Selling a home in Palos Verdes is never just a transaction, it’s a strategic and deeply emotional process. Many homeowners assume that if they simply wait long enough, the right buyer will eventually appear. But in today’s market, that strategy rarely works.

If your home has been listed for months without an offer, the problem likely isn’t your property it’s your pricing strategy.

Across the country and especially in coastal California, housing prices have reached a period of balance. The days of skyrocketing list prices and buyers bidding tens of thousands over asking are behind us. Data from Realtor.com shows that asking prices have been flat for over three years, hovering within a tight range since mid-2022.

That’s an important shift, and understanding what it means, especially for the Palos Verdes Peninsula, can make the difference between a home that sells quickly and one that lingers on the market.

The New Reality: Homes Are Taking Longer to Sell

Nationwide, homes are taking about a week longer to sell than they did just a year ago. According to Realtor.com:

“Homes are also taking longer to sell. The typical home spent 60 days on the market in August, seven days longer than last year and now above pre-pandemic norms for the second consecutive month. This was the 17th straight month of year-over-year increases in time on market.”

In practical terms, this means that if your home in Palos Verdes Estates, Rolling Hills, or Rancho Palos Verdes hasn’t attracted offers after a few weeks, you’re not alone, but it’s also a signal to reassess your pricing.

The slowdown isn’t due to lack of demand. In fact, Palos Verdes continues to be one of the most desirable coastal communities in Southern California. It’s because buyers have more choices and are becoming far more price-sensitive than they were during the pandemic boom years.

The Power Shift: Buyers Have Choices Again

From 2020 through 2022, we experienced one of the most competitive markets in modern history. Mortgage rates hit historic lows, demand skyrocketed, and bidding wars were common across all price ranges. Sellers could set nearly any price and still generate multiple offers.

But that dynamic has changed.

Today’s buyers are cautious, analytical, and patient. They’re factoring in higher mortgage rates, increased property taxes, insurance costs, and stricter lending standards. Even affluent buyers in the luxury segment, including those shopping in Malaga Cove, Lunada Bay, and Rolling Hills Estates, are approaching purchases with a “value mindset.”

They’re no longer asking, “Can I afford it?”
They’re asking, “Is it worth it?”

When a home is priced even slightly above perceived value, buyers simply move on. With more listings to choose from, they don’t feel the urgency to compete especially when new, well-priced inventory appears every week.

Why Asking Prices Have Been Flat — and Why That Matters

One of the most important trends homeowners often overlook is the stabilization of list prices.

Historically, the housing market followed a predictable rhythm: values climbed steadily year after year, driven by inflation, population growth, and limited supply. Sellers could rely on annual appreciation to lift their home’s value.

But beginning in late 2022, that pattern shifted. As mortgage rates doubled and affordability tightened, price growth stalled. The chart from Keeping Current Matters, based on Realtor.com data, shows that asking prices have hovered within the same narrow range for nearly three years.

That plateau reflects a balancing act between sellers’ expectations and buyers’ realities. Sellers remember the extraordinary gains of the pandemic years often the most profitable period in U.S. real estate history. But buyers are looking at affordability and long-term stability, not just short-term appreciation.

For Palos Verdes homeowners, that means the pricing strategy that worked even two years ago no longer applies.

Local Impact: What This Means for Palos Verdes Sellers

The Palos Verdes Peninsula is a unique micro-market within Los Angeles County. Its low inventory, ocean views, and prestige have historically insulated it from the broader Southern California market. Yet even here, the same trend applies: homes are sitting longer, and buyers are laser-focused on value.

As one of the top Realtors in Palos Verdes and the #1 agent in Rolling Hills, I’ve seen firsthand how sellers who price strategically  based on current conditions, not memories of 2021 are the ones who succeed.

For example:

• A property priced right in Rolling Hills Estates recently sold in less than 10 days, with multiple offers not because it was the cheapest home, but because it was positioned perfectly within its market segment.

• Meanwhile, another home just a few streets away sat for months without movement simply because it was listed 5–7% above comparable sales. When the seller adjusted the price, offers came in within two weeks.

That’s the reality of today’s market: buyers will act decisively when they sense fairness but they will wait indefinitely when they don’t.

The Psychology Behind Pricing

Pricing isn’t just about numbers it’s about perception. Buyers often browse listings in preset price brackets (for example, up to $2 million, $3 million, or $5 million).

If your home is priced just above a threshold, say, $3.05 million it may not even appear in a buyer’s search set to $3 million. That’s why pricing strategy requires precision and deep local knowledge.

Beyond search filters, there’s a psychological effect: a home priced at $2,995,000 feels more competitive than one listed at $3,050,000, even if the difference is negligible. When buyers feel a listing is slightly underpriced, they’re motivated to move quickly  and that’s often what sparks multiple offers.

Four Signs Your Price May Be Too High

If your home isn’t generating the activity you expected, consider these red flags noted by Bankrate and echoed in countless local case studies:

1. Few or No Showings
   If your agent’s marketing is strong but your showings are weak, buyers are rejecting your price before they ever visit.

2. Lowball Offers or None at All
   A lack of offers doesn’t mean no interest it means no motivation. Overpriced homes create hesitation rather than competition.

3. Negative Feedback from Showings
   Comments like “nice home, but overpriced” or “needs too much work for the price” are clear signs your home isn’t aligned with buyer expectations.

4. Extended Days on Market (DOM)
   In Palos Verdes, a property listed for more than 45–60 days begins to appear “stale,” even if it’s in perfect condition. Buyers wonder what’s wrong with it and that perception becomes self-fulfilling.

The Cost of Overpricing

Many sellers think, “Let’s start high, we can always reduce later.” But that approach often backfires.

Every listing experiences a surge of activity during its first two weeks. That’s when your home is new to the market and attracting the largest audience of buyers actively looking. If you miss that window because the price is too high, you lose momentum, and regaining it is difficult.

Once buyers see a price reduction, they often assume the seller is desperate or that there’s a problem. Even small price cuts can trigger suspicion, making the home seem less desirable than it truly is.

That’s why I always advise sellers: price right from the start. Strategic pricing creates urgency and trust both essential to achieving the highest possible sale price.

Strategic Pricing: Data + Experience = Results

Pricing correctly isn’t guesswork. It’s the result of analyzing real-time data and combining it with deep local insight.

Here’s how I determine the optimal list price for homes in Palos Verdes:

1. Neighborhood-Specific Comparables
   Rolling Hills isn’t Lunada Bay, and Valmonte isn’t Palos Verdes Drive South. Each micro-market has its own buyer pool and price-per-square-foot range. I analyze active listings, pending sales, and closed transactions to identify exactly where your property fits.

2. Condition and Presentation
   Two homes may have identical square footage, but the one with remodeled kitchens, updated windows, and modern lighting will command a premium. I assess how updates, deferred maintenance, or staging investments can affect value.

3. Absorption Rate Analysis
   By measuring how many homes sell per month versus how many are listed, I can calculate the months of inventory in your price bracket. This helps predict competition and pricing pressure.

4. Buyer Behavior Trends
   Using data from Realtor.com, Zillow, and Forbes Global Properties analytics, I monitor how often homes in your range are saved, shared, or toured. That online behavior gives critical clues about demand strength.

The Palos Verdes Advantage and the Trap

Palos Verdes will always attract affluent buyers seeking privacy, ocean views, and quality of life. That demand helps sustain strong values even in cooling markets.

However, that same desirability can make homeowners overconfident. Many sellers assume their property is “special” enough to break the rules to list high because “someone will pay it.”

In reality, every buyer still compares value across options. A buyer looking at a $4 million home in Rolling Hills is also touring others at the same price point in Malibu, Redondo Beach, and Manhattan Beach. If your Palos Verdes home feels overpriced relative to lifestyle or amenities, you lose those buyers instantly.

The goal is not to be the most expensive listing in your category it’s to be the most compelling.

How Small Adjustments Create Big Results

In many cases, a modest price adjustment can dramatically change your results.

For example, one of my listings in Rancho Palos Verdes initially launched at $3,195,000. After three weeks with limited showings, we reduced it to $2,995,000 — a 6% decrease. Within days, we had multiple offers and sold above the adjusted list price.

That’s not unusual. When your home is properly priced, it reaches a broader audience and signals to buyers that it’s a genuine opportunity.

The difference between sitting and selling is often a single pricing bracket.

The Role of Presentation and Marketing

Pricing is powerful, but it works best when paired with exceptional presentation and exposure.

At Strand Hill | Forbes Global Properties, I combine strategic pricing with world-class marketing, including:

• High-definition drone photography and cinematic video tours

• Custom single-property websites and 3D Matterport tours

• Global syndication through ForbesGlobalProperties.com and WSJ Mansion Global

• Targeted social media ads to qualified buyers in Los Angeles, San Francisco, and international feeder markets

• Detailed analytics on traffic, engagement, and buyer interest

When you list with a Forbes Global Properties agent, your home isn’t just seen locally, it’s positioned on a global luxury platform, attracting qualified buyers who appreciate the value of the Palos Verdes lifestyle.

Understanding Buyer Psychology in 2025

Today’s buyers, even in the $3–10 million range, are data-driven. They read market reports, compare comps online, and calculate cost-per-square-foot before scheduling a showing.

This new transparency means buyers can instantly spot overpriced listings. They know when a home is aligned with fair market value, and they respond accordingly.

That’s why your pricing must anticipate how buyers think. A well-priced home feels like an opportunity. An overpriced one feels like a risk.

What Sellers Often Overlook: Time Is Money

Every additional month your home sits on the market costs you. Carrying costs like property taxes, insurance, utilities, and maintenance add up, often thousands per month.

In addition, an extended listing can affect future negotiations. When buyers see 90+ days on market, they expect a discount. Even if your home is flawless, perception becomes reality.

Pricing right from the start saves time, preserves your negotiating leverage, and maximizes your bottom line.

But What About Equity?

Even if today’s prices are flat, most Palos Verdes homeowners are sitting on substantial equity gains.

Over the past decade, median home values across the Peninsula have increased significantly in some neighborhoods by more than 40%. That means you can afford to price strategically without “losing money.”

Remember, you’re still selling near record highs.
The key is to focus on maximizing your net proceeds, not chasing unrealistic list prices.

Real-World Example: The Difference Between Patience and Precision

A few years ago, I worked with two sellers in similar Palos Verdes Estates properties both beautiful homes with ocean views.

Seller A wanted to “test the market” at $3.9 million, even though comps suggested $3.5–3.6 million. The home sat for six months, then reduced several times, eventually selling for $3.4 million.

Seller B trusted the data and priced competitively at $3.595 million. We received two offers in the first week and closed above asking at $3.65 million in under 30 days.

The takeaway: Pricing right doesn’t mean settling for less  it means positioning your home to sell for more.

Working With a Data-Driven Agent Makes the Difference

In an environment where pricing trends have flattened, it’s crucial to partner with a Realtor who understands both the analytics and the psychology of the market.

With over $1 billion in closed sales and 1,000+ homes sold, I’ve guided hundreds of Palos Verdes homeowners through every market cycle  from REO recoveries to pandemic booms to today’s balanced conditions.

As part of the Forbes Global Properties network, I combine:

• Local insight and neighborhood expertise

• Advanced valuation modeling

• Sophisticated marketing strategy

• High-level negotiation experience

to ensure your property is positioned perfectly in front of the right buyers, locally, nationally, and internationally.

The Bottom Line: Patience Isn’t a Strategy — Pricing Is

If your home isn’t selling, the market is speaking.
Ignoring that feedback costs more than adjusting your price.

Buyers today are discerning, data-driven, and cautious but they’re still out there, ready to purchase the right home at the right price.

When you align your listing with current market conditions, you don’t have to wait for luck you create momentum.

Because the truth is simple: homes that are priced right sell, and homes that are overpriced sit.

Ready to Find the Right Price for Your Palos Verdes Home?

Let’s take a data-driven look at your property’s value, analyze current competition, and develop a pricing and marketing strategy that delivers results.

Whether you’re selling a view estate in Rolling Hills, a mid-century in Valmonte, or a coastal retreat in Rancho Palos Verdes, I can help you position it for today’s buyers not yesterday’s market.

Contact Suzanne Dyer, Strand Hill | Forbes Global Properties
📞 310-528-7480 | 🌐 www.SuzanneDyer.com