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Case Study House #18 in Pacific Palisades on the Market for M

Case Study House #18 in Pacific Palisades has hit the market for $10 million. With the sale come the plans for building a possible second home on the nearly half-acre site. 

The potential for owning an iconic Mid-Century Modern residence and the option to divide the property into two lots both make this offer truly special.

And this iconic Case Study House was set on a superb piece of property. It’s located on a bluff overlooking the Pacific Ocean, and many of the rooms of the single-story abode offer ocean views.

It’s situated amongst a cluster of Mid-Century Modern homes. Along with this one, designed by Rodney Walker, are homes by Richard Neutra, Eero Saarinen, as well as the renowned Eames House and Studio, by Charles and Ray Eames.

The owner, a collector who snapped up the landmark offering in 2015 for $6.5 million, has home plans drawn up for the additional domicile by Olson Kundig, a Seattle-based firm. 

The owner had the place available for deep-pocketed tenants as a luxury rental for $20,000 a month, but relocation has compelled him to put the home back on the market.

For a Case Study house to come on the market is “super-rare,” says listing agent Frank Langen. The program, initiated by Arts and Architecture magazine in 1945, challenged designers to create experimental prototypes using modern and low-cost materials.

The idea had been to replicate them for the housing crunch after World War II. Thirty-six model homes were designed by renowned architects, but only 24 were actually built—including this Case Study House #18, also known as the West House, built in 1948.

The forward-thinking 1,701-square-foot design contains two bedrooms, two bathrooms, plus an office/den, walls of glass that open to patios outside, a living/dining room, garden room, and a dramatic floor-to-ceiling brick fireplace faced with copper.

Walker designed the roof height to allow even more light, with clerestory windows. Other knockout features include exposed beamed ceilings painted white, original wood paneling, and built-ins.

With no dramatic renovations or alterations, the home hasn’t changed much since it was built, aside from a few minor updates to the bathrooms and kitchen. Landmark status means there are limits to what can be done to the exterior.

The design takes advantage of its surroundings, with the indoor and outdoor entertaining areas and kitchen facing the ocean. “The views are to die for,” says Langen.

The buyers will face a few decisions. In addition to owning the historic Case Study house, they could also opt to build a brand-new structure on the property. Or they could divide the land into two lots and sell the vacant lot. And there’s always the option of renting out the desirable home to Mid-Century devotees.

As for who will step up with the eight figures, the agent thinks it will take someone who loves art and architecture. “It needs a special buyer, someone who understands the Case Study program,” Langen says.

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