Palos Verdes Estates

Palos Verdes Estates is the Peninsula’s original plan and still its reference market. Over the twelve months from October 2025 through September 2026, single-family detached homes sold at a median of $2,950,000 and $1,053 per square foot across 139 closed sales, in a median of 27 days at 96.4 percent of the original asking price, with 1.4 months of inventory. The spread between that median and the $3,808,067 average is the city itself: the bluff and view homes on the ocean side pull the average up, and the inland streets trade closer to the median.

The city was laid out in 1923 to a plan by Frederick Law Olmsted Jr. and Charles Cheney, and the plan still governs. Its neighborhoods, Malaga Cove, Monte Malaga, Valmonte and Lunada Bay, sit on lots that were drawn large and kept that way, exterior changes go through the Art Jury, and a new house or second story has to pass the City’s review of its effect on neighbors’ existing views. In Neil’s experience, that combination is why a Palos Verdes Estates address holds value the way it does: the supply of what a buyer wants here cannot be increased, and what a neighbor can build next door is limited before the first drawing is made. Schools are the Palos Verdes Peninsula Unified School District.

Our office is at 717 Yarmouth Road in Lunada Bay, inside the city, and Chhabria Real Estate Company has sold on this hill since 1984, the year Raju Chhabria began working it. Neil Chhabria leads the firm today with more than $422 million in career sales across the Peninsula and the Beach Cities. What follows is the city as we price it: the numbers, its neighborhoods, the Art Jury and the view rules, and the schools.

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Neighborhoods in Palos Verdes Estates

Palos Verdes Estates is made up of distinct neighborhoods, each with its own character, street pattern and price band. Start here and work down.

What do homes cost in Palos Verdes Estates?

Over the twelve months from October 2025 through September 2026, single-family detached homes in Palos Verdes Estates sold at a median of $2,950,000 and an average of $3,808,067, across 139 closed sales, at a median of $1,053 per square foot.

Average and median measure the same market two ways. The average adds every sale together and divides by the number of sales, so a few high-value homes pull it up. The median is the middle sale, so it stays closer to the typical home. We show both. Why the two numbers differ, and which one to use.

How wide is the price range in Palos Verdes Estates?

The average sale price in Palos Verdes Estates ran 29.1 percent above the median over the twelve months. In neighboring Rancho Palos Verdes the difference was 10.2 percent. A spread that wide means the top of the Palos Verdes Estates market sits a long way above its middle, so a city-wide average will misread the typical home by a wide margin. The median is the better guide, and the figures by MLS area below are better still.

What neighborhoods make up Palos Verdes Estates?

Palos Verdes Estates divides into four MLS areas, and they price differently. Over the twelve months from October 2025 through September 2026, the median detached sale ranged from $2,350,000 in MLS area 164 (Valmonte) to $3,614,000 in MLS area 162 (Monte Malaga).

Lunada Bay is the largest of the four by volume, at 69 closed sales. Valmonte had the least inventory in the city, 0.5 months of supply on October 11, and the highest median price per square foot, at $1,143. Monte Malaga had the most supply, at 4.8 months, which gives a buyer there the most room to negotiate.

Who approves exterior changes in Palos Verdes Estates?

The Palos Verdes Art Jury reviews any change to a home’s exterior in Palos Verdes Estates, and its approval is required before work begins. The Art Jury is administered by the Palos Verdes Homes Association under deed restrictions that run with the title of every property in the city. Additions, replacements, new structures and anything visible from the street fall within its scope. Buyers who learn this after closing learn it expensively. Read the Palos Verdes Art Jury buyer’s guide.

Are views protected in Palos Verdes Estates?

Partly, and it depends on what blocks the view. A neighbor’s new house, second story or addition of 1,000 square feet or more goes through the City’s neighborhood compatibility review, and the City has to find that the project does not unreasonably interfere with neighbors’ existing views. Trees work differently. The City does not handle views blocked by private trees; it refers those complaints to the Palos Verdes Homes Association, which enforces the 1923 deed restrictions on every property in the city. Trees on City land go to the City’s Parklands Committee, whose tree policy directs it to preserve or enhance scenic views. Rancho Palos Verdes covers private trees by ordinance instead: voters there passed Proposition M in 1989, and the City issues View Restoration Permits. A view you can see is not the same as a view you own. How the Rancho Palos Verdes view ordinance works, and what Proposition M actually protects.

What schools serve Palos Verdes Estates?

Palos Verdes Estates is served by Palos Verdes Peninsula Unified School District. Palos Verdes High School is located on Cloyden Road within the city.

School attendance boundaries are subject to change and are not guaranteed. You are advised to verify current attendance areas, enrollment eligibility, and all school information directly with the school district for any specific address.

South Bay life from Palos Verdes Estates

The Peninsula side of South Bay life centers on trails, coastline, golf and a working artist community more than the beach calendar.

Tennis is the clearest example. The city has no public tennis courts and no recreation department of its own, so the game here runs through the Palos Verdes Tennis Club on Via Campesina, which operates twelve courts on city land under a concession agreement with the city. The nearest free public courts are at Ernie Howlett Park in Rolling Hills Estates. How tennis works across the South Bay.

Working in Palos Verdes Estates

Chhabria Real Estate Company has sold homes on the Palos Verdes Peninsula and in the Beach Cities since 1984, the year Raju Chhabria began working this hill, and our office is at 717 Yarmouth Road in Lunada Bay, inside the city. That means knowing which streets carry a view premium and which only look like they should, what the Art Jury has approved recently and what it has sent back, and how its neighborhoods differ from one another in ways a city-wide figure will never show.

Source: CRMLS closed sales, single-family detached homes, October 1, 2025 through September 30, 2026, from Chhabria Real Estate Company’s October 11, 2026 pull. Months of inventory uses active listings counted on October 11, 2026. Stats presented here represent the city or area as a whole, not any one individual property. Our next update follows the November 10, 2026 market report.

By Neil Chhabria, Broker and CEO, Chhabria Real Estate Company. Facts checked October 10, 2026. Market figures updated from our October 11, 2026 CRMLS pull.