By Suzanne Dyer | Strand Hill | Forbes Global Properties
Top Realtor in Palos Verdes & Rolling Hills

The Palos Verdes Peninsula is known for its coastal beauty, world-class schools, quiet neighborhoods, and enduring demand from high-income buyers seeking safety, space, and lifestyle. Yet every week, the story of our local market evolves—and nowhere is that evolution tracked more accurately than through the real-time analytics provided by Altos Research.

This week’s update for Palos Verdes Estates, CA 90274, reveals a market that continues to lean toward sellers, powered by low supply, steady demand, and upward pressure on prices. Whether you are considering buying, preparing to sell, or simply following the trends shaping local real estate, this deep-dive explains exactly where the market stands and where it is likely heading.

All data referenced is taken directly from this week’s Altos Research report. 

1. The Big Picture: Palos Verdes Estates, Rolling Hills, and Rolling Hills Estates Remains a Slight Seller’s Market

According to this week’s report, the Market Action Index (MAI) for Palos Verdes Estates sits at 37, up from 36 just one month ago. 

On the Altos scale, anything above 30 indicates a seller’s market—and the closer it moves toward 100, the stronger that advantage becomes.

What the MAI Increase Means

• Demand is exceeding supply

• Homes are selling at a stable rate

• Inventory remains low enough to put pressure on prices

• Well-priced homes will attract strong interest

• Overpriced homes will still sit—buyers remain price sensitive

The MAI rising even slightly is meaningful, because Palos Verdes Estates historically experiences seasonal slowdowns in late fall and winter. The fact that activity is increasing instead of declining suggests that the buyer pool remains motivated and deep, especially in the luxury segments.

2. Prices Continue to Hold Strong: Median List Price at $4,295,000

This week, the median list price for 90274 is $4,295,000, per Altos. 

That figure reinforces what we have seen across the Peninsula:
Despite shifts in interest rates and broader economic uncertainty, Palos Verdes Estates maintains exceptionally strong pricing power.

Why Pricing Remains High

There are several structural reasons for this:

A. Scarcity of Available Homes

Inventory this week fell to just 29 homes on the market. In a city with roughly 5,000 households, that is an extremely small percentage available at any given time.

B. Strong Household Incomes and Financial Stability

Many PVE homeowners are long-term residents with strong equity positions and low debt. This minimizes distressed selling and prevents inventory surges.

C. High Barriers to Entry

With a median list price above $4 million, the community naturally attracts well-qualified buyers—many paying large down payments or even in cash.

D. Unique Coastal and Lifestyle Appeal

Buyers relocating from Brentwood, Manhattan Beach, or the Westside continue to see Palos Verdes Estates as an unparalleled value for ocean views, privacy, and land.

Even if rates fluctuate, the fundamental demand for this lifestyle remains incredibly resilient.

3. A Surge in New Luxury Listings: Median Price of New Listings at $7,999,000

One of the most notable data points in this week’s report is the median price of new listings hitting $7,999,000. 

This nearly $8 million median for new inventory signals several important trends:

A. More Luxury Sellers Are Entering the Market

We are seeing renewed confidence among high-end sellers—those who typically list in the $6M–$15M range.

B. The Upper Tier Is Driving Overall Pricing Up

When the majority of incoming listings are large estates, bluff-top homes, or newly renovated properties, the median naturally rises. This does not necessarily mean all homes are suddenly worth 10–15% more—rather, the mix of listings is concentrated in the higher end.

C. High-Net-Worth Buyers Are Still Active

Luxury buyers tend to be less rate-sensitive. The arrival of new listings priced in the $6M–$10M range suggests sellers believe those buyers are ready to transact.

4. Understanding Days on Market: What 174 Average DOM Really Means

The report indicates an average of 174 days on market, and a median of 161 days. 

At first glance, that number may seem high. But in Palos Verdes Estates, especially at the $4M+ level, longer market times are normal due to:

A. Small Buyer Pool for Ultra-Luxury Homes

The higher the price point, the fewer buyers exist.

B. Property Types with Long Marketing Cycles

Homes with expansive lots, oceanfront estates, or highly customized finishes typically take longer to find the right match.

C. Sellers Testing the Market

Some sellers list aspirationally high and only gradually adjust.

D. Buyers Taking Their Time

Luxury buyers often fly in from out of area or abroad and move more slowly.

Important Insight:
When priced correctly from day one, well-positioned homes in PVE still sell quickly. The data confirms this within the lowest price quartile—where DOM is much faster.

5. Price Reductions: 31% of Listings Have Reduced

The report shows 31% of homes have taken a price reduction. 

This is consistent with a national trend: high-income buyers are selective and expect value.

Why Price Reductions Are Common Right Now

• Some sellers began too high based on early-2022 expectations

• Buyers are highly informed and do not overpay

• Appraisals can still be conservative

• Homes with condition issues or functional obsolescence face pushback

• Luxury homes must be exceptionally well-positioned to compete

However, even with reductions, the median list price remains extremely strong.

6. Zero Percent Price Increases: What It Signals

This week’s report shows 0% of sellers have increased prices. 

That figure is not negative—it simply confirms that sellers are pricing realistically. Unlike hyper-competitive markets like 2021, today’s environment requires:

• Accurate pricing

• Adjustments based on buyer feedback

• Professional preparation

• Strong marketing

In this balanced high-end market, bidding wars happen—but only for homes priced correctly.

7. Relisted Homes: 31% Returning to Market

Another interesting datapoint is that 31% of listings have relisted. 

Why homes come back to the market:

• Seller repositions pricing

• A previous escrow fell through

• A listing contract expired

• A seller took a temporary break from the market

• Seasonal listing strategy resets

Relisting is not always a red flag—some of the best properties are relisted after refreshed staging, photography, or strategic repositioning.

8. Market by Price Segment: A Closer Look at All Four Quartiles

Altos divides the PVE market into four price segments, each representing about 25% of inventory. This week reveals:

Top Quartile ($9,095,000 median)

• 8,174 sq ft

• 1–2.5 acre lots

• 5 beds / 6.5 baths

• 31 years old

• 192 DOM

This group consists of legacy estates, custom builds, and some of the most prestigious properties in the city.

Upper-Middle Quartile ($4,695,000 median)

• 4,400 sq ft

• 0.25–0.5 acre lots

• 5 beds / 6 baths

• 259 DOM

These tend to be large homes in Montemalaga, Malaga Cove, or Lunada Bay with upgrades or views.

Lower-Middle Quartile ($3,750,000 median)

• 3,442 sq ft

• 0.5–1 acre lots

• 4 beds / 4 baths

• 168 DOM

This price point includes upgraded mid-century homes, ocean-view properties, and deeper lots.

Entry-Level Quartile ($2,200,000 median)

• 2,207 sq ft

• 6,500–8,000 sq ft lots

• 3 beds / 3 baths

• 14 DOM

Here is the critical insight:
Entry-level homes in 90274 are moving extremely fast.

This confirms buyer demand remains exceptionally strong at the lower end of the PVE luxury segment.

9. Inventory Falls to 29 Homes

With only 29 homes available this week, Palos Verdes Estates continues to experience ultra-low supply.

For context:
Before 2020, PVE typically sat between 55–75 active listings.

What Low Inventory Means for Sellers

• You face less competition

• Premium pricing is achievable

• Quality marketing further maximizes exposure

What Low Inventory Means for Buyers

• Attractive homes move quickly

• Pre-approval and preparation are essential

• Off-market opportunities become more valuable

As a top agent, I maintain a large network of pocket listings—buyers gain an edge through those connections.

10. The Rental Market: Median Rent at $10,500

This week’s median rental price is $10,500. 

This is significant for several reasons:

A. Many High-Net-Worth Buyers Try Renting First

Executives relocating from other states often rent in PVE before buying.

B. High Rents Support High Home Values

When rent is strong, the “cost to live in the area” justifies sustained purchase demand.

C. Inventory Shortages Extend to Rentals

Like the for-sale market, high-quality rentals are limited.

11. The Market Narrative: Ongoing Seller Advantage

Altos summarizes this week as follows:

“Home sales continue to outstrip supply and the Market Action Index has been moving higher for several weeks.” 

This is the most important line in the report.

It confirms:

• Homes are selling steadily

• Demand exceeds supply

• Momentum is strengthening

• Buyers are active even during seasonal slowdowns

The narrative reinforces what I see daily working in the field:
Buyers are engaged, serious, and motivated—but also discerning.

12. What This Means If You’re Thinking About Selling

Right now is a strong window for sellers in PVE, especially those listing:

• Entry-level homes in the $2.1M–$2.6M range

• Well-updated properties

• Homes with ocean or canyon views

• Renovated Montemalaga or Lunada Bay properties

• Newly built luxury estates

Sellers Benefit From:

• Low competition

• Strong buyer demand

• Upward pricing pressure

• High rent-to-value ratios

• Strategic timing before spring inventory rises

I offer:

• Luxury staging

• Drone + lifestyle video

• Full digital marketing

• Forbes Global Properties national + international reach

• Professional negotiating

• Off-market pre-launch exposure

All of this positions your home to capture the strongest possible offer.

13. What This Means If You’re Buying

Buyers should be prepared to act quickly for homes priced at market value, especially:

• Homes under $3M

• New listings priced correctly

• Homes in walkable Lunada Bay

• Updated Malaga Cove view homes

The Key for Buyers Now Is Strategy

• Know the comps

• Understand seller expectations

• Be ready with financing

• Use an agent with strong relationships (like me!)

• Consider off-market options

I often place buyers into homes before they hit the MLS.

14. Looking Ahead: What We Expect Over the Next 90 Days

Based on trending data:

1. Inventory will likely remain low

Even through winter.

2. Buyer demand will stay stable

Especially from families preparing for the 2025–2026 school year.

3. Pricing will hold strong

If anything, the MAI suggests possibilities for upward pressure.

4. The luxury market will stay active

High-end buyers tend to be less rate-sensitive during economic swings.

5. Well-priced homes will sell faster than average

The 14-day DOM in the lowest quartile proves this clearly.

15. Final Thoughts: Palos Verdes Estates Remains One of California’s Most Resilient Luxury Markets

This week’s Altos Research update reveals a community defined by stability, strength, and sustained demand—despite broader market fluctuations.

With:

• A median list price of $4.295M

• New listings averaging $7.999M

• Inventory at just 29 homes

• A rising Market Action Index of 37

• Strong rental fundamentals

• Fast movement in the entry-level luxury tier

Palos Verdes Estates continues to demonstrate why it remains one of the most coveted and consistently performing coastal markets in California.

Whether you are considering selling, preparing to buy, or simply tracking the market, I am always here to provide insight, strategy, and representation at the highest level.