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16799 Monte Hermoso Drive, Pacific Palisades, CA 90272

$4.00M4bd · 5ba · 5,074 sqft
Lot 33,834 sqft•HOA $500/mo•Single Family Residence•
Active
•31d on market•MLS# 00-26986669

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

FeeBuilt 1987

Property Details

Land Type
Fee
Year Built
1987
Property Type
Residential
Property Subtype
Single Family Residence
Heating
Central
Cooling
Central Air
View
Mountain(s), Pool
Flooring
Tile, Wood
Roof
Concrete
City
Pacific Palisades
Zip Code
90272
County
Los Angeles
Listed byCompass, Dan Urbach

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$20,200.89
Principal & Interest
Loan Amount
$3,196,000
Total Interest
$4,076,322
Total Payment Over 30 Years
$7,272,322
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 4 closed

16799 Monte Hermoso Drive, Pacific Palisades, CA 90272

Pacific Palisades · Single Family Residence

$4.00M
Luxury Tier
Beds
4
Baths
5
Sqft
5,074
Lot
33,834 sqft
Year
1987
$/Sqft
$787
Pool: Yes✓
Spa: Yes✓
View: mountain✓

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.

Price advantage
Subject listed at $4.00M· $787/sqft
Total list price
Closed comps
vs closed median $10.02M
−$6.02M (−60.1%)
Active comps
vs active median $7.00M
−$3.00M (−42.9%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $1,599
−$812 (−50.8%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
1601 Capri DrivePacific Palisades1951555,08143,229$2,460$12.50M3782
1481 Bienveneda AvenuePacific Palisades1989565,94128,183$1,153$6.85M2381
1296 MarinettePacific Palisades1961004,20025,698$774$3.25M38869
434 Chautauqua BoulevardPacific Palisades1963554,96920,367$1,408$7.00M6863
1267 Villa Woods DrivePacific Palisades1955354,54244,251$2,202$10.00M15762
Total: 5 · Average3.64.24,946.632,345.6$1,599.4$7.92M134.6
Median4,969$7.00M

Closed Properties (4)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
16787 Monte Hermoso DrivePacific Palisades198706/01/2026454,44127,855$3.60M$3.40M$7660.9413685
1580 San Remo DrivePacific Palisades195006/15/2026454,29137,615$15.70M$14.25M$3,3210.9111167
16037 Junaluska WayPacific Palisades201408/17/2026564,3286,613$5.25M$4.95M$1,1440.9410265
644 Amalfi DrivePacific Palisades198005/29/2026565,33012,828$10.89M$10.02M$1,8800.9213957
Total: 4 · Average4.55.54,597.521,227.75$8.15M$8.15M$1,777.75—122
Median4,441$10.02M$10.02M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.