Perhaps the best view site to build on the Westside is this overlooked alternative to burned lots in the Palisades. Perched atop the coveted Santa Monica Canyon hillside, this extraordinary property offers an unrivaled opportunity for a one-of-a-kind ocean-view framed perfectly in the middle of the Canyon. See the waves crashing on the beach from what could be an amazing multi-story residence. Conceptual plans available for inspiration. Enjoy a Santa Monica address while falling under the more desirable Los Angeles building and safety. The photos cannot capture just how special this site is for what will no doubt be a masterpiece. Great for end-users and developers.
For sale
Price cut: $295K (7/20)
$2,700,000
389 Upper Mesa Rd, Santa Monica, CA 90402
3beds
2,094sqft
:
Get pre-qualified$17,833/mo
Residential, Single Family Residence
Built in 1923
7,544 Square Feet Lot
$2,522,500 Zestimate®
$1,289/sqft
$-- HOA
What's special
- 108 days |
- 1,806 |
- 80 |
Zillow last checked:
Listing updated:
Listed by:
Joseph Cilic DRE # 01421044 310-925-1402,
Sotheby's International Realty 310-454-0080,
James Rucker DRE # 01334714 310-481-6262,
Sotheby's International Realty
Source: CLAW,MLS#: 26809543
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 3
- Bathrooms: 3
- Full bathrooms: 3
Rooms
- Room types: Living Room
Heating
- None
Cooling
- None
Appliances
- Laundry: Laundry Room
Features
- Flooring: Mixed, Hardwood
- Has fireplace: Yes
- Fireplace features: Den, Living Room
Interior area
- Total structure area: 2,094
- Total interior livable area: 2,094 sqft
Property
Parking
- Total spaces: 3
- Parking features: Garage - 2 Car, Driveway
- Garage spaces: 2
- Uncovered spaces: 1
Features
- Levels: Multi/Split
- Stories: 3
- Pool features: Room For
- Spa features: None
- Has view: Yes
- View description: Panoramic, Mountain(s), Ocean, Canyon
- Has water view: Yes
- Water view: Ocean
Lot
- Size: 7,544 Square Feet
Details
- Additional structures: None
- Parcel number: 4410021030
- Zoning: LAR1
- Special conditions: Standard
- Other equipment: None
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Bungalow
- Property subtype: Residential, Single Family Residence
Condition
- Year built: 1923
Community & HOA
HOA
- Has HOA: No
Location
- Region: Santa Monica
Financial & listing details
- Price per square foot: $1,289/sqft
- Tax assessed value: $3,213,000
- Annual tax amount: $38,462
- Date on market: 4/27/2026
Estimated market value
$2,522,500
$2.40M - $2.65M
$6,861/mo
Price history
| Date | Event | Price |
|---|---|---|
| 7/20/2026 | Price change | $2,700,000-9.8%$1,289/sqft |
Source:  CLAW #26809543 Report a problem | ||
| 6/8/2026 | Price change | $2,995,000-3.4%$1,430/sqft |
Source: CLAW #26809543 Report a problem | ||
| 4/27/2026 | Price change | $3,100,000-11.4%$1,480/sqft |
Source: CLAW #26809543 Report a problem | ||
| 3/16/2026 | Price change | $3,499,000-7.6%$1,671/sqft |
Source: CLAW #25579979 Report a problem | ||
| 8/18/2025 | Listed for sale | $3,788,000-9.8%$1,809/sqft |
Source: CLAW #25579979 Report a problem | ||
| 8/18/2025 | Listing removed | $4,200,000$2,006/sqft |
Source: CLAW #25534103 Report a problem | ||
| 6/5/2025 | Price change | $4,200,000-6.7%$2,006/sqft |
Source: CLAW #25534103 Report a problem | ||
| 5/8/2025 | Listed for sale | $4,500,000+42.9%$2,149/sqft |
Source: CLAW #25534103 Report a problem | ||
| 12/7/2023 | Sold | $3,150,000+9.6%$1,504/sqft |
Source: Public Record Report a problem | ||
| 11/20/2023 | Pending sale | $2,875,000$1,373/sqft |
Source: CLAW #23-326303 Report a problem | ||
| 11/6/2023 | Listed for sale | $2,875,000+237%$1,373/sqft |
Source: CLAW #23-326303 Report a problem | ||
| 10/26/2021 | Listing removed | -- |
Source: Zillow Rental Manager Report a problem | ||
| 8/27/2021 | Listed for rent | $6,000$3/sqft |
Source: Zillow Rental Manager Report a problem | ||
| 3/24/2021 | Listing removed | -- |
Source: Owner Report a problem | ||
| 2/1/2020 | Listing removed | $6,000$3/sqft |
Source: Owner Report a problem | ||
| 1/2/2020 | Listed for rent | $6,000+71.4%$3/sqft |
Source: Owner Report a problem | ||
| 4/11/2014 | Listing removed | $3,500$2/sqft |
Source: BHHS #14738641 Report a problem | ||
| 3/24/2014 | Listed for rent | $3,500$2/sqft |
Source: BHHS #14738641 Report a problem | ||
| 10/9/2013 | Listing removed | $3,500$2/sqft |
Source: Berkshire Hathaway HomeService #13692865 Report a problem | ||
| 10/2/2013 | Listed for rent | $3,500$2/sqft |
Source: Berkshire Hathaway HomeService #13692865 Report a problem | ||
| 8/16/2013 | Listing removed | $3,500$2/sqft |
Source: Owner Report a problem | ||
| 6/18/2013 | Listed for rent | $3,500$2/sqft |
Source: Owner Report a problem | ||
| 12/23/2002 | Sold | $853,000$407/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $38,462 +7% | $3,213,000 +8.1% |
| 2024 | $35,946 +1384.3% | $2,971,382 +1517.3% |
| 2023 | $2,422 +4.5% | $183,730 +2% |
| 2022 | $2,318 +1.9% | $180,129 +2% |
| 2021 | $2,275 -0.8% | $176,598 +1% |
| 2020 | $2,292 | $174,789 +2% |
| 2019 | $2,292 +7.3% | $171,363 +2% |
| 2018 | $2,136 | $168,004 +2% |
| 2017 | $2,136 +2.1% | $164,710 +2% |
| 2016 | $2,092 +3.6% | $161,481 +1.5% |
| 2015 | $2,020 +0.6% | $159,056 +2% |
| 2014 | $2,008 | $155,941 +2.5% |
| 2012 | -- | $152,195 +2% |
| 2011 | -- | $149,212 +0.8% |
| 2010 | -- | $148,098 -0.2% |
| 2009 | -- | $148,451 +2% |
| 2008 | -- | $145,541 +2% |
| 2007 | -- | $142,688 +2% |
| 2006 | -- | $139,891 |
| 2005 | -- | $139,891 +4% |
| 2004 | -- | $134,460 +1.9% |
| 2003 | -- | $131,997 +2% |
| 2002 | -- | $129,410 +4% |
| 2000 | -- | $124,388 |
Find assessor info on the county website
Monthly payment
Est. payment
Payment breakdown
Explore the cost of this home by adjusting the details. Changes won't be saved.Climate risks
Neighborhood: Pacific Palisades
Nearby schools
GreatSchools rating
- 10/10Canyon Elementary SchoolGrades: K-5Distance: 0.2 mi
- 9/10Paul Revere Middle SchoolGrades: 6-8Distance: 2 mi
- 9/10Palisades Charter High SchoolGrades: 9-12Distance: 1.4 mi
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A local agent can set up tours, give advice and negotiate with sellers.
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