February 03

Pacific Palisades Real Estate Market Updates Available.
James Respondek

Main Content

The Riviera in Pacific Palisades, CA

Average Home Prices
$4.4 million
$13 million
$23.9 million
Average Home Price per Square Feet
$1,445/sq. ft.
$1,800/sq. ft.
$2,996/sq. ft.
Average Home Statistics in Terms of:
No. of Beds
No. of Baths
7,000 sq. ft.

Source: Realtor (6/6/2023)


The Riviera evokes the languid beauty and sensual warmth of the Mediterranean coast. As an upscale area in the Pacific Pacific Palisades, it is known for its natural beauty, magnificent homes, and breathtaking views of the Pacific. Located on the Westside of Los Angeles, it offers a scenic environment within driving distance of LA’s film studios, tech startups, and shopping centers.

Where is The Riviera located?

Nestled between the Pacific Coast Highway and the Santa Monica Mountains, Riviera real estate is highly sought after because of its unbeatable location. Despite its elegant coastal setting, it is located just 20 miles west of Downtown Los Angeles and its bustling nightlife and arts scene, allowing for a quick change of scenery for those who enjoy variety.

The Riviera sits right next to the Riviera Country Club, which is located just south of Sunset, and about two miles east of The Palisades Village, which serves as a downtown area with boutiques, coffee shops, restaurants, and community events. It is bordered by the Riviera Country Club and the similarly affluent enclaves of Santa Monica and Brentwood.

Sometimes called the Palisades Riviera, the community is located within the exclusive neighborhood of Pacific Palisades – a quiet but desirable area known for estate-style properties with fantastic ocean views. One of LA’s most prestigious neighborhoods in the Westside region, the Pacific Palisades offers beach access along with lush green spaces and hiking trails, offering countless opportunities for outdoor recreation. Many buyers prefer it to other Westside neighborhoods as it generally attracts fewer tourists.

At home in the Pacific Palisades

Located on the southern bluffs of LA, the Pacific Palisades also provides stunning canyon views and cliffside luxury homes. It is bordered by Brentwood to the east, the Santa Monica Mountains to the north, Malibu and Topanga to the west, and Santa Monica and the Santa Monica Bay to the southeast and southwest, respectively.

It lies roughly seven miles west of the University of California, Los Angeles (UCLA) campus, a world-renowned university that has produced 16 Nobel Laureates and numerous Olympic medalists.

It is one of a few LA neighborhoods that provides direct access to both the beach and the mountains. The Riviera’s location within the Pacific Palisades offers ready access to some of Southern California’s most iconic beaches, including Santa Monica State Beach, Will Rogers State Beach, and Sunset Point Beach. The community provides access to Temescal Canyon Park and the Santa Monica Mountains and its scenic hiking trails via several trailheads throughout the Pacific Palisades neighborhood.

Residents typically get around by car and take either the Pacific Coast Highway or Sunset Boulevard, which winds down the mountainside towards Downtown Los Angeles. The Riviera is also within driving distance to Culver City, Playa Vista, and the San Fernando Valley. It is located roughly 15 miles from Los Angeles International Airport (LAX / KLAX), the nearest major airport.

A general overview of The Riviera: What it’s known for and more

True to its name, The Riviera has a Mediterranean climate with warm summers, mild winters, and limited rainfall. The climate is a major selling point for Riviera real estate as it is usually cooler than inland LA during the summer and typically gets more sun than many places south along the coast.

The temperate climate allows for a wide range of outdoor activities throughout the year. Residents enjoy a leisurely lifestyle in a serene and tranquil environment. Its laid-back atmosphere is a world away from the hustle and bustle of Los Angeles City. The local farmers market and independently-owned shops and restaurants only add to its small town atmosphere.

1716 N San Remo Dr

Sold: 1716 N San Remo Dr

A colorful history

The history of The Riviera is intertwined with the Pacific Palisades and the western areas of the Santa Monica Mountains, whose earliest inhabitants were the Tongva people. The closest recorded Tongva settlement to present day Pacific Palisades was the Village of Topa’nga.

The area that makes up the Pacific Palisades was originally a portion of theRancho Boca de Santa Monica land grant awarded to Ysidro Reyes and Francisco Marquez in 1839. The Ysidro-Reyes Adobe was built in 1838 and was the first adobe home to be constructed on Santa Monica Canyon.

Silent film actor and pioneering filmmaker Thomas H. Ince, best known as “The Father of the Western”, built his film studio at the intersection of what is present day Sunset Boulevard and Pacific Coast Highway. Aptly named Inceville, the studio was established in 1911.

It was one of the first movie studios and spanned over 18,000 acres in its heyday. It had an ever-changing population of film crew, actors, and extras. The development that grew around the studio included housing for 700.

In 1922, Rev. Charles H. Scott and members of the Southern California Conference of the Methodist Episcopal Church bought the land with visions for a religious commune. Church members purchased residential lots and resided in tents as homes were built. By 1925, there were over 100 homes in the Pacific Palisades.

During World War II, many German and Austrian exiles settled in the neighborhood. It served as a refuge for intellectuals and artists like Nobel Prize winner Thomas Mann and philosopher Theodor W. Adorno. Weimar by the Sea, the home of novelist Lion Feuchtwanger, served as the social and intellectual hub of the expatriate community.

The Pacific Palisades gets its name from the cliff-like bluffs in the area and its reported resemblance to The Palisades on the western edge of the lower Hudson River. Today, it is a prestigious neighborhood with multimillion-dollar homes. Along with The Riviera, it is made up of several residential areas, including:

Central to the development and identity of The Riviera as a community is the founding of the Riviera Country Club in 1926. The club was designed to become a leading golf and recreational destination in Southern California. The golf course opened in 1927 and continues to host many important golf events.


The Riviera is bisected into the north and south sections by Sunset Boulevard. In keeping with its concept, the streets in the community were named after different locales along the French and Italian Riviera. It is primarily residential, with shopping and dining activities mostly confined to the Palisades Village area.

The community is mainly known for the Riviera Country Club, a private club with upscale amenities. It has hosted the U.S. Open and other high-profile tournaments. It is currently home to the PGA Tour 2023 The Genesis Invitational, which is hosted by golf legend Tiger Woods.

The Pacific Palisades, including The Riviera, has a population of just 24,000. It encompasses nearly 23 square miles of prime land, including green spaces and hiking trails. It has one of the lowest population-density ratios on the Westside of LA, making Riviera real estate highly coveted among buyers who want space and privacy.


The Riviera offers prime real estate and a distinctive lifestyle amidst gorgeous scenery.

Luxury Real Estate in The Riviera

The Riviera real estate market primarily offers single-family homes and estate-style properties. Many residential lots are quite large, with some spanning more than a quarter of an acre. Many homes are set behind heavy gates, spacious driveways, manicured lawns, and tall hedges for enhanced privacy.

The homes in the area have been designed to take full advantage of The Riviera’s cliffside location and proximity to the Pacific coastline. Some of the most coveted homes in the community are set on chaparral-covered hills and scenic bluffs overlooking the Pacific or canyon roads and parks. These properties typically feature glistening pools, outdoor patios, hardwood floors, oversized windows, and fireplaces.

Buyers can choose from a variety of layouts and designs. From 1920s bungalows to newer construction homes, The Riviera is known for elegant construction and upscale finishes. The neighborhood also offers a diverse mix of architectural styles, including East Coast, French Country, Spanish Colonial Revival, Mediterranean, Modern, and Mid-Century Modern.

The majority of the homes in The Riviera were built in 1940 through 1969. A smaller number of homes were also constructed between 1970 and 1999. Many of the homes in the area have either been renovated to include modern amenities while others have been torn down and replaced with new construction homes.

A wealth of architectural styles

The Riviera and the larger community of Pacific Palisades is known for architecturally significant homes and landmarks. Popular examples include the Eames House, which was built by Charles and Ray Eames in 1949 to serve as their primary residence and studio. A National Historic Landmark, it is considered a leading example of Mid-Century Modern architecture with its glass and steel exterior.

Another historically significant home is the Thomas Mann House, which served as the home of the Nobel laureate and his family during exile from 1942 until 1952. It was designed by California Modernism architect Julius Ralph Davidson.

One of the most exclusive areas in LA

The Riviera and the Pacific Palisades are some of the most expensive real estate markets in Southern California. Riviera real estate prices have a median of $13 million and can go as high as $50 million. Rental prices are also much higher than other neighborhoods in California. Buyers are willing to pay top dollar to live in this exclusive area for the breaktaking views and the sense of privacy that comes with it. The Riviera has a high rate of homeownership and its residents tend to be well-established and are prominent names in their fields.


Riviera real estate offers a distinctive lifestyle with exceptional design, lavish features, and access to some of the finest shops, restaurants, and outdoor attractions in the Westside region of Los Angeles.

Features and amenities

  • The Palisades Village is a high-end retail and lifestyle district with an array of designer boutiques, upscale restaurants, and specialty coffee shops. Shop luxury brands at Aesop, Bottega Veneta, Byredo, Chanel Beauty, Saint Laurent, and Sephora Studio.

    As for food, Erewhon Market offers an assortment of organic produce and locally-sourced products. A host of restaurants and cafes offer Italian, Mexican, New American, and British-inspired dishes. Bay Theatre screens the latest box office hits while serving beer, pizza, and tacos.

    Also called The Village, this retail destination is the brainchild of developer Rick Caruso. It opened in 2018 and is conveniently located at the intersection of Sunset Boulevard and Swarthmore Avenue. It offers valet parking and hosts family-friendly events throughout the year.

  • The Pacific Palisades California Certified Farmers Market takes place every Sunday down Swarthmore Avenue at the Palisades Village. It features local farmers and artisans selling fresh produce, home baked goods, and handmade gifts.

A distinguished population

The Riviera and the Pacific Palisades have been home to some of the biggest names in media, entertainment, sports, and business. Former residents include filmmaker Steven Spielberg and Maroon 5 singer Adam Levine. Despite having its fair share of famous residents, The Riviera and the Pacific Palisades is a low-key community with a laid-back vibe.

The Riviera has a strong-sense of community with neighbors gathering for annual celebrations like the Fourth of July Parade and meeting local vendors and artisans at the farmer’s market. Residents also value their fitness and well-being, using the available green space for leisure.



The Getty Villa is a world-renowned attraction in the Pacific Palisades
  • The Riviera Country Club offers its members exclusive access to a George C. Thomas-designed championship golf course. It consistently ranks among the top golf courses, not just in the United States, but in the entire world.

    The Riviera Tennis Club features 24 courts and has one of the largest tennis teaching programs in the U.S. with three hitters and 10 professionals and three hitters ready to assist members. Another highlight is the 1928 Spanish Revival-style clubhouse and swimming pool, which serves as a gathering space for the community.

    The Riviera CC hosted the Genesis Invitational on the PGA Tour’s 2022-23 season (formerly the Northern Trust Open, Nissan Open, and Los Angeles Open). In addition, The Riviera CC has hosted three major championships, namely the U.S. Open in 1948 followed by the PGA Championship in 1983 and 1995. It will also host golf for the 2028 Summer Olympics.

    Aside from setting the stage for Tiger Woods’ return to golf in 2023, The Riviera CC was nicknamed Hogan’s Alley with golfer Ben Hogan’s experiencing three victories within an 18-month period on the course from 1947 to 1948. The country club has also seen the triumphs of golfers Byron Nelson and Sam Snead in the 1940s, and more recently, Adam Scott and Phil Mickelson in the 200s.

  • The Getty Villa, an outpost of the esteemed J. Paul Getty Museum, is dedicated to the art, culture, and history of Rome, Greece, and Etruria. The building and grounds were designed after a first century Roman villa. It features open air walkways, reflecting pools, and exquisite gardens.

    The Getty Villa and J. Paul Getty Museum hosts a permanent collection of ancient art and antiquities covering over 7,000 years of history. The two museums harbor nearly 44,000 statues, paintings, manuscripts, and artifacts. More than 1,200 of these valuable works are on permanent view in the galleries.

  • Pierson Playhouse (Theatre Palisades) is a community theater founded in 1963. It stages original plays, chamber music concerts, and other live performances. It is housed in the Pierson Playhouse, which was opened to the public in 1988.
  • The Santa Monica Mountain Range stretches along the northern and eastern sections of the Pacific Palisades and can be accessed via several trailheads throughout the neighborhood.
  • Santa Monica is a beachfront city within driving distance of The Riviera and the Pacific Palisades. The gorgeous 3.5-mile beach area and iconic pier offers numerous opportunities for swimming, water sports, and outdoor exercise.


The Riviera and the Pacific Palisades are served by charter schools under the Los Angeles Unified School District (LAUSD). The area generally falls under Board District 4. Some of the schools in and around the community include:

  • Palisades High School
  • Paul Revere Middle School Charter
  • Pacific Palisades Elementary
  • Canyon Elementary School
  • Marquez Elementary School


Ready to explore Riviera real estate? Work with a luxury real estate expert and top Realtor to gain access to exclusive listings. James Respondek has generated over $1 billion in real estate transactions. Let James help you navigate the luxury market in The Riviera and the surrounding communities.

His robust negotiation skills and knowledge of the Los Angeles housing market will help you secure the home you’ve always dreamed of. Start by calling him at 310.488.4400 or by sending a message here.

Skip to content