Manhattan Beach real estate is among the most sought after in Los Angeles County. There are five MLS sections found in Manhattan Beach with various sub-sections within. Brimming with mature trees and not far from the beach and Downtown areas, the Tree Section has a natural, almost rural feel, while the Sand Section sharestight knit neighborhoods that are laced with non-traditional walk-streets. Amazing panoramic ocean and city views can be enjoyed from the many estate homes perched high in the Hill Section, or one can retreat behind the gates of The Village, Manhattan Beach's onlyprivate gated community. Finally, the expansive lots, sidewalks, and quiet feel of the Manhattan Heights, Liberty Village and Mira Costa Sections of East Manhattan Beach offer a more traditional neighborhood feel east of Sepulveda Blvd.
Beachfront property is the coveted dream of many Southern California homeowners and residents. The Manhattan Beach Strand is home to some of the most valued real estate along the California coastline. There's not much standing between a home on The Strand and sand between the toes. Real Estate along The Strand has historically set sales records into the mutli-million dollar range.
There are 44 blocks of Strand property along the City of Manhattan Beach's coastline. Strand properties between 45th St and Rosecrans Avenue are considered part of El Porto, which is Manhattan Beach's northernmost part of the Sand Section.
Along The Strand there is a mixture of single family homes, townhomes, and residential mutli-family properties. Parking for homes along The Strand is accessed along Ocean Drive. Vehicle access to Ocean Drive is controlled and semi-limited to homeowners which allows for a very exclusive lifestyle. Corner lots and properties located closer to the Pier and Downtown areas tend to attract most Strand buyers.
Strand residents enjoy ease of beach access for surfing, beach volleyball, and a quick stroll or bike ride with accessibility to the Downtown area. South Manhattan Beach Strand residents enjoy the benefits of easily reaching into Hermosa Beach to experience the neighboring downtown area and community events in the city next door. A paved concrete path officially known as the Marvin Braude Bike Trail, runs as far north as Santa Monica and ends in the south at the base of the Palos Verdes Peninsula.
Residents of The Strand typically attend either Grandview Elementary school North of the Pier or Robinson Elementary School South of the Pier.
Homes for sale in the Sand Section of Manhattan Beach typically are some of the most sought after in the local market, for their proximity to Downtown Manhattan Beach and the hometown feel afforded by the many walk streets. Walk streets in Manhattan Beach date back to the turn of the century through about 1930. They are situated so that homes open to a concrete walk path while driving and parking are located in the rear of the lot, along the alley side. This allows for homeowners to enjoy open, sunny patios and ease of access to the nearby beach.
With only pedestrian traffic along the front of the home, families are drawn to walk street living for the close knit-community feel and the safety of youngsters. Halloween is a very popular time of year for the ease of walk street living is very conducive to safely walk from house to house and the Sand Section community goes all out at Halloween.
Lots and home values in the Sand Section can be tricky as they can vary from land-locked half lots to the rare double lot. South facing vs. north facing lots have a trend of garnering different value, and flat walk streets vs. those on a hill can also change home prices drastically, even thought homes can be just a few feet or a few blocks away from each other.
South Manhattan Beach locations are favored even though North Manhattan Beach Sand Section locations have their benefits as well. South Manhattan Beach Sand Section properties tend to have flatter walk streets and are very walk-able to dining spots favored by locals. Students attending Robinson Elementary in South Manhattan Beach are known to enjoy walking and biking to school.
The Gaslight District is a handful of streets close to Marine Ave. that are lined with original, functioning gas burning lamps. They offer a beautiful glow at night and remind us of the historic early days of Manhattan Beach. Homes in this area are generally on lots that measure 25 to 30 ft frontages.
El Porto is a great place to consider breaking into Sand Section living as prices tend to be more attainable. Income properties are more prevalent in El Porto which allows many the opportunity to live in one unit while creating rental income from the other unit. North Sand Section living allows for shorter commute times to Downtown Los Angeles and nearby Silicon Beach while also being closer to popular dining and shopping options at The Pointe in El Segundo.
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The Hill Section is distinguished from the other five sub-sections of Manhattan Beach by the simple fact that the neighborhood's boundaries sit on a hill overlooking the Pacific Ocean. In a densely populated beach town, the Hill Section offers larger than average lots, providing room for expansive custom homes with pools and yards while still capturing impressive ocean views and allowing for a quick walk or bike ride Downtown or to the beach. Because of this incredible blend of amenities, the Hill Section has quickly become some of the most sought after real estate in all of Southern California.
There are few mutli-family zoned properties in the Hill Section, only two streets that cut through from Sepulveda Blvd to the Sand Section, and only a small handful of commercial properties found along one border street, making the area almost exclusive feeling as residents-only mainly come and go along the streets.
Many homes located on the West side of the hill enjoy sweeping views towards Catalina Island, while homes on the North or East side of the hill can capture incredible views of Downtown Los Angeles. Lot sizes range from just under 4,000 sf to some that are well over 15,000 sf. The average lot size in the Hill Section is appx. 7,000 sf allowing for a larger single family home with plenty of room for a backyard, and more space between neighbors.
Most of the Hill Section is within a short walk or bike ride to Downtown and the beach. It is common for homeowners in the Hill Section to access Downtown Manhattan Beach by way of the city's greenbelt/jogpath that runs north to south and offers a safe footpath to enjoy a tree-lined walk or job to the center of town and/or the beach.
Residents of the Hill Section typically attend either Robinson Elementary school or Pacific Elementary School. Home prices in the Hill Section of Manhattan Beach can range between $3 million and $20 million, depending on many variables.
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The Manhattan Beach Tree Section finds a delightful mix of older, yet renovated, traditional beach homes that enjoy larger backyards and even fenced front yards set among many newer homes that offer larger living spaces while still capturing some outdoor space. The Tree Section is named so because of the street names: Pine Ave., Oak Ave., Elm Ave., etc. This neighborhood also features tree lined streets and there are city regulations in place to protect the trees.
The Tree Section's boundaries begin East at Sepulveda Blvd. (on the west side of Sepulveda) and extend North to Rosecrans Ave., South to Manhattan Beach Blvd., and stops West where the Sand Section begins. it is made up almost entirely of residential properties with a handful of commercial properties only along the boundary streets. There are few streets with sidewalks in the Tree Section, which makes for wider streets in a densely populated neighborhood that is quite close to the beach.
Lots in the Tree Section are typically 40 feet wide and can vary from about 110 ft to 135 ft deep. There are rare "double" and sometimes even "triple" lots in the Tree Section and prices for these properties usually soar. A small section near 12th and 13th streets that often get confused for Sand Section homes because of their proximity to the beach and Downtown areas. 31st Street in the Tree Section is a special street because it is lined with both beautiful trees and original gas burning street lamps, which offers a whimsical charm that sets 31st Street apart.
American Martyrs is a small section of the Tree Section that gets its name from its proximity to American Martyrs Catholic Church and school, which often doubles as a community gathering place and the school's sports fields are used on weekends for little league and soccer games. 15th through 18th St near American Martyrs church offer lots that are slightly wider with 50 ft frontages. Some homes in this area can capture a small ocean view.
The majority of homeowners in the Hill Section are slated to attend Robinson Elementary school with a small section slated for Pacific Elementary school. Students move upwards to attend Manhattan Beach Middle School and Mira Costa High School.
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East of Sepulveda Blvd. in Manhattan Beach is where you find homes in more of a traditional neighborhood layout, with a grid format of streets and sidewalks that begin at the northern border of the area in what is known as the Poet's Section (named for famed poets such as:Tennyson, Keats, Longfellow, and Shelly). The street names then move north and start to take after last names of early American tycoons, then they are numbered from 1st St through 23rd St. The outlying borders of East Manhattan Beach begin South at Artesia Blvd., East at Aviation Blvd., West along Sepulveda Blvd., and North along Marine Avenue.
East Manhattan Beach is broken into sub-sections: Terraza Estates, Mira Costa, Liberty Village and Manhattan Heights. The Village is sometimes included in conversations about East Manhattan, though The Village has falls within its own official real estate section of Manhattan Beach.
Terraza Estates is the small sub-section of East Manhattan Beach where you can find some of the largest lots available in the beach cities, ranging up to over one half acre in some cases. It is tucked away from major streets and generally, the roads in this area are only travelled by residents. The homes are spread apart from each other and offer plenty of privacy and seclusion while still being within a short drive to the beach.
The Mira Costa Section of East Manhattan are the homes that surround Mira Costa High School. Terraza Estates falls within this section but prices are not relative to the same comparables between homes within the Mira Coasta section. Typically in the Mira Costa section homes are larger and offer large backyards. Most of the homes in Manhattan Beach that have pools are located in this neighborhood because many lots are a big as 7,500 sf. Some homes that are located on the crest of a hill can achieve a view of the sparkling lights of Downtown Los Angeles.
Liberty Village is a pocket of post-war era homes located between Manhattan Beach Blvd. and Marine Ave. The unofficial border to the west is N. Peck Ave. Residents of Liberty Village enjoy being within walking distance to Polliwog Park, the City of Manhattan Beach's largest public park and the site of the famed Summer Concerts in the Park series. Adjacent to the park is Begg Pool which is open during the summer for classes and recreational swimming as well as the Polliwog Dog Run. On the other side of Polliwog Park is the area just west of Liberty Village known as Manhattan Heights. This small sub-section of East Manhattan is nestled between Peck Ave. and Meadows Ave, bordered to the south by Manhattan Beach Blvd. and to the north by Marine Ave. Here the lots can tend to be a little smaller, however many homes can catch a glimpse of Downtown LA. Liberty Village/Manhattan Heights is still home to many original homes that have been updated and remodeled. The affordability factor in this section, along with the proximity to the park and local schools, is a large draw to young families just moving to the area.
There is a very small triangle on the East side of Aviation near 2nd St that is part of Manhattan Beach though often confused for North Redondo Beach. There is a small HOA of townhomes in this section known as Manhattan Pointe.
Those who reside in East Manhattan Beach typically have the easiest school commutes because Mira Costa High School, which services all of Manhattan Beach, Manhattan Beach Middle School, and Meadows and Pennykamp Elementary schools are all located in this area. Homes south of Manhattan Beach Blvd. are slated to attend Pennykamp Elementary while homes north of Manhattan Beach Blvd. are slated to attend Meadows Elementary. Other schools such as Manhattan Pre-School, and the Manhattan Academy are also located in East Manhattan Beach.
Manhattan Village is the only gated community within the City of Manhattan Beach. It is located East of Sepulveda Blvd. and North of Marine Ave. The 400 homes within The Village operate within an HOA. Community amenities include private security guard patrols, community pools and spas, and abundant greenbelts and open spaces between homes. Some of the homes within The Village enjoy views of the golf course. The golf course is not a part of The Village HOA, but the community is adjacent to it allowing for residents to easily access the course for recreation.
There are three categories of homes within The Village: The Estate Homes, The Town Homes and The Court Homes. Estate Homes are located on the western edge of The Village and are larger SFR style homes, ranging from 3-5 bedrooms and averaging between 2,000 and 3,000 sf and they usually with private backyards and/or patios. The Town Homes are side-by-side units, offering coveted "end unit" living. They range in size from 1,400 to 2,000 sf. Many of The Townhomes enjoy greenbelt or golf course views. They have large, private patios and a handful of The Townhomes are single level homes with no stairs. These are highly sought after. The Court Homes are attached condominium style townhomes ranging from 2-3 bedrooms and averaging 1,400 to 2,000 sf in size. They are arranged so that each "court" encompasses a central, landscaped courtyard with the homes looking out over the greenbelt areas.
There is a private gate on the west perimeter of the community where residents can have immediate and easy access to the Manhattan Village Mall and shopping center. Both privacy and convenience are big draws to living within the gates of The Village. The Manhattan Village Mall and shopping center offers a grocery store, drug store, boutique shops and restaurants, banks, and a small community mall with favorite stores such as Macy's, Pottery Barn and Williams Sonoma right in the backyard of The Village.
Residents within The Village are slated to attend Meadows Elementary, MBMS, and Mira Costa High School.