
16799 Monte Hermoso Drive, Pacific Palisades, CA 90272
16799 Monte Hermoso Drive, Pacific Palisades, CA 90272
Property Description
Set on over three-quarters of an acre on a coveted street in the Palisades Highlands, this private residence pairs timeless architecture and thoughtful design with one of the neighborhood's most exceptional backyards. Resort-like in scale, the grounds showcase a custom pool and spa with waterfall, a putting green, a heated loggia with fireplace for dining or lounging, a BBQ area, manicured landscaping, and a private trail leading to multiple view decks. Guests are welcomed beneath a grand two-story foyer, flanked by a stately formal living room with a fireplace set beneath vaulted, beamed ceilings. Beyond the spacious family room, the chef's kitchen features dual islands, top-of-the-line appliances, and an informal dining area overlooking the serene landscape - opening seamlessly to the backyard. Down the hall, find a large formal dining room, study/office, and a media room with an ensuite bath that can serve equally well as a theater or office/den. Completing this level are the laundry room, guest bedroom, and direct garage access. Upstairs, discover three suites, including a stunning primary wing. This expansive primary retreat offers a large bedroom under vaulted ceilings with backyard views from a private balcony, two walk-in closets, and a luxurious bath with dual vanities, a soaking tub, and an oversized steam shower. One of the guest suites includes its own den/play area that could easily double as a fourth upstairs bedroom or secondary office. Residents enjoy access to incredible hiking trails as well as the Highlands recreation center with tennis courts and a forthcoming clubhouse with pool. With its welcoming atmosphere and strong sense of community, the Highlands continues to thrive.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 4 closed
Pacific Palisades · Single Family Residence
Listed 46.6% below the median closed sale of $7,484,688. Price per sqft ($787) is a 56% discount to closed comps ($1,778). Closed comps sold at 93% of list — buyers have negotiating leverage. Expect a longer timeline — comps averaged 122 days on market. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 1601 Capri Drive | Pacific Palisades | 1951 | 5 | 5 | 5,081 | 43,229 | $2,460 | $12.50M | 37 | 82 |
| 1481 Bienveneda Avenue | Pacific Palisades | 1989 | 5 | 6 | 5,941 | 28,183 | $1,153 | $6.85M | 23 | 81 |
| 1296 Marinette | Pacific Palisades | 1961 | 0 | 0 | 4,200 | 25,698 | $774 | $3.25M | 388 | 69 |
| 434 Chautauqua Boulevard | Pacific Palisades | 1963 | 5 | 5 | 4,969 | 20,367 | $1,408 | $7.00M | 68 | 63 |
| 1267 Villa Woods Drive | Pacific Palisades | 1955 | 3 | 5 | 4,542 | 44,251 | $2,202 | $10.00M | 157 | 62 |
| Total: 5 · Average | 3.6 | 4.2 | 4,946.6 | 32,345.6 | $1,599.4 | $7.92M | 134.6 | |||
| Median | 4,969 | $7.00M | ||||||||
Closed Properties (4)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 16787 Monte Hermoso Drive | Pacific Palisades | 1987 | 06/01/2026 | 4 | 5 | 4,441 | 27,855 | $3.60M | $3.40M | $766 | 0.94 | 136 | 85 |
| 1580 San Remo Drive | Pacific Palisades | 1950 | 06/15/2026 | 4 | 5 | 4,291 | 37,615 | $15.70M | $14.25M | $3,321 | 0.91 | 111 | 67 |
| 16037 Junaluska Way | Pacific Palisades | 2014 | 08/17/2026 | 5 | 6 | 4,328 | 6,613 | $5.25M | $4.95M | $1,144 | 0.94 | 102 | 65 |
| 644 Amalfi Drive | Pacific Palisades | 1980 | 05/29/2026 | 5 | 6 | 5,330 | 12,828 | $10.89M | $10.02M | $1,880 | 0.92 | 139 | 57 |
| Total: 4 · Average | 4.5 | 5.5 | 4,597.5 | 21,227.75 | $8.15M | $8.15M | $1,777.75 | — | 122 | ||||
| Median | 4,441 | $10.02M | $10.02M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.