Palos Verdes Real Estate Blog

2011 Palos Verdes Home sales for the Rolling Hills neighborhood stayed the same with 18 single family homes sold in both 2011 and in 2010.  Price per square foot for Rolling Hills houses that sold in 2011 was $660 compared to $604 in 2010.  Average sales price for Rolling Hills homes sold in 2011 was $3,112,778 compared to $2,036,336 – a substantial increase.

Currently, as of 4/09/2012, Rolling Hills has only 13 active Palos Verdes homes for sale.  They range from $1,395,000 for a 4 bedroom, 3 bath, 2,965 square foot home to $12,950,000 for a 7 bedroom, 10 bath, 14,374 square foot home.

For background and history on Rolling Hills Listing Area #166, please click here to read my prior article on this neighborhood.

To view current Palos Verdes real estate statistics for the entire Peninsula, please click here on on the Statistics tab above.

Photo courtesy of the City of Rolling Hills

Palos Verdes real estate area 166 is actually the entire city of Rolling Hills which is an entirely gated city with private roads and three guarded gates.  The gates are located at Palos Verdes Drive North, Palos Verdes Drive East, and Crest Road.  Rolling Hills extends from Palos Verdes Drive North to the top of the Peninsula and over the crest down the south side of the Peninsula to above the Portuguese Bend area, and then from Westfield/Crenshaw Blvd to Rancho Palos Verdes on the east.  You can only access the city by permit and all guests must be authorized from a resident for entrance.  On the South side of Rolling Hills and above the Portuguese Bend area is a landslide area called the Flying Triangle.

Originally Rolling Hills was developed with the idea of individual dude ranches. On a trip to Virginia, Frank Vanderlip became interested in the architecture of the town of Williamsburg and so he had built 14 homes following their colonial styles and named the street Williamsburg Lane near the front gate.

The lots in Rolling Hills are usually greater than one acre and many include multi acreage properties.  This is an equestrian city with 23 miles of private trail system.  The homes are required to be one level, ranch style homes and painted white.  Split levels are accomplished by under grounding.  The border fences must be white three rail.  Like other areas of the Peninsula, there are no street lights or sidewalks.  Most homes here are on septic systems.

The city is maintained through the Rolling Hills Community Association.  The RHCA provides the community with two riding rings and 3 tennis courts at the main gate location.  The county of Los Angeles maintains a fire station on Crest Road.  Rolling Hills is part of the Peninsula school system but does not actually have any school sites within its gates.  Rancho del Mar continuation high school is located in Rolling Hills but has acces outside the Crest Road gate.

Currently there are 20 homes for sale in this area.  They range from $1,499,000 for a 3 bedroom/4 bath, 3,368 square foot home, to $7,490,000 for a 5 bedroom/7 bath 8,610 square foot home.

Photo courtesy of Rolling Hills

Earlier this week, I attended a Palos Verdes real estate Board Breakfast Meeting with the City Managers from all 4 cities on the Peninsula – Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills and Rolling Hills Estates.  Here is a summary of their updates:

Tony Dahlerbrach from Rolling Hills reported on the initiative going on the ballot for the next election in March 2012 regarding passive and storage usage of barns.  The property involved in the Poppy Trail landslide is being remediated by the insurance company and will be sold as two separate lots in December.  Verizon and AT&T have installed new cell sites so there will be better cellular coverage.  There is a new ordinance going before the Planning Commission regarding glare studies for solar panel installations.

Carolyn Petru, the Rancho Palos Verdes Deputy City Manager reported on the Mirandela Project (affordable housing) at Crenshaw and Crestridge with 34 units on a 3-acre build site within 19 acres for the total project.  Many of the residents are former Palos Verdes residents who qualified for the program.  We also heard about the Park Ranger Program on the 1400 acre Nature Preserve manned by the Mountains Recreation & Conservation Authority.  Most of the citations have been for off leash dogs, improper trail use, unauthorized paragliding, off-road motorized vehicles, camping, issues at Sacred Cove, graffiti removal and illegal dumping.  There is a Junior Ranger Program in pilot phase to teach trail skills, recognizing animal tracks, etc.

Joe Hoefgen from Palos Verdes Estates reported that the speed cushions on Via Del Monte will be reviewed next month – most feedback has been positive however bicyclist are not in favor.  There is a current study to monitor the underground water in the Malaga Cove commercial area.  Applications are being accepted from Palos Verdes Estates residents who want to volunteer for committees within city.   They have a new website: www.PVestates.org

Douglas Prichard from Rolling Hills Estates reported that the local economy is showing signs of recovery based on tax revenues.  It will be another 2-3 years before improvements to Palos Verdes North, west of Crenshaw are complete.  He discussed several development projects.  828 Silver Spur (former Arco site) will probably be approved as a small commercial building.  627 Deep Valley Drive (old car wash site) is currently approved for 58 senior units and may become an assisted living site.  655 Deep Valley Drive (Brick Walk) will go to Planning Commission for 150 units.  Rolling Hills Covenant Church expansion was approved for 16,000 square foot office and school expansion on south campus.  Butcher Ranch subdivision at Palos Verdes Drive North and Palos Verdes Drive East is approved for 11 single family homes.  Chandler Preserve status: Planning Commission approved project and now going before City Council for 114 single family residences on 1/2 acre lots, private streets, total redesign of Rolling Hills Golf Course and boundary line adjustment between Torrance and Rolling Hills Estates.

Photo courtesy of Arvin Design

Did you know that in 1913, the entire Palos Verdes Peninsula was purchased for development for $1,500,000 by a group headed by Frank Vanderlip, Sr.?  That is probably the median price for one our Palos Verdes houses today!  After the stock market crash in 1929, portions of the original purchase were sold off.  Today, the Palos Verdes Peninsula is actually composed of 4 different cities – Palos Verdes Estates, Rancho Palos Verdes Estates, Rolling Hills, and Rolling Hills Estates (and 2 Los Angeles County areas known as Westfield and Academy Hills). All Palos Verdes homes in these four cities and 2 areas are part of the Palos Verdes Peninsula Unified School District.

Palos Verdes Estates was the first city on the Palos Verdes Peninsula to incorporate in 1939. The city has 4.5 miles of coastline. Twenty-eight per cent of the city land is permanently deeded as parkland and maintained as dedicated open space. In 2009 the US Census count was 13,546 residents for this area.  The unique Mediterranean flair of Monte Malaga and Malaga Cove, and charm of Valmonte and Lunada Bay bring their own history to this area.

Rancho Palos Verdes was the last city on the Palos Verdes Peninsula to incorporate in 1973. It has 7.5 miles of coastline and 12.3 square miles of land.  It is the largest city on the Peninsula.  The US Census count was 40,964 in 2009.

Rolling Hills Estates was incorporated in 1957 and is the third largest city on the Palos Verdes Peninsula both in size (4.18) mi and population – 7,834 according to the 2009 census.  It has a rural atmosphere and some lots are 1/2 acre (or more) and some areas are zoned equestrian. The city has six parks, 25 miles of scenic trails and 36 acres of open space. It is often called the Heart of the Peninsula because of its large shopping and entertainment areas.

Rolling Hills is a privately gated equestrian community located atop the scenic hills of the Palos Verdes Peninsula. It was in incorporated in 1957.  It is the smallest city on the Peninsula and the most private; most lots are over one acre.  The city has 26 miles of private roads and 23 miles of equestrian trails. It’s 2009 U.S. Census count was 1,972.

In the next few weeks I will be going over the seventeen different Multiple Listing Service areas for Palos Verdes real estate and concentrating on their locations and what makes each of them so special. You will be able to access information on current listings in these areas and the different price points.

The Malaga Cove Library will be having another installment of their Local History Saturday Series on Saturday, March 26th, 2011, from 2:00 to 3:30 p.m. in their Gallery.  This lecture will be about the history of the city of Rolling Hills and will give you information about the development of this area which has grown throughout the years.  Rolling Hills is known for its enduring respect for native wildlife and natural surroundings.  Speaker, Kristen Raig, will cover everything from the founding of the city of Rolling Hills to its continued value as part of our Palos Verdes Peninsula.

On Saturday, April 9th, there will be another installment in the series on the city of Rolling Hills Estates.

There are no fees for these lectures, and no reservation is required.  For more information call (310) 377-9584 x 551.  The Malaga Cove Libraryis located at 2400 Via Campesina, Palos Verdes Estates 90274.

Photo courtesy of the City of Rolling Hills

Palos Verdes experienced 2 different fires within one week and owners of Palos Verdes real estate were lucky that there was no loss of life or homes. The most recent fire on Thursday (above) was caused by a single car accident on Crenshaw resulting in a fire which quickly spread uphill toward Chadwick School and homes in Academy Hill. There were 2 large scooper planes that filled themselves with ocean water and came back over the fire and dumped their water. They flew overhead on their way back to the ocean and they were so big that the ground vibrated from their passing. Click here for a link to full story in Peninsula News.

The fire last week (above) that begin in the Portuguese Bend area of Rancho Palos Verdes and spread into Rolling Hills was a much bigger fire that burned 230 acres through the night on Thursday, August 27th. Again we were very lucky as there was almost no wind. 4 helicopters and 1 helitanker scooped ocean water to extinguish the fire and 500 area firefighters also helped to extinguish the fire. Two homes on Cinchring and Quail Ridge in Rolling Hills were damaged. The Peninsula News had the full story including the reminder “Where homes were saved, they had (completed) proper (city- and county-mandated) brush clearance and they had fire-resistant vegetation…”

Photos courtesy of Tom Underhill, Peninsula News, and Blake Shoemaker

Palos Verdes Peninsula has a total of 67,162 residents as of 2008. The city of Rancho Palos Verdes has the largest population at 42,964. The city of Palos Verdes Estates has 14,046 residents. Rolling Hills Estates has 8,185 residents. Rolling Hills has 1,967 residents.

The Palos Verdes Peninsula measures 26.3 square miles. Palos Verdes is the oldest city (incorporated in 1939) and located on 3,038 acres. Rancho Palos Verdes is the youngest city (incorporated in 1973) and the largest city located on 13.6 square miles. Rolling Hills Estates encompasses 4.18 square miles and was incorporated in 1957. Rolling Hills also incorporated in 1957 and covers 3 square miles. Additionally, there are about 500 homes in Academy Hills and Westfield which are two unincorporated areas governed by the County of Los Angeles and are located off Palos Verdes Drive North.

Palos Verdes is known for its outstanding public schools and there are over 12,000 students enrolled in kindergarten through 12th grade. On the California statewide level, the Palos Verdes Peninsula district is in the top 1 to 5% in achievement. There are also several excellent private schools on the Peninsula – Chadwick, Rolling Hills Country Day, Rolling Hills Preparatory, Peninsula Montessori and Peninsula Heritage.