Imagine stepping out your back door, saddling up, and being on a quiet bridle trail within minutes. If you love horses and want a rural feel without giving up Los Angeles access, Rolling Hills Estates should be on your short list. Buying an equestrian property here is different from a typical home purchase, and the details matter. In this guide, you’ll learn how to evaluate zoning, trail access, barns and arenas, due diligence, and value drivers so you can buy with confidence. Let’s dive in.
Why Rolling Hills Estates
Rolling Hills Estates sits on the Palos Verdes Peninsula, a pocket of Los Angeles County known for its longstanding equestrian culture. You’ll find large lots, private bridle trails, and ranch‑style homes that are rare in denser parts of the city. Affluent owner‑riders value the ability to keep horses at home, enjoy private turnout, and reach trails without trailering. Expect premium pricing for larger parcels with well‑designed, permitted equestrian improvements.
Neighboring Rolling Hills is a private, gated community with its own equestrian heritage and stricter private rules. Both areas share the Peninsula’s lifestyle, yet each property can fall under different regulations. Your first step is understanding exactly which rules apply to the parcel you are considering.
Zoning and permits basics
Know your jurisdiction
Start by confirming the property’s jurisdiction. Properties inside Rolling Hills Estates follow the city’s municipal code and permitting processes. Some parcels sit within the private community of Rolling Hills, which has its own governing documents and design review. In edge cases, Los Angeles County rules may apply. Always verify where the property is regulated before you plan improvements.
What equestrian use is allowed
Local codes define animal keeping, stables, and commercial equestrian activity. The allowed number of horses is often tied to lot size, and commercial uses like boarding or lessons may be restricted or require a conditional use permit. Ask the city or HOA to confirm whether your anticipated uses are permitted by right or need additional approvals.
Permits and approvals
Accessory structures such as barns, tack rooms, loafing sheds, and arenas usually require building permits and must meet setback, height, and construction standards. Arena grading and drainage can trigger grading permits, and electrical or plumbing in outbuildings requires separate permits. If a septic system is present, confirm capacity and permit history for any barn wash or plumbing fixtures.
CC&Rs and private rules
If the property is in an HOA or a private community, Architectural Review Committee approval is often required before exterior changes or new structures. CC&Rs can limit the number and type of animals, prohibit boarding or paid lessons, and regulate noise and hours of operation. Obtain the current CC&Rs and any recorded amendments before you make an offer.
Trails and easements
Trail types and access
Trail networks on the Peninsula can be public, HOA‑maintained, or private via recorded easements. Some homes have direct gates to bridle trails, while others rely on trailer access to a public trailhead. Direct access typically improves daily convenience and can boost marketability.
Maintenance and costs
If the trails are private or HOA‑maintained, there may be assessments, volunteer requirements, or special maintenance rules. Request the trail maintenance budget and recent repair history so you understand ongoing obligations and upkeep standards.
Rules, etiquette, and liability
Expect local rules for right of way and dog policies, and note any seasonal closures. Liability for trail use depends on ownership and recorded easements. Review HOA documents and easements for indemnity clauses, insurance needs, and whether access can change.
Verify easements in escrow
Ask for a current trail map, recorded easements, and any access agreements. Walk the route from the property to the trail to inspect gates, fencing, visibility, and slope. Confirm whether a neighbor can close a gate or restrict access in the future.
Barns, paddocks, and arenas
Barn layout and safety
Common stall sizes range from 10×10 to 12×12 for general use, with larger stalls preferred for bigger breeds. Look for a practical layout with a secure tack room, feed storage that meets fire separation standards, and a wash or grooming area with proper drainage. Ventilation, safe electrical, and ample lighting are key for horse health and evening chores.
Turnouts and manure management
Owners often prefer a mix of smaller run‑outs for quick turnout and larger paddocks for regular exercise. Three‑sided shelters should be oriented to block prevailing winds. Plan for manure storage away from water sources and a removal schedule, plus clear access for trucks or trailers.
Fencing details
Post‑and‑rail wood, pipe, vinyl, and wire with visibility treatments are common. Fencing should be sturdy and free of protruding nails or rot. Gates should allow easy trailer and hay truck access, typically 12 to 16 feet wide, and hardware should be secure and horse‑safe.
Arenas and footing
Footing options include sand blends, crushed rock, or customized materials. Good drainage is essential to avoid ruts and standing water. Typical outdoor arena sizes range from 60×120 to 100×200, subject to setbacks and grading rules. Lighting and perimeter fencing improve safety and extend riding hours, but neighbor light and noise standards may apply.
Utilities, access, and slope
Confirm adequate water supply for horses and irrigation, along with hydrant proximity or on‑site water storage solutions. Evaluate septic capacity if wash areas or tack room plumbing connect to the system. Look for level space to park and turn a truck and trailer. Flat or gently sloped areas are best for arenas and paddocks. Steep slopes often increase grading and erosion control costs.
Fire safety and defensible space
This is a wildfire‑prone region. Maintain defensible space around houses and barns, use noncombustible hay storage practices, and keep access routes clear for emergency vehicles. Confirm brush clearance requirements with the local fire agency.
Due diligence checklist
Use this quick checklist to protect your investment:
- Confirm jurisdiction, zoning designation, and permitted equestrian uses for the parcel.
- Obtain CC&Rs, ARC guidelines, and recorded amendments for any HOA or private community.
- Request as‑built plans, permits, and inspection records for barns, arenas, and outbuildings.
- Verify recorded trail easements, trail maps, and any maintenance agreements.
- Inspect barns and outbuildings for structural integrity, ventilation, and safe electrical.
- Assess fencing for stability, visibility, and hazards; confirm gate widths and hardware.
- Evaluate soil, drainage, and erosion risks in paddocks and arenas.
- Confirm septic capacity and any plumbing tied to barns or wash areas.
- Review brush clearance, defensible space, and fire access requirements.
- Budget for ongoing costs such as manure removal, fencing repairs, footing maintenance, and water usage.
Services, logistics, and insurance
Local equine support
Before you buy, confirm access to veterinary care, farriers, equine dentists, and feed or hay suppliers. Ask about response times and availability for emergencies. If you will supplement with boarding or training, identify nearby facilities and typical waitlists.
Insurance and liability
Many homeowners policies require endorsements for horse ownership. For valuable horses, mortality and major medical coverage are common. If you plan any paid activity such as boarding, lessons, or training, expect to need additional zoning approvals and separate commercial insurance. Consult a broker who understands equine exposures.
Resale and value drivers
Permitted, well‑maintained facilities with direct trail access typically command stronger resale interest. Clear paperwork and compliant improvements reduce friction for buyers and lenders. Unpermitted structures, unresolved code issues, or uncertain trail access can limit your buyer pool and complicate financing. Align your plans with the local code and CC&Rs early so your investment supports long‑term value.
How we help
Buying an equestrian property is part lifestyle, part land‑use evaluation, and part construction review. You deserve a team that navigates zoning, CC&Rs, permits, and trail easements with precision while protecting your privacy. With legal‑minded representation, deep South Bay relationships, and a specialized practice for equestrian clients, the Lauren Forbes Group helps you source, evaluate, and secure the right property with confidence. If you’re considering a move on the Peninsula, connect with the Lauren Forbes Group to schedule a private consultation.
FAQs
How many horses can I keep in Rolling Hills Estates?
- The allowed number is typically tied to lot size and local code, and HOA rules may be stricter. Confirm the parcel’s zoning and any CC&Rs before you buy.
Are boarding or paid lessons allowed at my property?
- Commercial equestrian uses are often restricted or require a conditional use permit. Verify with the city and any HOA before planning income‑producing activities.
How can I confirm trail access from a specific home?
- Request recorded easements, current trail maps, and any HOA maintenance agreements, and walk the route to check gates, slope, and sightlines.
What inspections should I order for barns and arenas?
- Ask for structural evaluations of barns and outbuildings, fencing safety checks, soil and drainage assessments, and verification of permits and as‑built plans.
What most affects resale value for equestrian homes here?
- Permitted, well‑maintained facilities and reliable direct trail access typically enhance marketability, while unpermitted structures or unclear access can reduce buyer interest.