To our Scherb Homes family and friends,

We often hear a version of the same question: “What’s really happening in Valmonte?” Not just what’s for sale, but what is actually trading, where buyers are stepping in, and how that should inform decisions if you’re thinking about buying or selling in 2026.

To answer that properly, we reviewed recent closed sales in the Valmonte neighborhood of Palos Verdes Estates, breaking them down by price band. This is the same approach we use when advising our own clients — looking past headlines and into the details that actually move the market.

One important clarification up front: there were meaningful Valmonte sales above $4M, including 4005 Via Campesina, and they deserve to be understood in context rather than overlooked.

Why this matters: when buyers and sellers understand where activity truly occurs, they make better decisions and avoid relying on incomplete narratives.

Price Band Breakdown

Closed Sales in Valmonte

Under $2,000,000

This remains the most competitive and emotionally charged segment of Valmonte.

Number of sales: approximately 7

Typical days on market: roughly 12–35 days, many under 20

Pricing behavior: several sold at or near asking, some above

Condition profile: mostly original or lightly updated homes with renovation or expansion potential

Representative examples:

109 Via Ardilla – $1,949,000 (our listing)

2737 Via Capay – $1,810,000

3616 Via La Selva – $1,725,000

3421 Palos Verdes Drive North – $1,600,000

2920 Via La Selva – $1,765,000 in 31 days

116 Via Alameda – $1.99M off market

Key takeaway: this price band has the deepest buyer pool. Well-priced homes move quickly, and buyers need to be prepared before the right home appears.

$2,000,000 to $3,000,000

This range functions as Valmonte’s “decision zone.”

Number of sales: approximately 4–5

Typical days on market: about 30–120 days

Pricing behavior: more price reductions and negotiated outcomes

Condition profile: larger homes with buyers expecting either strong updates, space, or views

Examples include:

4300 Via Alondra – $1,985,000 after multiple reductions

4420 Via Pinzon – $2,000,000

405 Via Colorin – $2,450,000 in just 6 days (our sale)

105 Via Capay - $2,550,000 (Our listing)

Key takeaway: value clarity matters here. Homes that are priced correctly and feel emotionally compelling still move quickly. Homes that miss the mark take time.

$4,000,000 and Above

This segment does exist in Valmonte, but it behaves very differently.

The clearest example from the data:

4005 Via Campesina – closed at approximately $5.21M after listing at $5.25M

5 bedrooms, 5 bathrooms, approximately 4,326 sq ft

Price per square foot around $1,200

Closed in summer 2025

Why these sales are often missed:

• They are rare and highly specialized

• They involve newer construction, major rebuilds, or exceptional finishes

• Buyer pools are smaller and more discretionary

• They are not representative of the typical Valmonte housing stock

Typical characteristics of $4M+ Valmonte sales:

Longer days on market

Negotiated pricing rather than bidding wars

Buyers comparing against Lunada Bay, bluff locations, and Manhattan Beach

Homes that feel closer to custom estates than classic Valmonte ranch homes

Key takeaway: these sales are real, but they do not reset pricing for the broader Valmonte market. Using them as blanket comps for most Valmonte homes is a mistake.

Why Our Listings Worked

109 Via Ardilla – $1,949,000

Sold at asking in 12 days because it hit the most competitive price band, was move-in ready, and still offered future upside.

405 Via Colorin – $2,450,000

Sold in just 6 days, reinforcing a consistent truth: when pricing and emotion align, buyers act decisively, even above $2M.

105 Via Capay

Positioned for buyers who understand Valmonte’s long-term value and are comfortable renovating for location.

What This Means for Buyers Thinking About 2026

Inventory will remain limited

Valmonte does not experience inventory surges, even in slower markets.

Under $2M will stay competitive

This is where demand is deepest and preparation matters most.

Mid-range homes must justify value

In the $2–3M range, buyers expect clarity. Ambiguity leads to longer timelines.

High-end sales are the exception, not the rule

Homes like 4005 Via Campesina show what’s possible, but they are not the norm.

South Bay Context

Where the Market Is Heading

Across the South Bay, the market is normalizing rather than swinging dramatically. Interest rates have stabilized, buyer confidence is improving, and well-priced homes continue to sell. Neighborhoods with lifestyle, schools, and long-term desirability — like Valmonte — continue to command attention.

Looking ahead to 2026, we expect continued competition for the best homes, patience required for anything overpriced, and increasing emphasis on micro-location and condition.

Our Guidance Based on Experience

For buyers: know your price band, track days on market closely, and stay open to upside opportunities.

For sellers: pricing is a strategy, not a statement. The strongest outcomes still come from homes that feel fair on day one.

For anyone watching: education beats timing. Understanding how Valmonte actually trades is your greatest advantage.

If you’d like to talk through Valmonte in more detail, review off-market opportunities, or plan ahead for a 2026 purchase or sale, we’re always happy to connect.

Contact Cliff of the Scherb Homes Group

310-696-6648

Cliff@ScherbHomes.com