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.
Compiled from MLS-fed public portals and cross-checked; verify against the MLS before relying on any figure. Medians are Redfin calculations from MLS/public records.
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; photos via MLS-fed portal media.
The map follows the status and city filters set above.
Sorted by status, then price. Lot sizes in sq ft unless noted.
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. Sea Cove's $3,600-per-square-foot ask isn't about the house.
Thirteen marine terraces, canyon rims, and one famous slide complex. Geology drives insurability, lending, and buildability — from the Portuguese Bend moratorium zones to routine caisson questions on canyon lots. On the Hill, the soils report is part of the love story.
One top district, but boundaries still matter: elementary assignments, the PVHS/Peninsula split, and Eastview's unique PVPUSD-or-LAUSD choice all show up in comps — look at Eastview's September velocity in the sales above. See the boundary map.
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.
From $599K Highridge condos to $7.8M bluff-front, RPV spans the Peninsula's full spectrum — August median $1.74M. The variables: view, geology, and neighborhood micro-markets that behave very differently. Coastal south-side purchases demand real geotechnical diligence.
Century-old planning, Art Jury consistency, and the Hill's most entrenched demand — 90274's August median hit $2.73M, up 11% in a year, on trophy sales like Valmonte's $8,995,000 close. Inventory is chronically scarce; homes pass between generations.
A handful of sales a year behind the gates — currently a $3.3M single-story ranch to a $4.85M Eastfield estate. Value lives in the parcel: acreage, stability, view, and RHCA realities. Showings are arranged through the gatehouse; diligence starts with a geologist.
The Hill's true range: $480K Hidden Lane condos, walkable Peninsula Center townhomes, 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.
Palos Verdes Life doesn't sell homes — it publishes the Hill. Every listing, valuation, lending, and insurance figure on this site is provided and verified by Properkey (CA DRE #01979718), the data engine behind our real estate pages. When a property here links out, it links to its full record at properkey.us — nowhere else.
Portuguese Bend coast · Ken Lund, CC BY-SA 2.0 · Equal Housing Opportunity