Communities

Welcome to

Westside Communities

Commute Times
Boundaries
Key Details
1
THE NEIGHBORS
2
WHAT TO EXPECT
3
THE LIFESTYLE
4
UNEXPECTED APPEAL
5
THE MARKET
6
YOU'LL FALL IN LOVE WITH
7
ATTRIBUTES
the riviera
The Riviera is located approximately two miles east of The Palisades Village and central to Brentwood. This area features the Riviera Country Club and streets named after various locations in the French and Italian Riviera. The neighborhood is divided into north and south sections by Sunset Boulevard. Properties located on the Riviera Rim overlook the country club. Many of the homes in the Upper Riviera have ocean views and large lots, and many are gated.
Rustic canyon
Rustic Canyon is the neighborhood east of Chautauqua Boulevard that dips into Santa Monica Canyon and includes areas of the Will Rogers State Historic Park. Rustic Canyon has neighborhoods that are considered Los Angeles City and others that are considered Santa Monica City. These neighborhoods have many beach style homes, but also have many homes that are on larger lots and unique architecture that convey a strong feeling of nature and earth. Inventory in Rustic Canyon is limited because of its location between Pacific Palisades, Santa Monica and Brentwood. This area is also home to Canyon Elementary.
Will rogers state
Will Rogers State Park is known for its Polo Fields, wildlife and natural preserve, and cabins developed as second homes and weekend retreats. It is also home to the Villa Woods neighborhood, a small pocket of post-war homes with a variety of architecture on nice sized lots, and Rivas Canyon. Rivas Canyon features large estates on multi-acre lots.
The Huntington
The Huntington Palisades is known for its wide streets, large lots, traditional estates, and the ocean bluff-top breeze. This region is nestled between Potrero Canyon on the west and Chautauqua Boulevard on the east. The Huntington is also within walking distance to the Village, and has ocean views the closer you get to the bluffs. The lot sizes in the Huntington range from 7,000 sq ft to 30,000 sq ft, growing in size the closer the proximity to the bluff.
the Village
The Alphabet Streets are a well-known area of Pacific Palisades that belongs to the North Village neighborhood. North Village is composed of two parts: The Alphabet Streets and Upper North Village. The Alphabet Streets are known for their neighborhood charm and walking distance to the commercial Village area. This area, also known as “North Village”, has streets named after the Methodist Bishops who helped found Pacific Palisades. The streets are named in a consecutive order beginning with A, B, C, etc. The New Palisades Village area has lots from as small as 4,500 sq ft to 8,000 sq ft, with many lots of 5,200 sq ft or 6,500 sq ft. Upper North Village is comprised of a vast array of lot sizes, lot topography, and views. Many of these lots can range from 5,000 sq ft all the way up to 40,000 sq ft, with many being hillside lots.
via bluffs
The Via Bluffs is the neighborhood that is directly southwest of the Palisades Village. The walkability of The Village and the Bluffs draws many interested buyers to this area. The majority of the homes are on lots from 5,000 sq ft to 10,000 sq ft. Some streets in this area are very narrow with older homes. This area also has Palisades Elementary school within walking distance of the Via Bluffs neighborhood, as well as the main park in the Pacific Palisades, Palisades Park.
El Medio
El Medio is defined by two areas: Upper El Medio and the El Medio Bluffs. It is located north and south of Sunset Boulevard beginning about a quarter mile west of The Village, across Temescal Canyon - just past Palisades Charter High School. The Upper El Medio area is at the base of the foothills, and also climbs up the mountain side. Many of these homes are large estates and sit on very large lots, some even multi-acre, with privacy and views. The El Medio Bluff is the area south of Sunset that extends from Temescal Canyon to where Sunset Boulevard meets the Pacific Coast Highway. The El Medio Bluffs are located on a high ridge overlooking the Pacific Ocean, and much of the neighborhood has ocean views and ocean air. Homes sit on lots that vary from 5,500 to around 10,000 sq ft.
Bienveneda
The Bienveneda area runs both north and south of Sunset. Lower Bienveneda features mostly smaller, traditional one-story homes, with an in-the-canyon type foliage and overall feel. Upper Bienveneda offers larger homes with canyon views and larger lots with hilly terrain. Included in the Bienveneda area are some gated communities, such as Ridgeview Country Estates. This area has large estates, some with city, mountain, and ocean views.
Las Casas
The Las Casas Area and Bay Club Bluff offer quiet neighborhoods with some smaller homes, and large estates as you get closer to the bluff-side. Las Casas has a few narrow streets with smaller lots and single story homes, with properties gaining in size as you approach the bluff. The homes in the Bay Club Bluff are nestled south of Sunset Blvd. and north of PCH and the Bel Air Bay Club, and offer privacy and ocean views.
Marquez knolls
The Marquez area consists of the upper and lower Marquez Knolls area. Upper Marquez Knolls offers city, ocean, and mountain views heading up the mountain side and along Lachman Lane. Earl Lachman developed many homes in the early 1950s and 1960s; many of the homes cannot have second stories, so many original single story mid-century homes still remain in this area. Lower Marquez Knolls offers many homes located in the flats and on lots from 5,000 sq ft to 10,000 sq ft. This area is known for its quiet streets and walkability to a small shopping center and elementary school, Marquez Elementary, both located on Marquez Ave.
the highlands
The Highlands weather is typically warmer and sunnier than the neighborhoods below it because of its altitude. The Palisades Highlands is a community near the end of Sunset Blvd., bordering Topanga, about 5 minutes away from the center of Pacific Palisades (The Village), and an additional 5 minutes up a large hill to reach the housing developments. The Highlands is the most recent development in Pacific Palisades. Many townhomes here have views of the mountains, and many properties are larger than homes in the lower Palisades areas. There are some gated communities, such as the Enclave and Palisades Country Estates, with large estates and canyon and ocean views.
Paseo Miramar
Paseo Miramar is an area with many homes that offer views of the Santa Monica Bay, or as some call it, “the Queen’s Necklace”. The homes in this area are varied in style. This area is known for hillside properties with ocean and mountain views. Paseo Miramar offers close proximity to the ocean and hiking trails, making this area popular with outdoor enthusiasts.
Castellammare
The Castellammare area is Italian for “Castle by the Sea”. It is located along the Pacific Coast Highway on small bluffs much closer to sea-level, just north of where Sunset Boulevard meets the PCH. The Castellammare area has two main neighborhoods: Castellammare and Castellammare Mesa. The Castellammare neighborhood is the home of the Getty Villa, and its narrow, winding streets are reminiscent of the Italian coastline in their names and ocean breezes. Castellammare Mesa is the neighborhood that sits on the bluff top above the Castellammare neighborhood, with sunset and ocean views and a strong neighborhood feeling.
The Sunset Mesa
The Sunset Mesa area is unique because of its bluff top neighborhood setting and strong community vibe. It is also unique because 1/3 of the area is considered Los Angeles City and the other 2/3 is considered unincorporated Los Angeles County. The neighborhood that is within LA city limits is called Pacific View Heights or the Pacific Riviera. Many of these homes offer large lots with city and ocean views and large homes built in the mid-1960s. The Malibu city side holds the majority of homes in Sunset Mesa. These homes belong in the Santa Monica Malibu Unified School District as well. The Sunset Mesa homes were built with four floorplans in mind. Since their original build, many of these floorplans have been remodeled and customized to the owner’s desires.
High Schools
Palisades Charter High School
Palisades Charter High School
Middle Schools
St. Mathews Parish School (Private)
Paul Revere Charter Middle School (Charter)
Calvary Christian School (Private)
Westside Waldorf School (Private)
Elementary
Marquez Charter School (Charter)
Palisades Charter Elementary School (Charter)
Canyon Elementary School (Charter)
St. Mathews Parish School (Private)
Calvary Christian School (Private)
Westside Waldorf School (Private)
Seven Arrows Elementary (Private)
Pre-Schools
Little Dolphins by the Sea
Palisades Presbyterian Nursery School
Kehillat Israel Ecc
Palisades Montessori Center
Methodist of Pacific Pre-School
Palisades Jewish Early childhood Center
Palibu Child Care
Palisades Lutheran Preschool
Colleges
Pepperdine University (Private)
High Schools
Malibu High School
New Roads Upper School
Middle Schools
Malibu High School
Our Lady of Malibu (Catholic)
New Roads Middle School
Elementary
New Roads Elementary School
Point Dume Marine Science School
John L. Webster Elementary School
Juan Cabrillo Elementary School
Pre-School
Malibu Methodist Church Nursery School
Malibu Presbyterian Church Nursery School
Childrens Creative Workshop
Gan Malibu Pre-School
Wagon Wheel Pre-School

Venice/Mar Vista

EXPLORE
Venice/Mar Vista is among the city’s hottest neighborhoods with its ocean exposure, boardwalk that stretches over two miles, and classic Californian architecture.

Brentwood

EXPLORE
Brentwood includes high-style boutiques and trendy restaurants balanced by large secluded houses in the foothills of the Santa Monica mountains.

Santa Monica

EXPLORE
Santa Monica is filled with beautiful people, populated beaches, upscale shopping, and lots of fine dining.
Caldre
Trevor Montano
CalDRE #01954164
Trevor Montano, Broker Associate, DRE# 01954164
Compass
CalDRE #01991628
2115 Main Street, Santa Monica, CA 90405
Contact
Location
2115 Main Street, Santa Monica, CA 90405
Subscribe

Thank you!

You're subscribed to the Montano Group Newsletter
Oops! Something went wrong while submitting the form.
Brokerage
Legal
© 2026 Trevor Montano
Disclaimer
Terms & Conditions
Privacy Policy

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01991628. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to the accuracy of any description. All measurements and square footage are approximate. If your property is currently listed for sale this is not a solicitation.