About the Building
Edgewater Towers was built in 1963 as a four-building residential campus at 17350-17368 West Sunset Boulevard, where Sunset meets Pacific Coast Highway at the western edge of Pacific Palisades. The four buildings, named Coronado, Del Mar, Balboa and Avalon, sit across roughly nine landscaped acres of lawns, trails and mature planting, an early-1960s site plan whose generosity of open space no modern Palisades project has matched. No architect is publicly credited in current sources, and the complex operates today as a guard-gated condominium community.
The community holds 148 residences spread across the four buildings, which rise to as many as eight floors on the sloping site. Ownership is standard condominium form under a homeowners association, and the shared campus, gates, pools, courts and grounds, represents an unusually large common-area obligation for the unit count, which shapes the budget conversation. Common areas and many residences were updated in a renovation programme reported around 2016, refreshing amenity spaces and building finishes across the property.
Residences run from one to three bedrooms, with recorded sizes from roughly 619 to 2,257 square feet and a typical home near 1,100 square feet in a two-bedroom, two-bath plan. Many units have open layouts oriented to hill, ocean or Santa Monica Bay views, with sightlines reported toward the Palos Verdes Peninsula and Catalina on clear days. Interior condition ranges widely, from original mid-century fabric to full remodels with hardwood floors and stone counters, so unit-level renovation history drives pricing within each building.
Amenities are campus-scale: two saltwater pools with spas, a gym in each of the four buildings, lighted tennis and sports courts, a barbecue gazebo, and the nine acres of grounds and walking paths themselves, all behind a staffed gate with secure resident parking. Pets are reported as welcome under association rules, and residents typically pay their own electricity, cable and internet; full dues inclusions are not published and should be confirmed against the current budget. Rental listings appear at the complex, indicating leasing is permitted subject to HOA terms.
Edgewater Towers has long functioned as the Palisades' principal entry point for condominium ownership near the beach, and its combination of acreage, gate and amenity load at moderate price points is not reproducible under current coastal planning. The essential caveats are contemporary: the January 2025 Palisades fire affected the surrounding area, and credible public sources do not document this complex's specific outcome, so buyers must verify current condition, insurance and assessment status directly. Separately, 1963 construction warrants asking the HOA about seismic evaluations and any retrofit obligations under City of Los Angeles programmes.
Amenities & Services
The Residences
The 148 homes divide among Coronado, Del Mar, Balboa and Avalon, four buildings of up to eight floors placed across nine acres, each with its own gym and slightly different view orientation.
One-bedroom plans start around 619 square feet, historically the most attainable ownership in Pacific Palisades and the community's fastest-turning segment among first-time buyers and downsizers.
The typical residence is a two-bedroom, two-bath home near 1,100 square feet, many with open living-dining rooms and balconies oriented to the ocean, the bay or the Santa Monica Mountains.
Three-bedroom plans extend past 2,200 square feet, rare within the complex and usually positioned on upper floors where views can reach Palos Verdes and Catalina on clear days.
Interiors span original 1963 fabric to comprehensive renovations with hardwood floors and granite or stone kitchens, particularly following the community-wide update programme reported around 2016.
Living here is defined less by any single building than by the guard-gated nine-acre campus: two saltwater pools, courts, gazebo and walking paths connecting the four buildings.
Due Diligence
The January 2025 Palisades fire affected the surrounding area. Credible public sources do not document this complex's specific outcome, so verify current physical condition, insurance claims and any assessments directly with the association.
Fire insurance availability and cost in Pacific Palisades should be confirmed early, covering both the HOA master policy and individual HO-6 coverage, as the post-2025 market in the area has tightened.
Resident parking is secure and gated within the campus, but per-unit space counts and guest arrangements are not uniformly published; confirm the assignment for the specific unit under contract.
Pets are reported as welcome under association rules, though limits on number, size and breed are not published. Obtain the current written policy from the HOA before committing.
Rental listings appear at the complex, so leasing is permitted subject to HOA terms. Minimum lease lengths, caps and approval steps are not published and should be verified in the CC&Rs.
As 1963 construction, the buildings warrant questions about seismic evaluations and whether any City of Los Angeles retrofit programme, such as the non-ductile concrete ordinance, applies. Ask the HOA for engineering records.
Dues amounts and inclusions are not published; residents reportedly pay their own electricity, cable and internet. Nine acres of grounds, gate staffing, two pools and courts make for a substantial common budget, review reserves closely.
Common areas were renovated around 2016. Request the reserve study, board minutes and any pending project bids, particularly for roofing, elevators, garages and any fire-related repairs, before waiving contingencies.
Everything above is drawn from public records, city permit data and published sources. The association’s statutory disclosure package is the only authoritative answer on dues, rules, reserves, insurance and litigation — Ben will request it and read it with you before you remove contingencies.
Common Questions
Keep Exploring
More about the neighbourhood: Pacific Palisades
Off Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
Work With Ben
Units here often trade before they are ever listed. Tell Ben what you are looking for and hear first when something opens up, including off market.
Start the ConversationOff Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
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