A Buyer’s Guide to the Alphabet Streets: How to Find and Vet Your Lot
The Alphabet Streets have always been the heart of the Palisades. The fire has changed the landscape, but it hasn’t changed the “Village” location, the walkability, or the community’s resolve to rebuild.
For a buyer, this is a rare and unique fire rebuild opportunity. You are not just buying a lot; you are buying a fresh start in one of LA’s most desirable neighborhoods, with new, streamlined rules to help you build. This guide is your practical checklist for navigating this new landscape.
Part 1: The Buyer’s Checklist: What to Look For
You are buying a development opportunity. Your due diligence is everything.
1. The “EO1 Rebuild Rules”: Your Biggest Asset
The LA City Emergency Order (EO1) is the most important factor in your purchase. For lots that had structures, EO1 may allow for a “like-for-like” rebuild with significant advantages:
- The 10% Bonus: This is the key. EO1 often allows you to rebuild up to 10% larger than the original home’s footprint and height.
- Streamlined Permits: Lots with prior structures may qualify for “grandfathered permits” or “streamlined rebuilding permits,” saving you immense time and money. You must verify this with the city via the LA City Recovery & Rebuild Portal.
2. The R1 vs. RD2 Zoning: A Massive Opportunity
This is critical in the Alphabet Streets. The fire didn’t change the zoning.
- R1 Lot: This is for a single-family home.
- RD2 Lot: This is the “hidden gem.” An “RD2 multi-family lot” allows you to build a duplex. In a post-fire landscape, the ROI on building a brand-new duplex so close to the Village is massive.
- Verify Everything: You must confirm the zoning for any lot you consider using the official LA City ZIMAS (Zone Information and Map Access System) tool.
3. The “Gotchas”: Non-Negotiable Reports
- Geotechnical (Soils) Report: After a fire, this is non-negotiable. You need to assess soil stability and foundation requirements.
- Clearance & Title: Has all debris been removed and cleared by the county? You must also pull a preliminary title report to ensure there are no liens or unresolved issues.
Part 2: The Market
The Alphabet Streets market is now a land value only market. To see a real-time, deep-dive into active fire rebuild listings, recent lot sales, and pricing trends for R1 vs. RD2 lots, visit our dedicated market data page.
Part 3: How to Search for Your Rebuild Lot
Your search terms must be specific to this new reality:
- “fire rebuild opportunity palisades”
- “alphabet streets vacant land”
- “RD2 multi-family lot palisades”
- “pacific palisades R1 buildable lot”
- “shovel-ready lot for sale palisades”
- “infill lot market palisades”
Part 4: The Anchor: Rebuilding the Village
The heart of the Alphabet Streets is its walkability to the [External Link: https://palisadesvillageca.com/ – “Palisades Village”]. The reconstruction of our Village is the anchor for the entire community. Owning a lot here means being part of that rebirth, just a short stroll from the future shops and restaurants.
Begin Your Rebuild Journey
You have a vision for what’s next. We know the inventory and the new rules. As specialists in Palisades “fire rebuild lots,” we can help you find the perfect parcel and navigate the path forward.