The Seller’s Ultimate Guide to Upper El Medio Lots (2025): Maximizing Hillside Value
Pali Living – Your Pacific Palisades Lot Specialists
Upper El Medio is one of Pacific Palisades’ most cherished hillside communities, and in the post-fire market, its unique features—serenity, elevated privacy, and large parcels—are commanding strong interest from developers and luxury end-users. The decision to sell your lot now capitalizes on current buyer leverage and the value of your property’s specific rebuild entitlements.
1. Current Market Landscape: Pricing the Hillside Lot
While overall land prices saw a significant post-fire correction across the Palisades (some down 20–45% from pre-fire tear-down values), Upper El Medio’s unique factors help stabilize value:
- Hillside Valuation: Hillside lots are generally less expensive than flat lots but come with higher potential building costs due to required engineering, retaining walls, and foundation reinforcement. Your pricing must strategically balance the lower land cost against the higher expected construction investment.
- The Privacy Premium: Buyers prioritize privacy and larger sizes. Market your lot’s oak-studded terrain and retreat-like atmosphere as features that cannot be replicated in the lower, denser areas.
- Market Momentum: Land sales have officially surpassed active inventory (221 sold vs. 188 active listings as of September 2025). This momentum signals renewed confidence and that the window for deeply discounted land is closing.
Actionable Step: Get a granular valuation based on current comps, specifically focused on other hillside parcels. Get a Free Lot Valuation.
2. Maximizing Value: Leveraging Entitlements & BHO
For Upper El Medio, the most valuable assets you sell are the rebuilding entitlements and the pre-existing adherence to hillside regulations.
2.1. Hillside Ordinance (BHO) Compliance
Because Upper El Medio is a designated Hillside Area, all development must comply with the Baseline Hillside Ordinance (BHO), which regulates height, floor area ratio (FAR), and grading.
- BHO Exemption: Your lot’s pre-fire foundation and structure provide a significant advantage. The BHO has complex rules on grading limits and FAR based on slope. Market the fact that your lot has an established building footprint and that deepened foundation systems (like caissons) are exempt from maximum grading quantities.
- Reduced Buyer Risk: Stricter regulations under BHO can limit a buyer’s potential square footage. Your lot, however, has a history that can streamline this. Highlight the lot’s prior compliance to demonstrate a clear path forward for the buyer.
2.2. Post-Fire Rebuild Bonus
- 10% Size Bonus: Your lot qualifies for the post-fire rebuild allowance to replace the structure without exceeding 110% of the original floor area, height, and bulk. This pre-approved size bonus is a huge incentive for a developer planning a luxury estate.
- ADU Potential: New regulations often allow for easier construction of ADUs (Accessory Dwelling Units), which can be a key selling point for buyers seeking a private guest house or rental income.
Official Resource: To understand how the BHO impacts new construction size and bulk, review the LA City BMO/BHO Code Amendment Q&A.
3. The Sell vs. Rebuild Decision
While many permits have been issued across the Palisades, the rebuild timeline averages 18–24 months, even with fast-track permits. Selling now avoids these time and cost burdens.
- Competitive Bidding: Inventory is tightening, with sold lots surpassing active listings. Listing now allows your lot to benefit from competitive bidding from developers eager to secure the best parcels at strategic pricing.
- Prop 19 Transfer: If you are a senior or fire victim, leverage the Proposition 19 tax transfer to reduce your tax burden on a replacement property anywhere in the state.
Warning: Opportunistic investors may target sellers with low, off-market offers. Always list your property to ensure you realize the full value of your rebuild-ready lot.
Contact David & Anna Solomon
Upper El Medio’s hillside market requires an agent who understands both BHO compliance and the true value of fire-rebuild entitlements.
To list your property and maximize the value of your rebuild entitlements, contact David & Anna Solomon for Listing Consultation.