South Bay Neighborhood Guide
Manhattan Beach
Walk streets, the Strand and some of the most sought-after schools in the state.
Free Buyer’s GuideFree Seller’s GuideManhattan Beach is a small city of about four square miles with two miles of beach, a walkable downtown at the foot of the pier and one of the most consistent housing markets in Southern California. It splits into three very different places to live: the Sand Section by the beach, the Tree and Hill Sections between Ardmore and Sepulveda, and East Manhattan Beach on the other side of Sepulveda. Each one prices differently.
Over the last year, Manhattan Beach houses sold for a median of $3,813,000, about $1,531 a square foot, and most of them in under two weeks.
Updated October 2026
Last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Manhattan Beach market snapshot
Manhattan Beach is the tightest market in this guide. About 73% of the listings that came off the market sold, the median house sold in 11 days, and the city has about 2.6 months of supply. Homes that sold in their first 30 days averaged 101.2% of asking. Miss that window and buyers get leverage quickly: sales in the second month averaged 96.0%.
What happened to every listing
130 listings came off the market without selling. 87 of them (67%) came back with a new listing, and 41 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 101.2% of asking. After 120 days, 96.0%.
Houses vs. condos
Houses sell for about $1,531 a square foot here, condos and townhomes for about $1,402.
City of Manhattan Beach (ZIP 90266), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude 57 sales recorded off the MLS. “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time. Days on market as reported in TheMLS. 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 | 286 | $3,813,000 | $1,531 | 11 | 100.0% | 73% | 2.6 |
| Condos and townhomes | 57 | $2,575,000 | $1,402 | 18 | 97.9% | 71% | 2.5 |
| All Manhattan Beach | 343 | $3,502,000 | $1,520 | 13 | 99.8% | 73% | 2.6 |
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“Our financing fell through and he helped us to find two alternatives and worked with those companies until we could get it finalized.”
Elizabeth P. · Oct 2026 · Read more reviews
Manhattan Beach values, section by section
Manhattan Beach does not simply get cheaper as you move away from the sand. The Hill Section, with the biggest lots in town, had the highest median house price last year at $7.35M. Sand Section houses sold for $4.18M, Tree Section houses for $3.38M and East Manhattan Beach houses for $3.34M, nearly the same as the Tree Section, with the same schools.
Median sale price by section
Median of sales of $450,000 and up, last 12 months. Sections drawn from the Ardmore Avenue/Valley Drive line, Sepulveda Boulevard and Manhattan Beach Boulevard. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in Manhattan Beach
Manhattan Beach is the priciest rental market in this guide: 289 MLS leases last year at a median of $10,000 a month, with three-bedroom homes around $9,500 and four-bedrooms around $15,500.
Median rent by bedrooms
Leases signed through TheMLS, October 21, 2025 to October 21, 2026, City of Manhattan Beach (ZIP 90266). Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS, so treat this as a strong sample, not a census. Information deemed reliable but not guaranteed.
Manhattan Beach at a glance
| Manhattan Beach | |
|---|---|
| Jurisdiction | City of Manhattan Beach |
| ZIP code | 90266 |
| Homes | Beach cottages, walk-street homes, new construction, townhomes and a few condo complexes |
| Median sale price | Houses $3,813,000. Condos and townhomes $2,575,000 (12 months to October 2026) |
| School district | Manhattan Beach Unified (Mira Costa High School) |
| Transfer tax | $1.10 per $1,000 (LA County only; no city transfer tax) |
| Short-term rentals | Banned outside the Coastal Zone; licensed and taxed inside it after a 2022 court ruling |
Manhattan Beach, section by section
The Sand Section
West of Ardmore Avenue and Valley Drive, down to the Strand. See the full Sand Section guide. Walk streets, narrow lots and beach-close living, from cottages to brand-new modern builds, with downtown, the pier and the North End shops a short walk away. Houses sold for a median of $4.18M, about $1,850 a square foot, and the condos and townhomes here for about $3.88M.
The Hill Section
South of Manhattan Beach Boulevard, between the Ardmore/Valley greenbelt and Sepulveda. The smallest district and home to some of the largest lots in the city, many with ocean views. Houses sold for a median of $7.35M, about $1,758 a square foot.
The Tree Section
North of Manhattan Beach Boulevard up to Rosecrans, between the greenbelt and Sepulveda, with streets named Pine, Elm, Oak, Walnut and Laurel. Bigger lots than the Sand Section, lots of new construction and the fastest sales in town: houses sold in a median of 8 days at about $3.38M.
East Manhattan Beach
Everything east of Sepulveda: Manhattan Heights and Liberty Village around Polliwog Park, the Mira Costa area and the gated Manhattan Village. Same school district, more house for the money and quick access to the 405 and El Segundo. Houses sold for a median of $3.34M, condos and townhomes for about $1.65M.
Where I eat in Manhattan Beach
Two downtown spots I never skip, a block apart on Manhattan Avenue:
Seafood
Fishing with Dynamite
1148 Manhattan Avenue
David LeFevre's oyster bar and seafood spot, Michelin-listed. Oysters, prawns and the diver scallops with Japanese curry.
Ice cream
Manhattan Beach Creamery
1120 Manhattan Avenue
House-made ice cream at an old-fashioned counter, steps from the pier.
My full list of South Bay favorites is on my South Bay guide.
Buying and selling: what to know
Win on terms, not just price. With about 2.6 months of supply, the best houses here often have more than one buyer. A strong lender letter, a short contingency period and a clean offer matter as much as the number.
If you are selling, the first two weeks are everything. Homes that sold in their first month averaged 101.2% of asking; after that, the average fell to about 96%.
What is your home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
Manhattan Beach is served by Manhattan Beach Unified, with Mira Costa High School. The district is a big part of why families buy here, and every address in the city is in it.
Getting around
Sepulveda Boulevard and the 405 run along the east side of the city, and LAX is a short drive north. The Metro K Line's Douglas and Redondo Beach stations sit just east of the city line, and the beach bike path runs the length of the coast.
“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
Does Manhattan Beach have its own school district?
Yes. Manhattan Beach Unified serves the entire city, with Mira Costa High School.
What are the Manhattan Beach neighborhoods?
The Sand Section west of Ardmore and Valley, the Hill Section south of Manhattan Beach Boulevard between the greenbelt and Sepulveda, the Tree Section north of it, and East Manhattan Beach east of Sepulveda.
Is there a transfer tax in Manhattan Beach?
The city does not charge its own transfer tax. Only LA County's $1.10 per $1,000 applies.
Can I rent my Manhattan Beach home on Airbnb?
Rentals under 30 days are banned outside the Coastal Zone. Inside the Coastal Zone, a 2022 court ruling allows them with a business license and occupancy tax. Check the specific address with the city.
How fast do houses sell in Manhattan Beach?
Over the last 12 months the median house sold in 11 days.
Nearby areas
Thinking about Manhattan Beach?
Whether you are buying in the Tree Section or selling a walk-street home, I will walk you through the section, the lot and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
