By Payman Shilian | The Shilian Group | Powered by Compass
Disclaimer: This article is for informational purposes only and does not constitute legal, insurance, financial, tax, or environmental advice. International real estate transactions can involve complex regulatory requirements. Buyers and sellers should consult qualified attorneys, CPAs, insurance professionals, and other licensed experts regarding their specific situation.
If you have searched for a Westwood home on Zillow in the past few months, you may have noticed something missing. The climate risk scores that Zillow began publishing on every U.S. listing in 2024, covering wildfire, flood, heat, wind, and air quality, quietly disappeared from California for-sale listings in late 2025. The California Regional Multiple Listing Service raised accuracy concerns about the underlying flood model. Zillow pulled the entire climate display rather than fight the dispute market by market.
That does not mean Westwood climate risk stopped mattering to buyers and sellers. The most visible public-facing source of that information went dark, but the underlying data from First Street Foundation, the research firm behind the scores, is still being used by insurers, mortgage underwriters, and other real estate portals. Those scores quietly shape what happens to your transaction even when they are not on the listing page anymore.
As a Westwood resident and Westside Los Angeles real estate specialist, I work with buyers and sellers navigating climate risk questions regularly. I have been working the Westwood and Wilshire Corridor markets for 14 years and have closed 203 local transactions totaling over $210 million in career volume. Here is where the Westwood climate risk picture actually stands in 2026 and how it affects both sides of a deal.
What Climate Risk Scores Are and How They Work
First Street Foundation provides a 1-to-10 risk rating across five climate factors for every property in the United States. “Fire Factor” rates wildfire exposure. “Flood Factor” rates flooding. Parallel scores rate heat, wind, and air quality. The ratings reflect a 30-year probabilistic model. The model combines the property’s specific location, surrounding fuel and vegetation for wildfire, elevation and drainage for flood, and projected climate trajectory.
A score of 1 is minimal, effectively no material risk. A 10 is extreme. Scores of 6 or higher are labeled “major” risk. Scores of 8 or higher fall into “severe” or “extreme.” These are not subjective assessments. They are modeled probabilities based on decades of environmental and geographic data.
Zillow’s display integrated these scores directly into the listing page. Redfin and Realtor.com also surface First Street data, and as of early 2026 both still display it on most listings. The First Street Risk Factor tool remains the most complete public-facing source. The data did not actually disappear. One visible display did.
Why Zillow Removed Climate Risk Scores from California Listings
In November 2025, Zillow removed the climate risk display after the California Regional MLS and other MLS groups questioned the accuracy of the flood model for California properties. The specific criticism was that First Street’s flood modeling at the property level produced ratings that appeared inconsistent with FEMA flood zone designations and local historical flood records. Rather than resolve the dispute on a market-by-market basis, Zillow pulled the entire climate risk display from for-sale listings.
The decision is more political than scientific. First Street’s methodology is peer-reviewed and the data is widely licensed, including to federal agencies. The criticism reflects a broader tension in real estate. Disclosure data that helps buyers, who have time to investigate, is uncomfortable for sellers and brokerages who face potential liability when imperfect scores affect offers. The California market put pressure on that tension and Zillow chose the path of least resistance.
Whether the scores return depends on First Street’s response to the MLS criticism and on whether the parties can negotiate a modified display. As of early 2026, the display remains off on Zillow.
Westwood Climate Risk Is Not Uniform
One of the most common misconceptions about Westwood climate risk is that all properties in 90024 share the same risk profile. They do not. Risk levels can vary significantly depending on location, elevation, surrounding vegetation, and proximity to canyon areas. The flat core and the elevated edges read very differently.
Lower-Risk Areas in Central Westwood
For the flat core of Westwood 90024, Fire Factor scores typically run in the minimal-to-minor range of 1 to 3. This includes the Wilshire Corridor, Westwood Village, most of Little Holmby, Westwood Gardens, and the central residential areas south of Sunset Boulevard. The terrain is flat. The neighborhoods are fully developed. The fuel loads that drive wildfire scoring are low. Heat scores run moderate. Flood scores are generally minimal except for a handful of properties near specific storm drainage paths.
For a Wilshire Corridor condo buyer, the climate risk profile is genuinely low across all five factors. This part of Westwood is one of the lower-risk pockets in Los Angeles County, and the scores reflect that.
Areas Requiring Additional Due Diligence
The picture changes materially in elevated and canyon-adjacent areas. Westwood Hills properties, Bel Air-adjacent parcels above Sunset, and the canyon properties running into Beverly Glen can show Fire Factor scores in the 5 to 8 range. This is not hypothetical risk. The 2019 Getty Fire burned close to some of these areas. Recent seasons have brought repeated Red Flag warnings to the zone.
For a Westwood Hills single-family home buyer, the wildfire risk is a legitimate input into price, insurability, and the long-term hold thesis. It is not a reason to avoid the area. It is a real factor that belongs in the underwriting conversation, the insurance timeline, and the offer strategy.
How Climate Risk Affects Real Estate Transactions in Westwood
Even when buyers do not see climate scores directly on listing websites, climate-related factors continue to influence transactions in several measurable ways.
Insurance Availability
Insurance has become one of the most important climate-related considerations in California real estate. The California insurance crisis has made this particularly relevant for Westwood buyers. Carriers writing voluntary policies, or handling FAIR Plan wraparounds, use First Street data along with their own proprietary models and CalFire hazard zone maps. Properties in higher-risk areas may face higher premiums, additional underwriting requirements, limited carrier options, or reliance on the California FAIR Plan.
If a Westwood Hills property scores poorly, the buyer’s insurance timeline extends and the premium goes up. This happens whether or not the score appears on the Zillow listing. Buyers should begin obtaining insurance quotes early in escrow rather than waiting until the final days before closing.
Mortgage and Lending Considerations
Lenders increasingly evaluate environmental risks when assessing long-term collateral quality. Some lenders adjust loan-level pricing based on climate risk exposure. Buyers do not see this as a direct line item, but it affects the rate they are offered. The adjustment is indirect, through insurance requirements and collateral risk assessment, but it is real.
Property Disclosures Under California Law
California sellers remain subject to disclosure requirements regardless of what appears on Zillow or other websites. California’s AB 38, in place since 2019, requires sellers of one-to-four-unit residential properties in High or Very High Fire Hazard Severity Zones to disclose zone designation and home-hardening features. That requirement applies regardless of what a consumer listing portal shows. CalFire’s Fire Hazard Severity Zone viewer is the authoritative map for determining a property’s designation.
Buyer Perception and Independent Research
Sophisticated buyers regularly perform their own research. They review Fire Hazard Severity Zone maps, Natural Hazard Disclosure reports, insurance availability, climate risk tools, and historical fire activity for the area. First Street’s Risk Factor tool is free and takes 30 seconds. Assume every buyer negotiating on a Westwood Hills or canyon-adjacent property has pulled the report on your address before they write the offer. Sellers benefit from understanding these issues before listing their property, not after a buyer raises them at the negotiating table.
How Sellers Should Prepare for Westwood Climate Risk Questions
The appropriate strategy depends entirely on where the property sits within 90024.
Central Westwood Properties
For sellers of properties in central Westwood, including most Wilshire Corridor condos, homes in Westwood Village, and most of Little Holmby and Westwood Gardens, climate risk concerns are typically a minor component of the transaction. The data shows low risk and buyers rarely flag it. The focus remains on condition, location, floor plan, pricing, and HOA health for condominiums. Skip the climate topic in marketing and address it directly only if a buyer raises it.
Hillside and Canyon-Adjacent Properties
For sellers in elevated or canyon-adjacent areas, including Westwood Hills, Bel Air-adjacent parcels, and the upper Beverly Glen pockets, my approach is proactive. Before listing, pull the First Street report for the address. If the score is in the moderate-to-elevated range, prepare the mitigation narrative ahead of time.
A strong mitigation package includes documented home-hardening work such as Class A roofing, ember-resistant vents, and defensible space clearance. It also includes the current insurance policy in place with an assumption analysis, any community-level mitigation programs in the neighborhood, and the historical actual incident record for the immediate block. Documentation of vegetation clearance and fire-resistant construction features adds credibility.
This is not the same as ignoring the score and hoping the buyer does not check. It is acknowledging what sophisticated buyers will learn and controlling the narrative around it. In my experience, a well-documented mitigation package neutralizes most of the negotiating room a raw climate score otherwise gives a buyer. My guide on how to sell a house in Westwood covers the broader pre-listing preparation approach.
How Buyers Should Evaluate Westwood Climate Risk
Climate risk should be viewed as one factor among several when evaluating a property purchase. Rather than relying on a single score or a headline, buyers should take a structured approach.
Start by reviewing California’s Fire Hazard Severity Zone maps. These remain one of the most important public resources for understanding wildfire exposure at the property level. The CalFire FHSZ viewer shows exactly whether a specific address falls within a designated zone.
Next, obtain insurance quotes early. Insurance availability can vary significantly from one property to another, even within the same neighborhood. Starting this process at offer acceptance rather than the week before closing prevents last-minute surprises that can delay or derail a transaction.
Review the Natural Hazard Disclosure report carefully. These reports identify specific environmental hazard zones affecting a property. They cover flood, fire, earthquake, and other environmental designations that are part of the official record.
Evaluate the property’s specific mitigation features. Class A roofing, ember-resistant vents, defensible space, updated landscaping, and fire-resistant construction materials all reduce real-world risk. A property with strong mitigation features in a moderate-risk zone may be a better long-term hold than a property with no mitigation in a lower-risk area.
Consult qualified insurance professionals who understand the specific dynamics of the Los Angeles market. They can provide guidance tailored to the property’s location and characteristics. For the broader neighborhood context and pricing by area, my Westwood 90024 overview maps the market by sub-neighborhood. For current pricing data, my overview of what it costs to buy a home in Westwood covers the market by segment.
Frequently Asked Questions About Westwood Climate Risk
Where can I see Westwood climate risk scores now that Zillow removed them?
First Street Foundation’s Risk Factor tool at riskfactor.com shows the underlying data for any U.S. address, including every property in Westwood 90024. Redfin and Realtor.com both still display First Street climate scores on most listings as of early 2026. The data itself did not disappear. Only Zillow’s consumer-facing display went dark.
Does a high Fire Factor mean I cannot insure a Westwood Hills home?
Not automatically, but it often extends your insurance shopping timeline. Standard carriers in California have tightened wildfire underwriting and some will not write in specific Fire Hazard Severity Zone areas. You may need a combination of the California FAIR Plan for fire coverage and a Differences in Conditions policy for everything else. Start insurance quotes at offer acceptance, not the week before closing.
Is most of Westwood 90024 in a wildfire hazard zone?
No. Most flat Westwood, including the Wilshire Corridor, Westwood Village, core Little Holmby, and Westwood Gardens, sits outside High or Very High Fire Hazard Severity Zones. Elevated areas including Westwood Hills, Bel Air-adjacent canyons, and parts of upper Beverly Glen do fall within designated zones. You can check a specific property’s designation on CalFire’s FHSZ viewer.
How much does Westwood climate risk actually affect a home’s sale price?
For flat-Westwood properties with low scores, the answer is essentially zero. For elevated-zone properties with moderate-to-high scores, the impact is indirect. It comes through insurance availability, buyer pool narrowing, and negotiation room. In practice I see 2 to 5 percent price adjustments on comparable elevated-zone properties versus low-risk neighbors. The adjustment is attributable to cumulative climate-related friction rather than the score itself.
Can I dispute a First Street score that I think is wrong for my property?
First Street provides a contact process for property owners who believe their score is incorrect. Scores are updated periodically, and documented mitigation work such as roof replacement and vegetation management can affect future scoring. The process is slower than a real estate timeline. If you are selling, focus on building your mitigation narrative rather than waiting for a score revision.
Do climate risk scores apply meaningfully to Wilshire Corridor condos?
Generally only heat and air quality show moderate scores on the Corridor. Wildfire, flood, and wind run minimal-to-minor across virtually all Wilshire Corridor buildings. For a Westwood Corridor condo buyer, Westwood climate risk is a non-issue in practice.
Will Zillow ever turn the climate risk display back on?
The decision depends on First Street’s response to the California MLS criticism and on whether Zillow and the MLSs can negotiate a modified display. As of early 2026, no firm timeline has been published. The underlying data continues to exist and is used by insurers and lenders regardless of what consumer portals display.
Final Thoughts
Climate risk has become an increasingly important part of California real estate, even when it is less visible on listing websites than it once was. For Westwood buyers and sellers, the most important approach is understanding the specific characteristics of the property rather than relying on broad assumptions about an entire neighborhood.
Whether you are buying a Wilshire Corridor condominium, selling a home in Westwood Hills, or evaluating a property near Beverly Glen, understanding insurance considerations, disclosure requirements, and environmental factors helps you make more informed decisions. I work with buyers and sellers across Westwood, the Wilshire Corridor, Beverly Hills, Century City, Bel Air, Brentwood, and Santa Monica. You can reach me at (310) 299-7655 or pshilian@compass.com.
Disclaimer: This article is for informational purposes only and does not constitute legal, insurance, financial, tax, or environmental advice. Climate models are probabilistic and individual property outcomes can vary. Buyers and sellers should consult qualified professionals regarding their specific situation.
About the Author
Payman Shilian
Top 1% Compass Real Estate Agent · Wilshire Corridor & Westwood Specialist · CA DRE 01913874
Payman Shilian has worked the Wilshire Corridor and Westwood markets for 14 years, closing 203 local transactions totaling over $210 million in career sales. Building-by-building expertise across The Carlyle, The Remington, The Wilshire, Beverly West, and the 40+ buildings of the Millionaires’ Mile. Persian and Farsi speaking. Doctorate of Pharmacy from UC San Diego. Designated Realtor for the City of Beverly Hills. Member, National Association of Realtors and California Association of Realtors. Philanthropic involvement with Children’s Hospital of Los Angeles.
Reach Payman directly: (310) 299-7655 · pshilian@compass.com · paymanshilian.com
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