The Seller’s Ultimate Guide to El Medio Bluffs Lots (2025): Maximizing Your Post-Fire Value
Pali Living – Your Pacific Palisades Lot Specialists
If your property in the El Medio Bluffs was affected by the January 2025 fires, you hold a complex, high-value asset. The decision to sell the lot as-is or rebuild a custom estate requires expert analysis of current market comps, zoning rules, and the unique entitlements that maximize the lot’s selling price.
1. Current Market Landscape: Positioning for Price
The El Medio Bluffs offers a unique advantage because its generally flatter, more stable topography attracts a strong buyer pool, as these lots present fewer engineering challenges than steeper hillside parcels.
- Pricing Correction: Land values in fire-affected areas saw a significant post-fire correction, with some areas selling in the $267–$317 per square foot range. However, El Medio Bluffs’ desirable location and stable terrain help secure higher prices.
- Buyer Demand: The current market offers a strong opportunity for builders due to the lower acquisition basis compared to pre-fire prices. Developers are actively acquiring lots, signaling confidence in the neighborhood’s long-term value.
- Tear-Down Comps: A vacant 8,000+ square foot lot on El Medio Avenue was recently listed for $2.9 million. A similar lot on Mount Holyoke Ave was recently listed for $2.495 million.
Actionable Step: Get a granular valuation based on current comps. Get a Free Lot Valuation.
2. Maximizing Value: The Fire Rebuild Entitlements
Your property’s value is significantly increased by the rebuilding entitlements that transfer with the lot. Highlighting these features is the single best way to attract developers and secure a premium.
2.1. Tax Basis Transfer (Proposition 19)
Prop 19 provides a huge incentive for specific sellers:
- Disaster Relief Transfer: If you are over 55, severely disabled, or a victim of a wildfire (declared a state of emergency), you are eligible to transfer your property’s low pre-fire tax base to a replacement primary residence located anywhere in California.
- Transfer Benefits: This transfer can be used up to three times. The new replacement home can be of greater value than the original property, with an adjustment added to the transferred base year value. This is a critical financial incentive to sell now.
Official Resources:
- For official guidance and to file a claim, reference the LA County Assessor Prop 19 Wildfire Disaster Relief
- To file the necessary application for the transfer of your base year value, see BOE-19-V Claim Form (Victims of Wildfire
2.2. Rebuild Status and Marketing
- Market the Status: If debris removal is complete, market the lot as “Cleared” or “Shovel-Ready” to appeal to buyers looking for immediate construction.
- Reassessment: Ensure you have filed for Misfortune and Calamity Tax Relief (Form ADS-820) with the LA County Assessor to reflect the reduced value of the destroyed improvements. This temporary tax reduction is a necessary step before selling.
3. The Sell vs. Rebuild Decision
While some owners may consider rebuilding a custom estate (e.g., a partially constructed luxury home on El Cerco Pl is available for $4.5 million), selling the lot now capitalizes on current high developer demand and offers financial flexibility.
- Warning: Given the high value of the entitlements, ensure your property is listed on the market to benefit from competitive bidding, rather than accepting a low off-market offer.
Your Lot’s Value: The El Medio Bluffs market is active, with properties being bought and sold across the entire Pacific Palisades post-fire area.
Contact David & Anna Solomon
The El Medio Bluffs market requires an agent who understands the nuance of Prop 19 and how to strategically value fire-rebuild lots against newly corrected comparables.
To list your property and maximize the value of your rebuild entitlements, contact David Solomon for Listing Consultation