Maureen Megowan's Blog


Great New Listing in Rolling Hills Estates


Beautifully Updated Family Home  27622 Saddle Road Rolling Hills Estates - $ 835,000


Click Here for a Virtual Tour 

This 4 bedroom 2 bath 1,814 square foot family home has a delightful floor plan centered on the backyard pool , wood deck and spa. A large yard is located beyond the huge newer redwood deck that spans the width of the living and family rooms. Located in the beautiful family community of Larga Vista. Newer double paned windows throughout and plantation shutters in most rooms. Almost all rooms have vaulted ceilings. Beautifully updated kitchen and bathrooms, all new lighting fixtures and hardware throughout, new carpeting and fresh finish on hardwood floors. Kitchen has a new oven and dishwasher. Fresh landscaping with city light and peek-a-boo harbor views. This home is bright and light and has a great feeling when you enter.This is a wonderful neighborhood with very little traffic, great for kids, and has easy access to schools and work...a commuters dream location. Located in the award winning Palos Verdes School District. This is truly move-in ready!









Rolling Hills Estates is located on the Palos Verdes Peninsula, one of the most beautiful residential communities in the world. The Palos Verdes Peninsula is also one of the wealthiest communities in the country, as described in the Los Angeles Business Journal.. Rolling Hills Estates and the Palos Verdes Peninsula have an extremely interesting history . The commercial center of the Peninsula is located in Rolling Hills Estates, including The Avenue of the Peninsula regional shopping center, and the Shops at Palos Verdes. The unincorporated Los Angeles County area known as Palos Verdes Peninsula is surrounded by Rolling Hills Estates and is the  residential area on either side of Crenshaw Boulevard,south of Palos Verdes Drive North, which is accessible only from Palos Verde Drive North, as well as a small area just south of the intersection of Rolling Hills Road and Crenshaw Boulevard.

The following is a map of the Palos Verdes Peninsula divided up into neighborhoods as grouped in the Multiple Listing Service ("MLS"):

These areas often include homes that are located in more than one city .The following map shows the neighborhoods in the above map with the city boundaries included ( Palos Verdes Estates is Areas 160.162,163 and 164 , Rancho Palos Verdes is orange, Rolling Hills Estates is green, the unincorporated area called Palos Verdes Peninsula is beige, and Rolling Hills is the pink area 166):


Map of Palos Verdes Peninsula (City limits of Rolling Hills Estates are in green, and the unincorporated area with
the mailing address "Palos Verdes Peninsula" are in yellow )

As can be seen above, the city borders of Rolling Hills Estates is a patchwork of neighborhoods intertwined within the borders of Rancho Palos Verdes, with the gated City of Rolling Hills adjacent to Rolling Hills Estates and surrounded by Rancho Palos Verdes. The areas in beige above are unincorporated areas of the County of Los Angeles with the mailing address of "Palos Verdes Peninsula" and are not part of any of the four cities on the Palos Verdes Peninsula.


This home is located in the Palos Verdes Drive North Area of Rolling Hills Estates ( Area 165 in green in map above) This area extends from the eastern boundary of the city, just south of Palos Verdes Drive east, to the northern boundary of the city with Palos Verdes Estates, and is located both north and south of Palos Verdes Drive North. Neighborhhoods include Colina Ranch, Strawberry Lane, Rollingwood, Rolling Hills Road, Roanwood, Saddlebow, Palomino Ranchos, Monticello, Marloma, Masongate, Empty Saddle, Dapplegray, Club View, and Bridlewood Circle,

 Walking Trails Adjacent to Palos Verdes Dr. North

Aerial View of Rolling Hills Estates


Students attend school at Palos Verdes Peninsula High School (located in Rolling Hills Estates) , Ridgecrest Intermediate School and Miraleste Intermediate School ( located in Rancho Palos Verdes), and several local elementary schools, all part of the Palos Verdes Unified School System. There is an additional high school located in Palos Verdes Estates, Palos Verdes High, and both high schools are California Distinquished Schools, with open enrollment to students on the Peninsula (they do not have enrollment boundaries). Palos Verdes HIgh has a unique class scheduling structure, called block scheduling, where students attend three extended periods each day, alternating with their other three classes each day. Peninsula High has a more traditional structure of the same periods for all classes each day. Palos Verdes Unified School District has some of the highest test scores in the state. For local school test scores, Click Here. For attendance boundaries for elementary and intermediate schools, Click Here.  .  There are also a number of excellent private schools on the Palos Verdes Peninsula.


Most of the cultural activities for the Palos Verdes Peninsula are located in Rolling Hills Estates. These include the Norris Center for the Performing Arts,  the Peninsula Symphony, and the PV Players. The Palos Verdes Art Center is located in the City of Rancho Palos Verdes. For further information on Arts and Culture on the Peninsula, Click Here.

Sports, Parks and Recreation:

Children in Rolling Hills Estates play baseball in two little leagues ; Rolling Hills Little League (located in adjacent Rolling Hills), and Silver Spur Little Leage (located in Rolling Hills Estates), ( For a map of the little league boundaries, Click Here ) Pony League baseball for 13 to 15 year olds, is available at Ernie Howlett park in Rolling Hills Estates, and George Allen Field in Palos Verdes Estates. AYSO Soccer leagues are active throughout the City. Girls softball is generally played on fields at various school locations There are also youth basketball leagues, and lacrosse leagues for intermediate schools.

Public Golf Facilities are available at  Los Verdes Country Club and Trump National Golf Club in Rancho Palos Verdes, and the Palos Verdes Country Club (weekdays only).  Los Verdes is a public golf course run by the County of Los Angeles. See Golf on the Palos Verdes Peninsula for detailed information on the Golf Courses on the Palos Verdes Peninsula.

Rolling Hills Estates has several large parks including Ernie Howlett Park, Highridge park, and four other park facilities.

Ernie Howlett Park is located at 25851 Hawthorne Boulevard between Palos Verdes Drive North and Rolling Hills Road, Ernie Howlett Park is the Citys major recreational facility.This 35 acre park provides facilities to many sporting and leisure activities, including: four one-wall handball courts, multi-purpose athletic fields, a regulation basketball court, a sand volleyball court, picnic tables, barbecue pits, and a variety of playground equipment. The park also boasts a 3/4-mile running track and a bicycle path. However, for many of the sports-mined, the main attractions of Howlett Park are the Rolling Hills Estates Tennis Club and the Equestrian Center. Eight tennis courts are open to the public, with a patio, refreshment center, and a grandstand for tournament spectators.

The Equestrian Center at Ernie Howlett Park, which features three riding rings, a dressage area and grandstand, and multi-use trail, is a frequent site for local horse shows. Other equestrian facilities are located in the City at the Rolling Hills Estates Stables, the Empty Saddle Club, Chandler Park, and Dapplegray Park, as well as the Palos Verdes Stables in Palos Verdes Estates.

Located at the corner of Crestridge and Highridge Roads, Highridge Park is a 10-1/2 acre facility that features two regulation-size soccer fields, youth softball/baseball field, barbecue pits, restrooms, picnic tables, playground equipment, approximately one mile of running track with Par Course stations, and a multi-use trail.

The South Coast Botanical Gardens are located on a former landfill site on Crenshaw Boulevard. The Gardens include many unique garden environments, including a Japanese garden, a rose garden, a children's garden, and a water garden. Many events are held here including garden shows and concerts. 

South Coast Botanic Garden    
Entrance to South Coast Botanical Gardens                  Gazebo in Upper Meadow

Tennis may be played at  Ernie Howlett Park in Rolling Hills Estates, the Jack Kramer Club in Rolling Hills Estates, at the Peninsula Racquet Club in Rancho Palos Verdes, or at one of the excellent courts at Peninsula High. Tennis League play is available through the South Bay Marine League, which has teams at most of the private tennis clubs in the area as well as Ernie Howlett Park in Rolling Hills Estates

For additional information on sports, parks and recreation opportunities on the Peninsula, Click Here.

Property Taxes: The property tax rate for the fiscal year 2009-2010 is 1.055672%  (computed by the standard 1.0% of the property's assessed valuation (in accordance with Proposition 13, a property's assessed valuation is the original purchase price, plus the cost of improvements, based on the value of permits pulled, plus an increase in valuation of 2% per year) plus additional tax rates for voted bonded indebtedness) plus direct assessments of approx. $600-$700 per parcel for such items as school parcel taxes, etc.

Taxes are assessed for the fiscal year running from July 1st through June 30th, with property tax bills payable in two installments on December 10th and April 10th. If a property changes ownership during the year, a supplemental tax bill will be prepared prorating the tax increase due to a change in valuation over the remainder of the fiscal year. If a change in ownership occurs between January 1 and May 31 this will result  in two supplemental assessments and two supplemental tax bills. The first supplemental bill is for the remainder of the fiscal year in which the event occurred. The second supplemental bill is for the subsequent fiscal year.

Property Transfer Tax: The County of Los Angeles levies a transfer tax upon the sale of a property of $1.10 per thousand dollars of the sale price.

Police and Fire Protection:

Police, Fire and Paramedic services are contracted with Los Angeles County with the Los Angeles Sheriff's Department, and the Los Angeles County Fire Department.

Places of Worship:

The following places of worship are located in Rolling Hills Estates:

Rolling Hills Covenant Church - 2222 Palos Verdes Drive North
First Baptist Church of Palos Verdes - 28 Mocassin Lane
Rolling Hills United Methodist Church - 26438 Crenshaw
New Life Christian Church - 28340 Highridge Road
St. Lukes Presbyterian Church - 26825 Rolling Hills Road

Several other churches and synagogues are located in adjacent Rancho Palos Verdes


Population in July 2007: 7,824. Population change since 2000: +2.3%
Males: 3,798 (48.6%), Females: 4,026 (51.4%)
Elevation: 500 feet
County: Los Angeles 
Land area: 3.6 square miles
Zip code: 90274
Median resident age: 44.9 years
Median household income: $138,425 (year 2007)

For population 25 years and over in Rolling Hills Estates

  • High school or higher: 96.9%
  • Bachelor's degree or higher: 60.8%
  • Graduate or professional degree: 28.5%
  • Unemployed: 2.1%
  • Mean travel time to work: 31.9 minutes

    Crime in Rolling Hills Estates (2008)
    For additional Information on the City of Rolling Hills Estates, Click Here
  • 0 murder (0 per 100,000)
  • 2 rapes (26.0  per 100,000)
  • 8 robberies ( 104.2 per 100,000)
  • 824assaults (312.6 per 100,000)
  • 39 burglaries (508.3 per 100,000)
  • 3 auto thefts (39.1 per 100,000) crime index (2007)= 174.2(higher means more crime, US average = 320.9)

  • For more information about Palos Verdes and South Bay Real Estate and buying and selling a home on the Palos Verdes Peninsula, visit my website at . I try to make this the best real estate web blog in the South Bay Los Angeles and the Palos Verdes Peninsula. I would love to hear your comments or suggestions.

    Comment balloon 0 commentsMaureen Megowan • April 26 2011 08:17PM


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