Venice is a beach neighborhood inside the City of Los Angeles, with nearly three miles of coastline between Santa Monica and Marina del Rey. Daily life here happens on foot: the canals, the walk streets, Abbot Kinney Boulevard and the boardwalk. Homes run from early 1900s cottages to new modern builds, and over the last year houses in ZIP 90291 sold at a median of $2.4 million, condos at about $1.2 million.
Updated October 2026
Venice at a glance
| Venice | |
|---|---|
| Jurisdiction | City of Los Angeles since 1926. Most of Venice sits in the California Coastal Zone |
| ZIP codes | 90291. The Oxford Triangle and the Peninsula use 90292 |
| Homes | Cottages and bungalows, canal and walk-street homes, modern rebuilds, condos, small multi-unit buildings. The median home was built in 1948 |
| Median sale price | Houses $2,400,000. Condos $1,199,037 (ZIP 90291, 12 months to October 2026) |
| Sales in the last 12 months | 230 houses and 43 condos |
| School district | Los Angeles Unified |
| Transfer tax | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million |
| Getting out | Lincoln Boulevard north to the 10 and south toward LAX. The 90 starts at the edge of Marina del Rey |
My work in Venice
I work out of Coldwell Banker’s office on Main Street, and in 2025 I was the #1 agent in the Coldwell Banker Venice and Playa Vista offices. I’m also among the top 1.5% of U.S. agents by sales volume, verified by RealTrends.
Venice sales I’ve worked on include:
- 3011 Clune Avenue, $2,720,000
- 438 Sherman Canal, $2,249,000
- 237 Howland Canal, $2,010,000
- 416 Sherman Canal, $1,899,000
- 2433 Cloy Avenue, $1,425,000
- 2004 Louella Avenue, $1,405,000
- 215 Venice Way, $1,365,000
- 633 Flower Avenue, $1,359,000
- 2205 Ocean Avenue, $745,000
Venice leases I’ve handled for owners and tenants include:
- 3011 Clune Avenue, $7,800 a month
- 2615 Naples Avenue, $5,000 a month, leased twice
- 215 Venice Way, $4,800 a month
- 753 Brooks Avenue, $4,300 a month
Venice, pocket by pocket
From a distance Venice reads as one neighborhood. Up close it’s a set of pockets, each with its own layout and pace.
The Canals
Abbot Kinney dug the canals in 1905 as part of his Venice of America. Most were filled in 1929 to make roads, and six remain: Carroll, Linnie, Howland and Sherman running east to west, Eastern and Grand running north to south. Since a full restoration in the early 1990s, homes face public walkways along the water, with arched footbridges overhead and small boats tied up out front. The district has been on the National Register of Historic Places since 1982, and tide gates flush the water about twice a week.
Silver Triangle
The southern tip of Venice, between the canals, Abbot Kinney and Washington Boulevard, right up against Marina del Rey. Mostly single-family homes on quiet streets, a short walk to the sand, the canals and the restaurants along Washington.
Walk Streets
Some Venice homes have no street out front at all. Their front doors face pedestrian walkways lined with gardens, and cars come in from the alley behind. You’ll find them in North Venice near the beach and in Milwood, where Marco, Amoroso and Nowita Places run between Lincoln Boulevard and Shell Avenue. New building on the walk streets has been held to 28 feet, which keeps the walkways open to light.
Milwood and Presidents Row
The blocks between Abbot Kinney and Lincoln, north of Washington Boulevard. A residential grid of older cottages, duplexes and newer builds, a few minutes on foot from both Abbot Kinney and the shops on Lincoln.
Oxford Triangle
A small triangle south of Washington Boulevard and west of Lincoln, with Marina del Rey on two sides. It has its own city specific plan, shaped by the neighborhood in the early 1990s, and uses the 90292 ZIP code. Mostly single-family homes on short, quiet blocks.
Penmar
East of Lincoln, the streets around Penmar Park and the Penmar Golf Course, a nine-hole city course on Rose Avenue. A quieter, residential corner of Venice, with Mar Vista and Santa Monica just beyond.
Where I eat and drink in Venice
Venice runs on foot. A good day here barely touches the car. These are my go-tos, from first matcha to last slice.
Morning matcha
Alfred
Abbot Kinney Boulevard
Go for the matcha.
Coffee
Intelligentsia or Blue Bottle
Abbot Kinney Boulevard
Two Abbot Kinney coffee bars a few blocks apart. Pick either.
The walk
Abbot Kinney, end to end
With a stop at Salt & Straw
Walk the whole boulevard and grab a scoop along the way.
Weekend brunch
Great White
Pacific Avenue
Across from the Venice sign, a block from the sand.
Lunch
All’Antico Vinaio
Abbot Kinney Boulevard
Order a schiacciata, the Florentine sandwich.
Dinner: seafood
Dudley Market
Dudley Avenue
Get the Dudley burger or whatever fresh fish is on the menu, steps off the boardwalk.
Dinner: pasta
Felix
Abbot Kinney Boulevard
Evan Funke’s handmade pasta, rolled in a glass-walled room you can watch from your table.
Dinner: Indian
Badmaash
Abbot Kinney Boulevard
The chicken tikka poutine is one of my favorite dishes in the city. The ghost chili lamb vindaloo is the other standout.
Dinner: takeout
Gjelina Take Away
Abbot Kinney Boulevard
Order the guanciale pizza.
Burger
The Win~Dow
Rose Avenue, at American Beauty
A walk-up window for a burger and fries, eaten outside a few blocks from the beach.
Want more ideas? See Eater LA’s guide to Venice restaurants and The Infatuation’s best restaurants in Venice.
Venice market snapshot
Over the last 12 months in ZIP 90291, houses sold at a median of $2.4 million and condos at about $1.2 million. Homes priced to the market moved fast: 60% of houses and 56% of condos sold within their first 30 days on the market, at or just above asking.
| ZIP 90291, October 2025 to October 2026 | Houses | Condos |
|---|---|---|
| Homes sold | 230 | 43 |
| Median sale price | $2,400,000 | $1,199,037 |
| Median days on market | 20 | 19 |
| Average sale price vs. asking | 98.5% | 99.65% |
| Sold within 30 days | 60% | 56% |
The homes that sat told a different story. Houses still on the market after 60 days sold at an average of 93% to 96% of asking.
Source: TheMLS, closed single-family and condo/co-op sales in ZIP 90291, October 2025 to October 2026. Information deemed reliable but not guaranteed.
Search Venice homes
Buying in Venice: what buyers get wrong
Four assumptions I walk buyers through before they write an offer here.
“We’ll rent it out when we travel.” Los Angeles allows short-term rentals only in your primary residence, meaning the home you live in at least six months a year. You register with the city, and stays are capped at 120 nights a year unless you qualify for an extended registration. A second home or a guesthouse bought for vacation-rental income doesn’t qualify.
“We’ll add a second story later.” Most of Venice sits in the California Coastal Zone. Additions and rebuilds generally need a coastal development permit, and in parts of Venice a second permit from the Coastal Commission, on top of the Venice Coastal Zone Specific Plan’s rules on height, setbacks and parking. Plan in months, not weeks.
“Parking will work itself out.” On the walk streets and along the canals, homes face the walkway and cars come in from the alley. Guests, deliveries and moving day all run through that alley, and street parking near the beach fills fast on weekends. Rebuilds also carry on-site parking requirements under the Venice plan.
“Flood insurance is for beachfront homes.” Parts of the canal district sit in a FEMA flood zone, where lenders require flood insurance. Look up the exact parcel on FEMA’s flood map and price the policy before you write an offer.
Selling in Venice: what to know
My listing results. Across my listings, homes have averaged 24.2 days on market and 101.56% of the asking price, and 71.6% have sold at or above asking within the first three weeks.
Transfer taxes. Venice is inside the City of Los Angeles, so a sale carries the city’s $4.50 and the county’s $1.10 per $1,000 of price. On sales closing from July 1, 2026, Measure ULA adds 4% of the full price on sales above $5.4 million and below $10.9 million, and 5.5% at $10.9 million and up. The contract decides who pays, and it usually falls to the seller.
Permits in a folder. Buyers here ask about permits early, because of the coastal rules above. Pull your permit history and any coastal approvals before you list, so questions get answered the same day.
Schools
Venice is served by Los Angeles Unified. Public schools in and around the neighborhood include Westminster Avenue, Coeur d’Alene Avenue and Broadway elementary schools and Venice High School. Assignment depends on the exact address, so confirm it with LAUSD before you commit to a house.
Getting around
Most errands happen on foot or by bike. The beach bike path runs along the sand north to Santa Monica and south toward Marina del Rey. By car, Lincoln Boulevard is the spine: north to the 10, south toward LAX, about 6 to 7 miles away. The 90 begins at the edge of Marina del Rey, and Metro and Big Blue Bus lines run along Lincoln and Venice Boulevard.
Questions buyers and sellers ask
Is Venice its own city?
No. Venice was its own city until Los Angeles annexed it in 1926. Today it’s a neighborhood of the City of Los Angeles, so city rules apply: LA transfer taxes including Measure ULA, the city’s short-term rental ordinance and city permits, plus coastal rules across most of the neighborhood.
What ZIP code is Venice?
Most of Venice is 90291. The Oxford Triangle and the Marina Peninsula use 90292, a ZIP code Venice shares with Marina del Rey.
Can I rent my Venice home on Airbnb?
Only if it’s your primary residence, where you live at least six months a year. You register with the city, and stays are capped at 120 nights a year unless you qualify for an extended registration. HOA rules can prohibit short-term rentals even where the city allows them.
Do I need a permit to remodel a home in Venice?
Small interior projects usually need only standard city permits. Additions, second stories and rebuilds in the Coastal Zone generally need a coastal development permit, and some areas need Coastal Commission approval as well, plus Venice Specific Plan review of height, setbacks and parking.
Are the Venice Canals in a flood zone?
Parts of the canal district are in a FEMA flood zone, where mortgage lenders require flood insurance. It depends on the parcel, so check the address on FEMA’s flood map and get an insurance quote during your inspection period.
Does the LA mansion tax apply in Venice?
Yes. Venice is inside the City of Los Angeles, so Measure ULA applies: 4% of the full price on sales above $5.4 million and below $10.9 million, and 5.5% at $10.9 million and up, for sales closing on or after July 1, 2026. The thresholds adjust every July.
Nearby areas
- Santa Monica, to the north
- Marina del Rey, to the south
- Mar Vista and Del Rey, to the east
- Playa Vista, a few minutes southeast
- Culver City, farther east
Thinking about Venice?
Whether you’re buying your first place here or selling a home you’ve had for years, I’ll walk you through the block, the permits and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
