Life on the Hill, told in full.
Twenty-six square miles of marine terraces rising nearly 1,500 feet out of the Pacific — four cities, fifteen miles of coastline, and some of the most storied neighborhoods in Southern California. This is the resident's guide to all of it: the news that matters, the schools, the trails, the history, and the homes.
What residents are watching
Peninsula Center's next chapter: 500+ homes in the pipeline, and new life at the Promenade
Rolling Hills Estates is processing a 454-unit mixed-use project on Deep Valley Drive and has approved 90 homes at the Peninsula Shopping Center, while the Promenade itself leans into entertainment tenants. The Hill's real housing pipeline runs through Peninsula Center. The full docket →
Two cities, two budget stories: RPV's $5 million and two November tax measures
Rancho Palos Verdes landed $5 million in state landslide funding after slide response took about 38% of its general fund last year; on November 3, RPV voters decide Measure RS (hotel tax from 10% to 13%, about $2.2M a year, paid only by hotel guests) along with three open council seats, and Palos Verdes Estates voters decide Measure PVE (a renewed police parcel tax that adds $683 per parcel per year, needing two-thirds). And Miraleste Intermediate landed $2 million in federal funds for its failing electrical, fire-alarm, sewage and related utility systems; the campus also houses the district's central kitchen. The details →
PVPUSD navigates falling enrollment — what it means for programs and campuses
Like districts across California, Palos Verdes Peninsula Unified is planning around declining enrollment (10,179 students in 2025–26, 9,867 projected for 2026–27) and tighter budgets. Our schools guide, with boundary maps →
For those tracking Portuguese Bend: movement has slowed below 1 inch a week — a first since 2023
The dewatering campaign is working: the August 2026 survey put average movement under an inch per week for the first time since the acceleration began, with about 585 million gallons pumped as of the city's Oct 21 report. Seaview and the Beach Club have power back; the Portuguese Bend Community Association area is the neighborhood still waiting. The city says all of this fall's planned winterization was finished in the first week of October, and FEMA has formally awarded the money for 27 voluntary buyouts. Deep coverage at pvlandslide.com, or read our land-movement explainer.
The Hill's housing market: low inventory, patient sellers, and the view premium
Peninsula homes trade on ocean view, lot, and school boundary more than square footage. See what's for sale and what just closed — 222 homes for sale in the 90274 and 90275 ZIP codes on October 26 (Redfin's count), and August's Peninsula-record $24.26 million sale on Rocky Point — on our Real Estate page, with data powered by Properkey.
Week of October 26, 2026 · updated Oct 26
- Ocean & tidesAn NWS Coastal Flood Advisory covers late-morning high tides of 7.5 to 8.0 feet until 1 pm Thursday, Oct 29, and may be extended · details
- Weekend rainShowers are possible Friday and on Halloween Saturday, and likely late Saturday night into Sunday morning, Nov 1, per the NWS forecast · trail status & sandbags
- Meetings this weekRolling Hills, Mon Oct 26, 7 pm: whether to order an estimated $15,000 ground study before a Portuguese Bend Road siren (agenda) · PVE, Tue Oct 27, 6:30 pm: a citywide fee study (agenda) · RHE, Tue Oct 27, 7 pm: first reading of new speed limits on PV Drive East (agenda) · RPV Planning Commission, Tue Oct 27, 7 pm (agenda) · PVPUSD board, Wed Oct 28, listed for 5:30 pm: first reading of the student device-use policy (meeting) · more on these agendas
- Next RPV councilWednesday, Nov 4, 7 pm (Tuesday is Election Day); the city's Oct 21 administrative report tentatively lists consideration of another extension of the landslide emergency and the Trails Network Plan update
- ClocksDaylight saving time ends at 2 am Sunday, Nov 1: clocks fall back an hour (NIST)
- PV Drive SouthOpen to cars; the bike/motorcycle prohibition through the slide zone was extended another 60 days on Sep 15 · detail
- PV Drive South, east endFlaggers alternate traffic through one lane in the county sewer work zone between the San Pedro border and Schooner Dr, weekdays and Saturdays through February 2027 · detail
- Halloween weekFree pumpkin decorating at Eastview Park (Thu Oct 29), the Howl-O-Ween Dog Paw-Rade at the Westmont Drive dog park and Valmonte Farm & Garden's Halloween farm and craft event (both Sat Oct 31) · all events
- Nov 3 ballotBallots are in the mail (LA County began mailing Oct 1); vote centers are open 10 am–7 pm daily (Peninsula Center Library since Oct 24; five more from Oct 31; 7 am–8 pm on Election Day); RPV suggests mailing your ballot by Oct 27; drop boxes at the RPV, PVE and RHE city halls take ballots until 8 pm Nov 3. On Hill ballots: three open RPV council seats (six candidates, no incumbents), Measure RS (RPV hotel tax 10% → 13%, majority), Measure PVE (PVE police parcel tax, two-thirds needed) and three PVE council seats (three qualified candidates), three Rolling Hills council seats (four candidates), three PVPUSD board seats (five candidates), three PV Library District trustee seats (six candidates), and the open 66th Assembly District seat, where RPV Mayor Paul Seo faces PVPUSD board president Sara Deen; Rolling Hills Estates cancelled its council race · find a vote center · the whole ballot · what RPV's candidates said Oct 7 · LA County elections
- Nov 3 resultsCounts for every Hill contest are posted at results.lavote.gov and update until the county certifies · our ballot guide
- SCE constructionTension-relief work in the Rolling Hills area runs until a holiday pause in late November, then resumes in January 2027 — expect planned outages with notice · SCE schedule
- Councils & school boardAgendas post before each meeting: RPV · PVE · RH · RHE · PVPUSD · when each meets
Know something that belongs here? Send it in.
The four bookmarks
Alerts
Alert SouthBay, evacuation zones, and the numbers for when it matters.
Who to call
Sheriff, PVE Police, fire, and all four city halls — verified numbers.
Trash & utilities
Pickup schedules by city, SCE, SoCalGas, and Cal Water.
Roads & trails
PV Drive South status, Preserve closures, and PV Transit.
The full switchboard lives on the Residents page.
Maps for the Hill's everyday questions
Schools map
Type an address to see the elementary and intermediate school PVPUSD's School Locator gives it (high school is your choice), then confirm with the district.
Campus maps
Offices, rooms, gyms, parking and drop-off routes on a searchable, north-up map.
Shopping center directories
Every open store at Golden Cove, Malaga Cove, Lunada Bay, Peninsula Center, the Promenade and on Western Avenue.
Every city on the Peninsula, in depth
Rancho Palos Verdes
The Peninsula's largest city holds about half of its coastline — the lighthouse at Point Vicente, Terranea, the Pelican Cove tide pools, the Nature Preserve, and more than two dozen distinct neighborhoods from Miraleste's pepper-tree lanes to the bluff-top streets of Seaview.
Palos Verdes Estates
The original "City of Dreams," master-planned by the Olmsted Brothers a century ago, where a quarter of the land is protected parkland forever. Four storied neighborhoods — Malaga Cove, Valmonte, Lunada Bay, and Montemalaga — each with its own character and its own plaza-era architecture.
Rolling Hills
Behind three gates at the crest of the Hill lies one of America's most private cities: white three-rail fences, ranch houses on acreage, bridle trails instead of sidewalks, and dark skies by design. A working equestrian community that has guarded its way of life since 1936.
Rolling Hills Estates
The crossroads of the Peninsula — home to its town center, its theater, its botanic garden, and its deepest equestrian traditions, with 25 miles of bridle trails threading between neighborhoods like The Ranch and Dapplegray Lanes. "A rural community in an urban setting" is official policy here.
Plus the unincorporated communities of Westfield and Academy Hill, and everything that binds the Hill together — covered on The Peninsula page.
One hill above the sea
Ten million years ago the Peninsula was an island. It still acts like one. Thirteen ancient marine terraces step down from San Pedro Hill to the surf, Catalina floats twenty miles off the bluff, and the marine layer burns off the coves an hour after it clears the mainland.
The Hill shares one school district (Eastview, inside Los Angeles Unified, may choose it too), a single library district, and a geography that shapes everything: where the fog sits, which streets have views, why the land moves at Portuguese Bend — and why people who grow up here spend the rest of their lives trying to get back.
Understand the Hill
Catalina from Point Vicente · Thampithangavelu, CC BY 4.0, via Wikimedia Commons
One district, sixteen campuses, and the boundary questions every family asks
Palos Verdes Peninsula Unified counts National Blue Ribbon and California Distinguished schools among its campuses — and school attendance areas quietly shape the Hill's real estate market. Which elementary serves which neighborhood? Which intermediate comes next? Can you choose between Palos Verdes High and Peninsula High? And how does Eastview's PVPUSD-or-LAUSD choice work?
Our schools guide answers all of it, and the schools map shows PVPUSD's School Locator answer for any address (checked Oct 3, 2026), with campus maps for PVHS and Peninsula High.
Schools & boundary map
Malaga Cove Library (1929) · Palos Verdes Library District, CC BY 2.0, via Wikimedia Commons
The Peninsula's market, on one page
On the market now
Notable listings and recent sales across all four cities — with the medians, the map, and the market notes, updated as the Hill moves.
The market, explained
How Hill real estate actually works — the view premium, geology, school lines, and the rulebooks that keep the Peninsula looking like itself.
Powered by Properkey
The engine behind our data: listings, neighborhood-level valuations, lending, and insurance for the Hill, at properkey.us.
Real estate information provided by Properkey (CA DRE #01979718), which is not the listing broker unless stated · Equal Housing Opportunity
The Hill, on foot, hoof, and board
Eat & shop the villages
Every restaurant, café, market, and store on the Hill — Malaga Cove to the Terraces — with maps and, where we've verified them, websites.
Events & traditions
Whale of a Day, the Portuguese Bend Horse Show, Dogtoberfest at the garden — the Hill's year, season by season.
Trails & preserve
About 1,500 acres of coastal-sage preserve, the Del Cerro overlook, and 30+ miles of trail.
Coast & tide pools
Pelican Cove, Bluff Cove, the surf lineups of Lunada Bay and Haggerty's, whale season at Point Vicente.
Golf
From the Olmsted-era Palos Verdes Golf Club to the ocean-cliff holes of Trump National and Los Verdes.
Equestrian life
The bridle-trail network, Empty Saddle Club, Ernie Howlett Park, and the horse-keeping tradition.
The Hill, in your inbox
An occasional letter for Peninsula residents — city decisions that matter, school news, what's coming to market, and land-movement updates. No noise, no spam, unsubscribe anytime.