Manhattan Beach.
Walk streets, volleyball nets and a beach town that works.
Source: CRMLS MLS data via InfoSparks, residential sales, rolling 12 months through October 2026; year over year compares to the prior 12 months. Figures change monthly; ask us for the latest numbers for your street.
Manhattan Beach is a small South Bay city with two miles of beach, a pier and a downtown that's busy from morning coffee to dinner. Walk streets run down to the sand, volleyball courts line the beach, and the Strand is full of runners, bikes and strollers all day. It's also one of LA's most sought-after school districts.
We like Manhattan Beach because it combines a real beach-town feel with very high-quality family living. The Sand Section, the Hill Section and the Tree Section each feel different and trade differently. Manhattan Beach is its own city, so Measure ULA doesn't apply, and that makes a big difference at the top of the market.
Who it's for: Families who want top public schools and a beach-town lifestyle, and professionals who work in the South Bay, El Segundo or near LAX.
Manhattan Beach neighborhoods.
Sand Section
Walk streets and alleys west of Valley and Ardmore, close to the beach and downtown. New construction is common.
El Porto (North End)
The surf end of town, with condos and townhomes near the beach by El Segundo.
Hill Section
Hillside homes east of the Sand Section, many with ocean views.
Tree Section
Larger lots on streets named for trees. A classic Manhattan Beach family neighborhood.
East Manhattan Beach
Family homes near Polliwog Park, Live Oak Park and the Manhattan Beach Middle School area.
Manhattan Village
Townhomes and condos near the Manhattan Village shopping center and Sepulveda.
Why people love it.
- The Strand runs along the beach, with a walking path and the Marvin Braude bike path below it.
- The Manhattan Beach Pier ends at the Roundhouse Aquarium, a small, free marine center.
- Downtown along Manhattan Avenue and Manhattan Beach Boulevard is walkable, with restaurants, shops and the farmers market.
- Beach volleyball is part of local life, and the Manhattan Beach Open has been played here for decades.
- Sand Dune Park and the Veterans Parkway greenbelt are popular for workouts and walks.
- LAX, El Segundo and the South Bay's aerospace and tech employers are a short drive away.
Where locals go.
- Manhattan Beach Pier & Roundhouse Aquarium. The town's landmark, with a small aquarium at the end that kids love.
- The Strand. The beachfront path where locals run, walk and watch the volleyball.
- Sand Dune Park. A steep natural sand dune that doubles as the city's toughest workout. Check the city's reservation rules first.
- Polliwog Park. A family park with a pond, playgrounds and summer concerts.
- Ercole's. A cash-friendly dive bar on Manhattan Avenue, known for its burger and local crowd.
- Uncle Bill's Pancake House. The Highland Avenue breakfast spot with an ocean view and a weekend line.
Trails and surf.
Hiking
- Sand Dune Park. The famously steep dune workout (reservations required).
- The Strand. Beach walk from El Porto to Hermosa and beyond.
Surf
- El Porto. The South Bay's most consistent beach break.
- Manhattan Beach Pier. Peaks on both sides of the pier.
A perfect day in Manhattan Beach.
Sunrise run on the Strand, then a set at Sand Dune Park if you've reserved a slot. Breakfast at Uncle Bill's. Walk the pier out to the Roundhouse Aquarium and watch the volleyball. Lunch on the patio at Love & Salt. Afternoon bike ride down to Hermosa and Redondo on the beach path. Sunset from the pier, dinner at Manhattan Beach Post or Fishing with Dynamite, and a nightcap at Ercole's.
Where we send clients to eat.
Manhattan Beach Post
David LeFevre's small-plates flagship on Manhattan Ave; the bacon cheddar buttermilk biscuits.
Fishing with Dynamite
Tiny raw bar next door to MB Post; oysters and the miso black cod.
The Arthur J
Wood-fired supper-club steakhouse; the special-occasion booth.
Love & Salt
Italian on Manhattan Beach Blvd; wood-fired pizza and house-made pasta.
Uncle Bill's Pancake House
The breakfast institution on Highland; put your name in and walk the Strand.
Ercole's
The downtown dive bar; a burger, a beer and the pool table.
Brennan's running list. Menus and hours change, so check before you go.
What you'll find.
Condos and townhomes in El Porto and near Manhattan Village are the usual entry point, generally from about $1.5M to $3M. Single-family homes in the Tree Section, Hill Section and East Manhattan Beach typically run about $2.5M–$5M. Sand Section new construction and homes on the Strand often run $5M to $30M or more.
Price ranges are rough guides. Ask us for current comps.
Public & private.
| Mira Costa High School | Manhattan Beach Unified School District |
| Manhattan Beach Middle School | Manhattan Beach Unified School District |
| Grand View Elementary School | Manhattan Beach Unified School District |
| American Martyrs School | Independent |
Manhattan Beach Unified School District
Source: Niche, 2027 Best School Districts in California, checked November 2026. Rankings change yearly.
Always confirm school boundaries for a specific address with the district.
In the Sand Section, many homes sit on small lots and are bought to be rebuilt. Before you pay for a teardown, check the city's height limits, floor-area rules and setbacks for that block, and look at what the neighbors have built or permitted. Those rules decide both your future home's size and whether you keep your view.
Read the Buyer's GuideManhattan Beach is its own city, so Measure ULA doesn't apply. For an $8M Sand Section home, that's a 4% tax that a comparable seller inside the City of LA would owe. School demand is strong, so list your assigned schools clearly and time your launch for spring when you can, since many families plan moves around the school year.
Get a home valuationManhattan Beach questions.
Is Manhattan Beach part of the City of Los Angeles?
No. Manhattan Beach is its own city, with its own police, fire and school district (MBUSD). LA's Measure ULA transfer tax does not apply here.
What are the Sand, Hill and Tree Sections?
The Sand Section is closest to the beach, with walk streets and small lots. The Hill Section sits above it with many view homes, and the Tree Section has larger lots on streets named for trees.
What is the median home price in Manhattan Beach?
Redfin reported a median sale price of about $3.29M for the three months ending September 2026, down 3.8% from a year earlier.
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