outlook due to its enduring appeal and current market dynamics.
- Valuation: Despite price corrections in fire-affected areas, El Medio Bluffs properties retain high value due to their premier location. For instance, a vacant 8,216 sq ft lot recently sold for $301/Sq Ft.
- Market Momentum: Buyers and investors are actively acquiring lots at discounted prices to accelerate new construction, signaling confidence in the neighborhood’s long-term value.
- Building Your Team: The success of your build hinges on the team. Your first priority after securing the land should be securing a high-end architect and builder.
Financial Clarity: Understand the full land cost versus the final project expense. Get a Free Lot Valuation.
Your Next Step: Ready to start the build process? Learn who to hire and when. AIA Los Angeles Chapter.
Contact David & Anna Solomon
The best opportunities in El Medio Bluffs often sell off-market. To ensure you see every premium lot matching your vision, Schedule a Private Buyer’s Tour.