Santa Monica Neighborhood Guide
North of Montana, Santa Monica
Wide streets, big lots and the Montana Avenue shops, with what homes actually sold for
Free Buyer’s GuideFree Seller’s GuideNorth of Montana is Santa Monica’s most sought-after house neighborhood: the blocks between Montana Avenue and San Vicente Boulevard, from Ocean Avenue to 26th Street. The lots are big for the Westside, often around 8,000 square feet or more, the streets are wide and tree-lined, and San Vicente’s grassy median with its coral trees is a favorite running route. Montana Avenue’s shops and cafes are the neighborhood’s main street.
This page uses the last 12 months of MLS sales and leases so you can see what homes actually sold for, street by street.
Updated October 2026
City of Santa Monica, ZIP code 90402, last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026.
North of Montana market snapshot
Over the last 12 months, 136 homes sold North of Montana at a median of about $4.5 million. 91 were houses, at a median of about $5.65 million, and 45 were condos, at about $1.85 million. About 56% of listings that came off the market sold, with roughly 5 to 6 months of supply. Pricing mattered: homes that sold in their first month averaged 101.6% of asking, while those that sat past 120 days averaged under 87%.
What happened to every listing
108 homes came off the market without selling. 78 of them came back with a new listing, and only 28 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 101.6% of asking. After 120 days, 86.8%.
Houses vs. condos
North of Montana houses sell for about $1,790 a square foot, condos about $1,270.
City of Santa Monica, ZIP code 90402 (Montana Avenue to San Vicente Boulevard), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude sales recorded off the MLS. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Houses | 91 | $5,650,000 | $1,793 | 20 | 98.2% | 59% | 5.8 |
| Condos | 45 | $1,845,000 | $1,269 | 31 | 97.0% | 50% | 5.1 |
| All North of Montana | 136 | $4,512,500 | $1,644 | 22 | 98.1% | 56% | 5.6 |
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North of Montana values, street by street
House prices climb as you move north toward San Vicente and east toward 26th Street. 11th, 16th and 17th streets sold for medians of about $4.1 million to $4.6 million, 23rd and 20th streets about $5.6 million to $6.4 million, San Vicente Boulevard about $6.8 million, and 21st Street and Georgina Avenue about $8.9 million to $9.6 million.
Median house price by street
Median of house sales of $450,000 and up, last 12 months, streets with four or more sales.
Condos are concentrated along Ocean Avenue, where 28 sold at a median of about $2 million, and along San Vicente Boulevard, at about $1.3 million.
Renting in North of Montana
125 leases were signed North of Montana over the last 12 months at a median of about $10,500 a month. One-bedrooms ran about $3,650, two-bedrooms about $8,700, three-bedrooms about $12,000 and four-bedroom houses about $26,000.
Median rent by bedrooms
Leases in the same area, last 12 months. Source: TheMLS.
What to know before you buy or sell here
Santa Monica's transfer tax steps up with price. The city charges $3 per $1,000 on sales under $5 million, $6 per $1,000 from $5 million to just under $8 million, and $56 per $1,000 at $8 million and up, on top of LA County's $1.10. With the median house here around $5.65 million, many sales land in the higher tiers, so sellers should price with it in mind.
Big lots, big rebuilds. Many older houses here sell as rebuilds or major remodels, so check what Santa Monica's zoning allows on the lot before you buy.
Price it right the first time. Homes that sold in their first month averaged 101.6% of asking. Homes that sat past 120 days averaged under 87%, a gap of almost 15 points.
“He's a fair and skilled negotiator who handles every step of the process with professionalism and ease.”
Amanda B. · Nov 2025 · Read more reviews
Questions buyers and sellers ask
Where is North of Montana?
The part of Santa Monica between Montana Avenue and San Vicente Boulevard, from Ocean Avenue east to 26th Street, in ZIP code 90402.
How much is a house North of Montana?
Over the last 12 months houses sold for a median of about $5.65 million, at roughly $1,790 a square foot, and condos for a median of about $1.85 million.
What is the transfer tax on a North of Montana sale?
Santa Monica charges $3 per $1,000 under $5 million, $6 per $1,000 from $5 million to just under $8 million, and $56 per $1,000 at $8 million and up, plus LA County's $1.10. Measure ULA does not apply because Santa Monica is its own city.
Is Santa Monica Canyon part of North of Montana?
No. Santa Monica Canyon, across the canyon to the north and west, shares the 90402 ZIP code but is in the City of Los Angeles.
Which schools serve North of Montana?
The neighborhood is in the Santa Monica-Malibu Unified School District. Assignments depend on the address, so confirm the attendance area for any specific home.
What is your North of Montana home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
More Santa Monica
Thinking about North of Montana?
Whether you are buying a house to rebuild or selling on one of the numbered streets, I will walk you through the lot, the city rules and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
