Real estate on the Hill
What's for sale, what just sold, and what it all means — the Peninsula's market on one page, with the honest primer no listing portal will give you. Data powered by Properkey.
The Hill's market right now
Listing data compiled by Properkey from the MLS; Hill-wide counts and medians are Redfin calculations from MLS/public records. Verify against the MLS before relying on any figure. Background on the numbers: why the Hill has two ZIP codes, and which homes sit in unincorporated county territory.
Notable listings & recent sales
A curated cross-section of the Hill-wide market — every city, every price tier — not the full inventory. Every card links to the property's page at properkey.us (another public listing page only where Properkey has none). Photos and details come through Properkey from the MLS, and each listing credits its listing brokerage.
Where the market is moving
The map follows the status and city filters set above, and shows each home's status as of the check date there.
Sorted by status, then price.
Where the sample sits, area by area
The week-over-week story
What actually sets a Peninsula price
1 · The view
Ocean, Catalina, harbor, city lights, or golf-course green — and whether it's protected. View corridors and one-story covenants mean many Hill views can never be built out, and the market prices that permanence. 8 Sea Cove Dr's $3,600-per-square-foot ask isn't about the house.
2 · The land
Thirteen marine terraces, canyon rims, and one famous slide complex. Geology drives insurability, lending, and buildability — from the Ordinance 692 no-build zones around Portuguese Bend to routine caisson questions on canyon lots. On the Hill, the soils report is part of the love story.
Current status: pvlandslide.com
3 · The school line
One district, but boundaries still matter: elementary and intermediate assignments follow the home address (high school is a choice between PVHS and Peninsula High), and Eastview's PVPUSD-or-LAUSD option shows up in comps — look at Eastview's September velocity in the sales above. See the boundary map.
4 · The rulebook
PVE's Art Jury, Rolling Hills' RHCA covenants, RHE's equestrian overlays, RPV's coastal and view ordinances — every city curates its look. That's why the Hill still looks like the Hill, and why remodel plans need local eyes before escrow, not after.
How each market behaves
The widest range on the Hill
From under-$600K condos to an $18.9M estate on Cape Point Drive, RPV spans the Peninsula's full spectrum — a $1.75M median for 90275 over the three months through September. The variables: view, geology, and neighborhood micro-markets that behave very differently. Coastal south-side purchases demand real geotechnical diligence.
Pedigree and permanence
Century-old planning, Art Jury consistency, and the Hill's most entrenched demand — 90274's median was $2.67M over the three months through September, up 7.6% in a year, with trophy sales like Valmonte's $8,995,000 close and the Peninsula-record $24,258,063 sale of 245 Rocky Point Rd. Inventory is chronically scarce; homes pass between generations.
Land, privacy, patience
A handful of sales a year behind the gates — right now from about $3M on Johns Canyon Road to $17.5M on Crest Road East. Value lives in the parcel: acreage, stability, view, and RHCA realities. Showings are arranged through the gatehouse; diligence starts with a geologist.
The fullest menu
The Hill's true range: Hidden Lane condos in the mid-$400Ks just over the line in unincorporated territory, walkable Peninsula Center condos, Dapplegray equestrian properties in the $3M+ band, and new construction at Chandler Ranch. Overlay zones and trail easements are the fine print that moves value.
Buying on the Hill — the local checklist
- Geology firstSoils/geotech review anywhere near a slope, canyon, or the south coast · slide-area maps: pvlandslide.com
- Verify the school lineWith PVPUSD directly — not a listing portal
- Read the rulebookArt Jury / RHCA / overlay / view-ordinance constraints on your plans
- Walk it at fog hourJune gloom sits differently at every elevation
- Price the permanenceProtected views and preserve adjacency compound over decades
Selling on the Hill — what moves the needle
- Sell the lot, not the sq ftView, land, and location carry Peninsula value
- Document the groundA clean geo file turns buyer fear into buyer confidence
- Time the lightMarketing photography on the Hill is a weather decision
- Know your buyer poolMove-up locals, returning kids, and relocators shop differently
- Price against real compsThe sales table above is the honest starting point
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Palos Verdes Life doesn't sell homes — it publishes the Hill. Listing and market data on this site is compiled by Properkey (CA DRE #01979718), the data engine for real estate, lending and insurance on the Hill. When a property here links out, it links to its full record at properkey.us; only when Properkey has no page for a home do we point to another public listing page.
Portuguese Bend coast · Ken Lund, CC BY-SA 2.0 · Equal Housing Opportunity