Luxury Homes in Rancho Palos Verdes CA

Luxury homes in Rancho Palos Verdes hug the coastline of the Palos Verdes Peninsula.  The bulk of homes priced over $2,000,000 will either be located close to the ocean or command a sweeping view from a hilltop location.  29 RPV homes priced over $2M have sold YTD.  Two properties topped  $7,000,000.  One of the luxury homes was located in the Oceanfront Estates community and the other on Marguerite Drive.

Palos Verdes Drive South snakes along the south side of Palos Verdes and is the location of many of Rancho Palos Verdes luxury properties.  The Estates at Trump National and the villas and casitas at Terranea Resort are located off PVDS.  Hills rise on the north side of the drive and offer the perfect setting for spectacular views.  Peninsula Point, directly across from the entrance to Terrana resort, is a good example of a hillside view neighborhood with luxury homes priced over $2,000,000. 

Oceanfront Estates and the homes on Marguerite Drive command some of the top prices paid for luxury homes on the Palos Verdes Peninsula.  The estate-size properties and bluff top locations will continue to elevate these homes to the top tier of Palos Verdes Peninsula luxury properties.

For more information about coastal luxury homes on the Palos Verdes Peninsula contact Charlemagne International Properties at 310.493.8333 or ToeringandTeam@gmail.com.

Homes in Rancho Palos Verdes priced over $2,000,000:

Where Are the Uber Luxury Homes in Palos Verdes?

You may not realize Palos Verdes is not a city.  It is the geographical area known as the Palos Verdes Peninsula and encompasses the four cities of Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills and Rolling Hills Estates.  The locals refer to the entire area as either "The Hill" or simply Palos Verdes.

This can be confusing for prospective new residents.  Recently, we showed a property and the buyer did not realize Rolling Hills and Rolling Hills Estates are two separate cities with different rules and regulations governing them.

When it comes to luxury homes in Palos Verdes they are scattered throughout the entire area.  Naturally, the areas closest to the water have clusters of high-end homes, but so does Rolling Hills and that's about as far away from the water as it gets in Palos Verdes.

Here's a snapshot of where Palos Verdes luxury homes currently for sale priced over $5,000,000 are located by city:
Rancho Palos Verdes:  7
Palos Verdes Estates: 6 
Rolling Hills:  6
Rolling Hills Estates:  0

For a personal tour of luxury homes in Palos Verdes contact Charlemagne Int'l Properties at 310.493.8333 or ToeringandTeam@gmail.com

Homes for Sale in Palos Verdes (Priced over $5,000,000):

Palos Verdes Luxury Home Market Report--November 2014

Here's a snapshot of how the Palos Verdes luxury home market performed for the month of October 2014:
13 Palos Verdes luxury homes priced over $2,000,000 sold, with six sales in Palos Verdes Estates, four in Rancho Palos Verdes and three in Rolling Hills Estates.  Palos Verdes Estates captured the most expensive October sale with a property on Via Fernandez selling for $13,500,000.

16 Palos Verdes luxury homes are in escrow with accepted offers.

85 luxury homes priced over $2,000,000 are for sale on the Palos Verdes Peninsula.

In other news: one of our Palos Verdes clients just listed their Pasadena home at 875 Madison Ave in Pasadena CA.

- Norma Toering, Broker at Charlemagne Intl Properties
(310) 493-8333 or ToeringandTeam@gmail.com

Palos Verdes Luxury Homes ($2M - $5M):

Palos Verdes Luxury Homes ($5M+):

Homes in Palos Verdes with Pools

A client is doing a "down to the studs" remodel, and recently called to chat with me about what buyers want, as the probability is high the property will be listed next spring.  We chatted about flooring choices, kitchen finishes and cabinetry and the conversation segued to whether or not to install a swimming pool.

If they were planning to move in as originally planned, they would add a pool.  However, since the decision must be made now, while their future living location is still not decided, they are aware it may be a cost that will not be fully recovered if they sell.

After our conversation I was curious enough to check the MLS to see how many Palos Verdes homes currently for sale have a private swimming pool.  There are currently 189 single family homes for sale in Palos Verdes and 56 of those properties have private swimming pools.

It's easy to find a home in Palos Verdes with a pool as nearly one-third of the homes currently on the market have private swimming pools.  Prices begin at $950,000 for a home located on the east side of Rancho Palos Verdes and extend all the way to $53,000,000 for a Rolling Hills property.

If you're selling a Palos Verdes home with a pool, make sure it is in tip top operating condition and is clean and appealing to prospective buyers.  An attractive pool can be the tipping point for some buyers, but a pool that shouts money pit may well tip the buyers in the opposite direction.
- Norma (310) 493-8333

Homes for sale in Palos Verdes that have pools:

Can I Afford a Home in Palos Verdes?

Have you ever admired an area and thought how absolutely wonderful life would be if only you could afford to live in the place of your dreams?  If Palos Verdes is on your dream list, don't discard that thought until you explore all the options.  I may not have the answer to your hopes and dreams, but I can answer your most common questions regarding the cost of a home in Palos Verdes.

How many homes are for sale in Palos Verdes?  There are currently 189 single family homes for sale in the four cities on the Palos Verdes Peninsula.

How many Palos Verdes homes are for sale priced under $1,000,000?  We have 20 single family homes on the market priced below $1,000,000.  The least expensive is $648,000 for a 3-bedroom, 1.5 bath home in the Eastview neighborhood of Rancho Palos Verdes.

What can I expect to purchase for $1,500,000?  The MLS inventory presently shows 88 homes for sale in the $1,000,000 to $2,000,000 price range.  Nine of those properties fall within $50,000 of $1,500,000.  The homes range in style from character home in Valmonte to a contemporary in Montemalaga both in Palos Verdes Estates.  Homes in that prices range may be found in Rolling Hills Estates and Rancho Palos Verdes as well.  Rolling Hills entry prices are closer to the $2,000,000 price tag in most instances.

How much does a Palos Verdes luxury home cost? The $2,000,000 to $5,000,000 price range lifts buyers into the luxury home category on the Palos Verdes Peninsula.  There are 57 single family homes for sale in this price range, and it is the most popular price range for luxury homes in PV.

That leaves 24 Palos Verdes homes currently for sale priced over $5,000,000.  Nine of those properties are located in Palos Verdes Estates, eight in Rancho Palos Verdes and seven in Rolling Hills.

Although housing in Palos Verdes is overwhelming geared toward single family residences, there are condo and townhouse options as well.  There are currently 37 condos and 14 townhouses for sale on the Palos Verdes Peninsula.

For more information about homes on the Palos Verdes Peninsula contact Charlemagne Int'l Properties at 310.493.8333 or email us at ToeringandTeam@gmail.com

Palos Verdes Homes & Condos Priced Under $1M:

Palos Verdes Homes Priced From $1M to $1.5M:

Palos Verdes Homes Priced From $1.5M to $2M:

Palos Verdes Homes Priced From $2M to $5M:

Palos Verdes Homes Priced Over $5M:

Time's Effect on Rolling Hills Real Estate

What buyer, of any product, does not want to make a smart and savvy purchase?  Whether you're purchasing lipstick online because the same brand costs less on Amazon than it does at CVS (as I did this week), or you are making a multi-million dollar property purchase in Rolling Hills, there are few things higher on the satisfaction scale than knowing you made a savvy purchase.  But how do you know at the time it is the right thing to do?


The art of the real estate deal, in Donald Trump speak, is a cauldron mix of part science (sale statistics), part art (comparing apples and oranges takes a certain amount of finesse and market knowledge) and a dose of gamble (future value predictions are a mix of research and hoping current economic conditions don't waver excessively). Plus, let's not forget the unpredictability of Mother Nature.


When a buyer wants to ensure a decision to purchase is based on a solid foundation a review of historical sales is a good starting point.  An agent can quote percentage increases, or decreases as was the case during the recession years, but the power of seeing it in black and white will add unquestionable weight to support the words.

Just for the fun of it let's look at time's effect on a few Rolling Hills property sales for 2014:

2003 Sale price:  $3,220,000                     2014 Sale price:  $4,500,000

2002 Sale price:  $1,550,000                     2014 Sale price:  $2,438,500

1996 Sale price:  $1,269,000                     2014 Sale price:  $5,000,000

1989 Sale price:  $1,575,000                     2014 Sale price:  $6,650,000

A quick glance reveals a buy and hold strategy is a wise one when it comes to Rolling Hills properties. These sale numbers do not consider any improvements made to the property.


A review of the 14 Rolling Hills homes sold year-to-date in the gated community show most were held by the previous owners a minimum of ten years, and the majority much longer.  Although a Rolling Hills property's primary purpose may be to provide shelter, over time it can provide not only an enviable lifestyle for family living, but a solid return on investment as well.

- Norma (310) 493-8333

Rolling Hills Homes for Sale:

Palos Verdes Homes--What a Variety of Prices and Styles

It's 6:30 AM Tuesday morning and my list of new Palos Verdes home listings is printed for the weekly Tuesday broker open house tours.  I was struck by the variety of styles and prices the Palos Verdes Peninsula has to offer to prospective home buyers.

Our tour will stop at a two level home in upper Lunada Bay at a two level contemporary ocean view home.  The property is similar in size, condition and view to one a client is considering selling in the near future, and that's the reason I will check it out today.  We don't have a buyer, but it's a great comparable property for a prospective seller and I owe it to my client to be well informed about recent sales and current competition.

Another stop in Lunada Bay will be to see a one level home in need of updating.  The location is prime Palos Verdes Estates in lower Lunada and within easy walking distance of the neighborhood elementary and high school.  We have clients always interested in finding a great buy in Palos Verdes with lots of upside potential once remodeled and this one looks like a good candidate.  Priced at $1.4M in a neighborhood that is comfortable with homes in the $3M and up it is a must see.

A villa with a view in Rancho Palos Verdes is next.  With over 5,000 sq. ft. to peruse we will enjoy our time spent in this luxury home priced at $3.3M.  We have an a few international buyers and this one may be of interest but we'll need to check it out to make sure it meets all their criteria for a luxury home in Palos Verdes.

A fabulous golf .course home priced just under $3.4M will make a nice option for those same international buyers as well as give us a good comparison in their price range.

I'm really hoping the new listing in Rolling Hills Estates will be perfect for buyers who want to purchase this year--time is growing short.  The price, size, location and condition are a good match but I'll need to walk the floor plan before we set an appointment.

A Rolling Hills horse property is next on the list.  Priced at $2.9M with horse facilities that include a riding ring makes it high on our list to check out for clients with horses and a good buy for Rolling Hills horse property.

A price reduction of over $100k will have us stopping to see if this Rancho Palos Verdes home might work for any of our clients.

Last on the list (because it's open late) is a gated Italian villa in Rancho Palos Verdes listed at $4M. International buyers coming next month love the idea of a gated property as they will not be full time occupants and like the idea of closing the gates for added security while they're away.

Broker tours are not as well attended as years past.  Here is why Josh and I are tour regulars.  Photos do not tell the complete story, you need to walk the property with your own feet and look at it with your own eyes with your clients in mind.  That's one of the things we provide for our clients.  We use our time and save theirs whenever possible.  That's one of the many ways we raise the bar on customer and client service.

- Norma (310) 493-8333