South Bay Neighborhood Guide
Palos Verdes
Four cities on a hill above the ocean, with bluff-top trails, big lots and quiet streets.
Free Buyer’s GuideFree Seller’s GuideThe Palos Verdes Peninsula is four separate cities: Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills Estates and the gated city of Rolling Hills. It feels far from Los Angeles, with ocean views, horse trails, coastal bluffs and lots that are big by any Westside standard, yet the beach cities and Torrance are minutes down the hill.
Over the last year, Peninsula houses sold for a median of $2,220,000, from about $1.88M in Rancho Palos Verdes to $2.9M in Palos Verdes Estates and about $5.08M inside the gates of Rolling Hills.
Updated October 2026
Last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Palos Verdes market snapshot
The Peninsula moves slower than the beach cities. About 65% of listings sold, the median house took 19 days, and supply is around 4.1 months. Pricing matters here: homes that sold in their first month averaged 100.5% of asking, while homes that sat past 120 days averaged 94.6%.
What happened to every listing
363 listings came off the market without selling. 231 of them (64%) came back with a new listing, and 89 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 100.5% of asking. After 120 days, 94.6%.
Houses vs. condos
Houses sell for about $883 a square foot here, condos and townhomes for about $595.
Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills Estates and Rolling Hills (ZIP codes 90274 and 90275), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude 67 sales recorded off the MLS. “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time. Days on market as reported in TheMLS. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Houses | 548 | $2,220,000 | $883 | 19 | 98.4% | 68% | 3.9 |
| Condos and townhomes | 127 | $875,000 | $595 | 30 | 98.9% | 54% | 4.9 |
| All Palos Verdes | 675 | $1,950,000 | $816 | 21 | 98.5% | 65% | 4.1 |
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Palos Verdes values, city by city
Each Peninsula city prices differently. Rancho Palos Verdes houses sold for a median of $1.88M, Rolling Hills Estates for $2.78M, Palos Verdes Estates for $2.9M and Rolling Hills for $5.08M. Inside each city, view, lot size and the condition of the land under the house move the price more than square footage.
Median sale price by city
Median of sales of $450,000 and up, last 12 months. Sales with a general “Palos Verdes Peninsula” address are left out of the city breakdown. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in Palos Verdes
Peninsula rents ran about $5,900 a month at the median. Larger houses dominate: three-bedrooms leased for about $5,300 and four-bedrooms for about $7,500. 71% of MLS rentals leased.
Median rent by bedrooms
Leases signed through TheMLS, October 21, 2025 to October 21, 2026, Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills Estates and Rolling Hills (ZIP codes 90274 and 90275). Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS, so treat this as a strong sample, not a census. Information deemed reliable but not guaranteed.
Palos Verdes at a glance
| Palos Verdes Peninsula | |
|---|---|
| Jurisdiction | Four cities: Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills Estates and Rolling Hills |
| ZIP codes | 90274 and 90275 |
| Homes | Ranch and traditional homes on large lots, view estates, townhome and condo communities |
| Median sale price | Houses $2,220,000. Condos and townhomes $875,000 |
| School district | Palos Verdes Peninsula Unified (Palos Verdes and Palos Verdes Peninsula High Schools) |
| Transfer tax | $1.10 per $1,000 (LA County only; no city transfer tax) |
| Design review | In Palos Verdes Estates, the Palos Verdes Homes Association's Art Jury must approve projects before the city issues permits |
Palos Verdes, city by city
Palos Verdes Estates
The original planned community, laid out in the 1920s, with Malaga Cove Plaza, Lunada Bay and some of the most protected coastline in Los Angeles County. Design changes go through the city's architectural review. Houses sold for a median of $2.9M, about $1,067 a square foot.
Rancho Palos Verdes
The largest of the four, wrapping the south and east sides of the hill, with Terranea, Trump National, the Point Vicente lighthouse and miles of coastal trails. Houses sold for a median of $1.88M. Parts of the city sit in the Portuguese Bend landslide area, which I cover below.
Rolling Hills Estates and Rolling Hills
Rolling Hills Estates is the Peninsula's shopping and equestrian center, home of the Promenade on the Peninsula and the Peninsula Center. Rolling Hills is a private gated city of large ranch-style properties on one-acre-plus lots. Houses sold for a median of $2.78M and $5.08M.
Where to eat
Most Peninsula dinners happen down the hill in Redondo's Riviera Village, Torrance or San Pedro. My favorite spots across the South Bay are on my South Bay guide.
Buying and selling: what to know
Do your homework on the land. On the Peninsula, geology, slope stability and insurance can matter as much as the house itself. I have my buyers line up a geological review where it matters, insurance quotes and a lender letter during contingencies, especially anywhere near the Portuguese Bend landslide area.
Sellers should price for the Peninsula's slower pace. Homes that sold in their first month averaged 100.5% of asking, while homes that lingered past 120 days averaged 94.6%.
What is your home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
All four Peninsula cities are served by Palos Verdes Peninsula Unified, with Palos Verdes High School and Palos Verdes Peninsula High School. Schools are a major reason families move here.
Getting around
Palos Verdes Drive circles the Peninsula, and Hawthorne Boulevard and Crenshaw are the main routes down to Torrance and the 405. Part of Palos Verdes Drive South through the landslide area has ongoing restrictions and repairs.
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Questions buyers and sellers ask
What cities make up Palos Verdes?
Four: Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills Estates and the gated city of Rolling Hills.
What is the status of the Portuguese Bend landslide?
Movement has slowed sharply since dewatering wells went in, to under an inch a week on average in the August 2026 survey. Some homes in the gated Portuguese Bend community remain without utility power, new homes and additions are not allowed in the landslide area, and FEMA-funded buyouts of some homes are under way. Homes inside the slide area are generally cash purchases.
Is there a transfer tax on the Peninsula?
None of the four cities charges its own. Only LA County's $1.10 per $1,000 applies.
What is the Art Jury?
In Palos Verdes Estates, the Palos Verdes Homes Association's Art Jury must approve exterior projects before the city issues permits. Deed restrictions apply citywide.
Nearby areas
My recent work on the Peninsula
I have represented owners leasing 300 Via Corta and 28125 Peacock Ridge.
Thinking about Palos Verdes?
Whether you are buying a view home or selling on the Peninsula, I will walk you through the land, the insurance and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
