Palos Verdes Estates.
Ocean bluffs, quiet streets and a city planned for the view.
Source: CRMLS MLS data via InfoSparks, residential sales, rolling 12 months through October 2026; year over year compares to the prior 12 months. Figures change monthly; ask us for the latest numbers for your street.
Palos Verdes Estates sits on the northwest corner of the Palos Verdes Peninsula, high above the ocean. The Olmsted Brothers helped plan it in the 1920s, and the city has kept their idea: winding roads, Mediterranean-style homes, open hillsides and miles of protected coastline. Mornings here often start with a walk along the bluffs or a coffee at Malaga Cove Plaza.
We like PVE for buyers who want space, privacy and a strong school district within reach of the rest of the South Bay. It has its own police department and strict design review, and much of the land is permanent open space. Homes here change hands less often than in most of LA, so knowing each pocket matters.
Who it's for: Families who want top public schools, privacy and ocean air, and buyers who value open space and quiet over walkable nightlife.
Palos Verdes Estates neighborhoods.
Malaga Cove
The original village, with Spanish-style homes around Malaga Cove Plaza and the Neptune Fountain.
Lunada Bay
Bluff-top streets above the bay, with ocean views and a small neighborhood plaza.
Valmonte
Family homes on gentler slopes near the Torrance border, close to schools.
Montemalaga
Hillside homes near Montemalaga Elementary, many with city or ocean views.
Bluff Cove & Paseo del Mar
Oceanfront-bluff homes along the coast road, with some of the city's biggest views.
Why people love it.
- Palos Verdes Drive West follows the coast, with bluff-top trails and turnouts for sunsets.
- The Palos Verdes Estates Shoreline Preserve protects tide pools and coves along the city's coast.
- Malaga Cove Plaza is the city's small village center, built around a copy of Bologna's Neptune Fountain.
- The city has its own police department and a quiet, residential feel.
- Palos Verdes Peninsula Unified is one of the area's most sought-after school districts.
- Riviera Village in Redondo Beach and Terranea Resort in Rancho Palos Verdes are short drives away.
Where locals go.
- Malaga Cove Plaza. Shops, cafes and the Neptune Fountain in the city's 1920s village center.
- Malaga Cove Library. A historic Palos Verdes Library District branch next to Farnham Martin Park.
- Bluff Cove. A dramatic cove below Paseo del Mar, popular for sunset walks and views.
- La Venta Inn. The city's historic 1920s hilltop inn, now an event venue.
- Yellow Vase. A garden-patio cafe in Malaga Cove for breakfast and pastries.
Trails and surf.
Hiking
- Palos Verdes Nature Preserve. Portuguese Bend and other trails with sweeping ocean views.
- Bluff Cove trail. Steep path down to tide pools below the cliffs.
Surf
- Haggerty's. Reef break below the cliffs in Palos Verdes Estates.
- Bluff Cove. Rocky reef break reached by trail.
A perfect day in Palos Verdes Estates.
Morning walk along the Palos Verdes Drive West bluffs, then down to the Malaga Cove tide pools at low tide. Coffee and a pastry at Yellow Vase, and a look at the Neptune Fountain. Lunch from Malaga Cove Ranch Market on the plaza. Afternoon drive down the coast to Bluff Cove for the view. Sunset cocktails and dinner at Mar'sel at Terranea, or tacos and margaritas in Riviera Village.
Where we send clients to eat.
Yellow Vase
Garden-patio cafe in Malaga Cove Plaza; pastries and a panini after a hike.
Malaga Cove Ranch Market
Corner market, deli and coffee bar next to the Neptune Fountain.
Mar'sel
Terranea's fine-dining room on the bluff; the Catalina-at-sunset reservation.
bashi
Pan-Asian at Terranea; the garlic noodles and an ocean-view patio.
Riviera Mexican Grill
Riviera Village's casual Mexican; margaritas on the back patio.
Riviera House
Indoor-outdoor brunch and cocktails just down the hill in Riviera Village.
Brennan's running list. Menus and hours change, so check before you go.
What you'll find.
Almost all single-family homes, many of them Spanish, Mediterranean or mid-century. Most homes typically trade from about $2M to $5M, and ocean-view and bluff-front estates often run $6M to $20M or more. Condos are rare.
Price ranges are rough guides. Ask us for current comps.
Public & private.
| Palos Verdes High School | Palos Verdes Peninsula Unified School District |
| Palos Verdes Intermediate School | Palos Verdes Peninsula Unified School District |
| Lunada Bay Elementary School | Palos Verdes Peninsula Unified School District |
| Montemalaga Elementary School | Palos Verdes Peninsula Unified School District |
Palos Verdes Peninsula Unified School District
Source: Niche, 2027 Best School Districts in California, checked November 2026. Rankings change yearly.
Always confirm school boundaries for a specific address with the district.
Exterior changes in PVE go through city planning review, and most lots also carry deed restrictions enforced by the Palos Verdes Homes Association. If you plan to remodel or add on, check what's allowed before you buy. On bluff and hillside lots, ask for a geotechnical report too.
Read the Buyer's GuidePVE is its own city, so Measure ULA doesn't apply. For a high-end home, that's a real advantage over comparable City of LA properties. Buyers often confuse PVE with Rancho Palos Verdes, where the Portuguese Bend landslide is, so state your city and any geology reports clearly.
Get a home valuationPalos Verdes Estates questions.
Is Palos Verdes Estates the same as Rancho Palos Verdes?
No. They are separate cities on the same peninsula. PVE is on the northwest corner, while Rancho Palos Verdes covers most of the southern coast, including the Portuguese Bend landslide area.
What school district serves Palos Verdes Estates?
Palos Verdes Peninsula Unified School District, including Palos Verdes High School and Palos Verdes Intermediate School, which are both in PVE.
Does Measure ULA apply in Palos Verdes Estates?
No. PVE is its own city. Measure ULA applies only to sales within the City of Los Angeles.
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