By Michael Majid, Palos Verdes Peninsula real estate agent
Palos Verdes horse property is found mainly in three Peninsula cities: Rolling Hills, Rolling Hills Estates and Rancho Palos Verdes. Palos Verdes Estates generally prohibits livestock, with a narrow code exception for horses on a few specific parcels, and it is home to the city-owned Palos Verdes Stables. Each city has its own rules, so the first decision is which city you want to be in. I was born and raised on the Peninsula, and I check the zoning, the land and the permit history before a client buys or sells a horse property.
City | Where horses are allowed | How many horses |
|---|---|---|
Every residential lot must set aside at least 1,000 sq ft for a stable and corral | Set by the city's stable and corral rules; confirm with the city | |
The H (Horse) overlay district | Up to 4; more only with a special use permit that doesn't transfer to a new owner | |
Four Equestrian Overlay ("Q") Districts | Up to 4 by right on a developed lot of 15,000 sq ft or more, based on lot size; 5 or more need a city permit | |
Only a few specific parcels named in the city code | Confirm with the city |
Zoning is the starting point, but a single parcel can still be limited by CC&Rs, easements or permit history. Confirm the rules for the exact address with the city before you buy.
Rolling Hills is a small, private, gated city with wide equestrian trails along its streets and property lines, and it has the strictest equestrian standards on the Peninsula. Under the city's zoning code, every residential lot must set aside at least 1,000 square feet for horses: 450 for a stable and 550 for a corral. That applies whether or not the owner keeps horses, and the city enforces it when you apply to build a new house, an addition, a pool or certain accessory structures. The stable itself must be at least 200 square feet, and corrals must be at least 35 feet from the house and can't be built on any part of the lot steeper than 4:1.
If you're buying with plans to build, check the set-aside first, because it can limit where a pool, a guest house or an addition can go. My Rolling Hills guide covers the full stable and corral rules.
Rolling Hills Estates allows horses in its H (Horse) overlay district. A lot there can keep up to four horses, with at least 800 square feet of fenced corral area for the first horse and 300 more for each additional horse. Foals under a year old don't count toward the limit, and a miniature horse under 38 inches counts as half a horse. Before you buy, confirm the overlay and measure the usable corral area, not just the lot size.
Where the horse area sits matters as much as its size. The corral and any stable must be at least 35 feet from any house, including a neighbor's, and at least 10 feet from a swimming pool. If the neighboring lot is vacant, the stable must also be at least 25 feet from that property line. If you're planning a pool or an addition, map these setbacks first.
Like Rolling Hills, Rolling Hills Estates protects room for horses on H lots even when no one keeps them. The city won't issue a building permit that would eliminate space for an 800-square-foot horse area, at least 35 feet from any house and on ground no steeper than 25 percent. On a lot that doesn't have that space today, the rule kicks in when the home grows by more than 50 percent or more than half its walls are torn down within ten years. Owners with a hardship can apply for a variance.
You can also rent out horse stalls in Rolling Hills Estates, as long as the lot fully complies with the city code, including the four-horse limit (boarded horses count toward it) and the minimum corral area. The city doesn't treat stall rentals as a home occupation. If a listing advertises boarding income, ask how many horses are on the property and whether the corrals meet the code.
Keeping more than four horses takes a special use permit from the Planning Commission, and that permit doesn't transfer to a new owner when the property sells. If a listing advertises room for more than four horses, ask whether that count relies on the seller's permit.
Rancho Palos Verdes allows horses in four Equestrian Overlay Districts, known as the "Q" overlay, around Palos Verdes Drive East, Portuguese Bend, Ridgecrest and Via Campesina. Horses, goats and sheep are allowed there by right based on lot size: two on a developed lot of at least 15,000 square feet, plus one for each additional 5,000 square feet, up to four. Keeping five or six needs a large domestic animal permit from the city, and more than six needs a conditional permit. Each horse needs at least 400 square feet of fenced corral.
Part of the Portuguese Bend area sits inside the Greater Portuguese Bend landslide complex, so check land movement as well as zoning. My Rancho Palos Verdes guide explains what the landslide means for buyers and sellers.
If your home doesn't have room for a barn, you can board at one of these stables:
For riding lessons without owning a horse, Mystic Canyon Stable on Palos Verdes Drive North runs lessons and camps, and it often has a wait list. Call each one for current rates, availability and wait lists.
Rolling Hills Estates maintains a city bridle trail network and public riding rings, and the city's equestrian page cites more than 25 miles of bridle trails. Rolling Hills has nearly 30 miles of private bridle trails, maintained by the Rolling Hills Community Association, and riders need an RHCA-issued trail badge to use them. In Rancho Palos Verdes, the Palos Verdes Nature Preserve is owned by the city and managed with the Palos Verdes Peninsula Land Conservancy, and many of its trails are open to horses. Trail uses are set trail by trail, so check the city's trail map before you ride.
The Portuguese Bend National Horse Show is held each year at Ernie Howlett Park in Rolling Hills Estates. It's an A-rated show hosted by the Peninsula Committee Children's Hospital, has run for more than 65 years and raises money for Children's Hospital Los Angeles. It usually runs Friday through Sunday on the first weekend of September, with hunter, jumper and equitation classes.
Zoning tells you what is allowed. It doesn't tell you whether a lot actually works for horses. When I walk a property with a buyer, I look at:
Many horse-property sellers value privacy, and a pre-market launch fits that well. I reach the hyper-local agents first, then the South Bay agent pool, then more than 10,000 LA-area agents, and I attend every showing personally. On Eastvale Road, I sold a horse property off-market because the sellers didn't want family to know they were planning to move. We got top dollar for the home.
Thinking about buying or selling a horse property on the Palos Verdes Peninsula? Call or text me directly at 310-592-1243 or request a home valuation, and I'll walk you through the rules, the land and what the property is worth.
Rolling Hills, Rolling Hills Estates and Rancho Palos Verdes are the Peninsula cities with horse zoning. Rolling Hills requires a stable and corral set-aside on every residential lot, Rolling Hills Estates allows up to four horses in its H (Horse) overlay district, and Rancho Palos Verdes allows horses in four Equestrian Overlay Districts. Palos Verdes Estates generally prohibits livestock, except on a few specific parcels named in its code.
No. But every residential lot in Rolling Hills must have an area set aside for a stable, a corral and access to them, at least 1,000 square feet in total, even if you never keep a horse.
Up to four, in the city's H (Horse) overlay district. Foals under a year old don't count, and a miniature horse under 38 inches counts as half a horse. A lot needs at least 800 square feet of fenced corral area for the first horse and 300 square feet for each additional horse, and the corral and stable must be at least 35 feet from any house and 10 feet from a pool. Keeping more than four takes a special use permit from the Planning Commission.
Yes, as long as the lot fully complies with the city code, including the four-horse limit (boarded horses count toward it), the minimum corral area and the rule against driving vehicles on bridle trails. The city doesn't treat horse stall rentals as a home occupation.
Not always. In the city's four Equestrian Overlay ("Q") Districts, a developed lot of at least 15,000 square feet can keep two horses by right, plus one more for each additional 5,000 square feet, up to four. Five or six horses need a large domestic animal permit, and more than six need a conditional permit.
Generally no. Palos Verdes Estates prohibits livestock except horses on a few specific parcels named in its municipal code. Horse owners in the city can board at Palos Verdes Stables on Via Opata.
Rolling Hills Estates, Rancho Palos Verdes and Palos Verdes Estates each have a boarding stable. The Peter Weber Equestrian Center on Crenshaw Boulevard is the City of Rolling Hills Estates' municipal boarding stable, the Portuguese Bend Riding Club on Narcissa Drive in Rancho Palos Verdes offers boarding, lessons and training, and Palos Verdes Stables on Via Opata is owned by the City of Palos Verdes Estates. Call each stable for current rates and wait lists.
No. A Rolling Hills Estates special use permit to keep more than four horses doesn't transfer to a new owner when the property sells.
Before you Buy or Sell, Get the Intel.