SANTA MONICA

Downtown Santa Monica comprises the area south of Wilshire Blvd between 2nd and 14th Streets. The southern boundary is delineated by Pico Blvd and the I-10 Freeway. Virtually all housing in Downtown Santa Monica is multi-family. The area is dominated by apartment communities, which account for all new construction in recent years. The condominium complexes in the neighborhood are generally smaller, older, and situated east of Lincoln Blvd.

The neighborhood west of Lincoln tends to be characterized by newer construction infill apartment complexes. These mid-rise residential structured (often above ground floor retail) create one of the most walkable neighborhoods in all of Los Angeles. A plethora of shops, restaurants, and businesses are located in the immediate vicinity. The focal point of Downtown is pedestrian-only Third Street Promenade, anchored by the Santa Monica Place shopping mall. A strong existing public transportation network will be further bolstered by the arrival of the Metro Expo Line in 2016, linking Downtown Santa Monica directly to downtown L.A.

East of Lincoln Blvd is a mix of low-rise condo, townhome and apartment communities, with restaurants and residential serving retail limited to the major east/west thoroughfares. The majority of apartments were built in the early to mid 1900s with condominiums generally built in the second half of the century. Albeit slightly removed from the ocean and Third Street Promenade, prices are more affordable. Much of the older housing stock has been renovated and upgraded to modern standards and this part of Downtown is still considered a very desirable place to live.

The pocket of Downtown south of I-10 has historically been a hub for civic use but is currently undergoing a renaissance of residential construction with luxury condos and apartments expected to hit the market in 2014.

Two volunteer organizations - the Pico Neighborhood Association @ https://pnasantamonica.wordpress.com/ and Santa Monica Mid City Neighbors @ https://www.midcityneighbors.org/ - oversee community interests in portions of downtown Santa Monica. For maps denoting the boundary lines of these organizations please refer to the city of Santa Monica's website.

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Year Built: 1958 - 2008

Bedrooms: 1 - 3

Bathrooms: 1 - 3

Home Size: 550 s.f. - 2,300 s.f.

Price: $475,000 - $1,500,000

HOA Dues: $175 - $615 (varies by bldg)

The North of Montana neighborhood is bounded by Montana Avenue, 1st Court, San Vicente Blvd and 26th Street. This community lies on the northern side of Santa Monica to the west of Brentwood. 

The neighborhood is characterized by high end single family homes on flat and quiet tree lined streets, with the exception of a cluster of condominiums lining San Vicente west of 7th. Alleys allow for discreet trash collection and provide parking access to some residences. Original construction dates back to the 1920s, but homes in the area have been built and rebuilt every year since. The majority of properties sell for between $3,000,000 and $6,000,000.

Typical lots east of 7th Street are 7,500 s.f. (50' x 150'), although sporadic irregular or corner lots can approach 1/3 of an acre in size. Lots to the west of 7th Street were all originally 100' x 200', but most have since been subdivided into two 50' x 200' lots. Despite being subdivided, they are still some of the largest lots in the area and command high prices. 

Gillette's Regent Square encompasses the area between 17th Street and 21st Place. These highly desirable lots average 9,000 s.f. (60' x 150') and can generally accommodate larger homes. Gillette's Regent Square is void of the alleyways found elsewhere in the neighborhood. Accordingly, all garage space is accessed via the front of the house. Homes fall into the higher end of the price range denoted above.

Two highly regarded elementary schools serve the neighborhood: Franklin Elementary (2013 API - 949) for residents of 15th Street east to 26th Street, and Roosevelt Elementary (2012 API - 951) for residents of 14th Street west to 1st Court. The North of Montana Association (NOMA) oversees community interests while working to maintain and improve quality of life in the neighborhood. Annual dues of $30 are voluntary. For detailed information on the association please refer to their website @ https://www.smnoma.org/

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Total Homes: 2,294

Year Built: 1920s - Present

Bedrooms: 2 - 9

Bathrooms: 2 - 10

Home Size: 1,500 s.f. - 9,000 s.f.

Lot Size: 7,500 s.f. - 1/2 acre

Price: $2,500,000 - $10,000,000

Midtown Santa Monica is bounded by Olympic Blvd to the south, 14th Street to the west, Wilshire Blvd to the north, and Centinela Avenue to the east. Centinela Avenue represents the eastern boundary of the city of Santa Monica, separating Midtown from the Sawtelle neighborhood of West L.A.

The neighborhood is primarily multi-family residential, with commercial uses and office parks concentrated along Colorado Avenue and Olympic Blvd. The majority of low rise condominium and apartment complexes were built between 1950 and 1980. Some small single family bungalows remain and generally predate the mid-century multi-family construction. As in other areas of Santa Monica with aging housing stock, many units have been entirely or partially remodeled. A very small handful of single family homes recently rebuilt from the ground up exceed the maximum size and price ranges given in the statistics below.  

Midtown is one of the most affordable areas of Santa Monica. Despite being 1-2 miles removed from the downtown, all the amenities of Third Street Promenade and the surrounding entertainment core are accessible in minutes. Additionally, the southeastern portion of the neighborhood along Olympic Blvd is slated to see significant residential development following the arrival of the Metro Expo Line in 2016.

Two volunteer organizations - the Pico Neighborhood Association and the Santa Monica Mid City Website @ https://www.midcityneighbors.org/

oversee community interests in portions of Midtown Santa Monica. For maps denoting the boundary lines of these organizations please refer to the city of Santa Monica's website @ https://www.santamonica.gov/

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SINGLE FAMILY HOMES

Year Built: 1920s - 1940s

Bedrooms: 2 - 3

Bathrooms: 1 - 3

Home Size: 750 s.f. - 2,250 s.f.

Lot Size: 3,500 s.f. - 7,000 s.f.

Price: $875,000 - $1,500,000

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CONDOMINIUMS / TOWNHOMES

Year Built: Late 1957 - 2008

Bedrooms: 1 - 4

Bathrooms: 1 - 3

Home Size: 600 s.f. - 2,250 s.f.

Price: $500,000 - $1,400,000

HOA Dues: Varies (Approx. $225 - $530)

The luxury homes North of San Vicente straddle the ridge-line between Santa Monica Canyon, Riviera Country Club, and the North of Montana(NOMA) community. A narrow strip of land running east to west along San Vicente Blvd, this canyon rim is home to some of the most expensive and breathtaking view estates on the Westside.

Many of the homes are gated and lots are large. Modest homes without views start in the $3,000,000s and quickly escalate in price for larger properties. Grand estates fronting Riviera Country Club command prices in the $10,000,000 - $30,000,000 range.

The area is solely residential with convenient access to shopping and dining in downtown Santa Monica just over a mile to the south. Despite the location adjacent to heavily trafficked San Vicente Blvd, the streets that comprise most of the neighborhood are quiet and inviting with mature trees and landscaping.

Community interests are overseen by the North of Montana Association (NOMA). Membership is voluntary and suggested dues are $30 annually. For detailed information on the association please refer to their website @ https://www.smnoma.org/

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Total Homes: 208

Year Built: 1920s - Present

Bedrooms: 2 - 7

Bathrooms: 2 - 13

Home Size: 2,000 s.f. - 22,000 s.f.

Lot Size: 7,000 s.f. - 1 acre +

Price: $3,250,000 - $30,000,000

While people often refer to North of Wilshire as a blanket region north of Wilshire Blvd but south of Montana Avenue, the community east of 21st Street is distinct. This area offers predominantly single family homes and is represented by the Northeast Neighbors Association website @ https://www.neneighbors.org/ The eastern boundary is Centinela Avenue, which separates both the neighborhood and the city of Santa Monica from adjacent Brentwood in Los Angeles. 

A section of this neighborhood is also referred to as the College Streets. Predictably, this five block zone is named after prominent universities and interrupts the numbered streets that run parallel to the ocean.

Lot sizes vary from 5,000 s.f. to 10,000 s.f. with the average lot size falling in the higher end of that range. Original construction dates back to the 1920s with homes built or remodeled continually since. North of Wilshire offers the most affordable large concentration of single family homes in Santa Monica north of I-10. Redevelopment has surged in recent years as builders and homebuyers see the potential in aging homes, often buying with plans to demolish or expand the existing residence. Although the neighborhood skews largely single family, condominium complexes are found on the community's fringe fronting both Wilshire Blvd and Montana Ave. Units sizes and price points are comparable to those in adjacent Wilshire Montana and Midtown Santa Monica.

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ORIGINAL CONSTRUCTION HOMES

Year Built: 1920s - 1940s (bulk)

Bedrooms: 2 - 5

Bathrooms: 2 - 5

Home Size: 1,500 s.f. - 4,000 s.f.

Lot Size: 5,000 s.f. - 10,000 s.f.

Price: $2,000,000 - $3,250,000

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NEWER BUILD HOMES

Year Built: Late 1990s - Present

Bedrooms: 4 - 7

Bathrooms: 4 - 7

Home Size: 3,250 s.f. - 5,500 s.f.

Lot Size: 6,000 s.f. - 10,000 s.f.

Price: $3,500,000 - $4,750,000

Where Santa Monica meets the sea, Ocean Avenue and Pacific Coast Highway parallel the shore.

North of I-10, Ocean Avenue sits atop a bluff and is lined with high end condos. Between Colorado Avenue and Wilshire Blvd, commercial and residential developments vie for real estate with ocean views. Hotels and restaurants cater to a large tourist population and contribute to the dynamic downtown core. It is here that Santa Monica's only highrise residential buildings afford residents sweeping views of Santa Monica Bay and the Malibu coastline. Palisades Park provides recreation and ensures that these views will remain unobstructed, running the full length of the bluff along the west side of Ocean Avenue. Nearly all construction along the bluff top took place in the second half of the twentieth century.

South of I-10, residential options are more limited. Two new luxury projects on the east side of Ocean - The Seychelle and The Waverly - represent the first new condo construction near the water in over twenty years. On the west side of the street, a few single family homes are tucked between luxury hotels on a gentle slope toward the beach, and generally sell for $3,000,000 to $5,000,000.  

Residents along Pacific Coast Highway enjoy the privilege of being only steps from the sand. PCH offers a mix of both single family beachfront homes and condominiums. The bulk of single family homes are priced in the $5,000,000 to $10,000,000 range, with double and triple-wide lots commanding the highest prices. Although lots up to 12,000 s.f. exist, most are small, rectangular, and 2,500 s.f. to 5,000 s.f.. While some original bungalows from the 1920s remain, the majority are more modern.

Portions of Ocean Ave / PCH fall within the Wilshire Montana Neighborhood Coalition and the Pico Neighborhood Association - two organizations that work to preserve interests in the surrounding community. For maps denoting the boundary lines of these associations please refer to the city of Santa Monica's website @ https://www.santamonica.gov/

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SINGLE FAMILY HOMES

Year Built: 1910s - Present

Bedrooms: 1 - 7

Bathrooms: 1 - 10

Home Size: 1,000 s.f. - 7,000 s.f.

Lot Size: 2,500 s.f. - 10,000 s.f.

Price: $3,000,000 - $15,000,000

AT A GLANCE...

CONDOMINIUMS / TOWNHOMES

Year Built: Late 1950s - 2014

Bedrooms: S - 4

Bathrooms: 1 - 4

Home Size: 500s.f. - 3,000 s.f.

Price: $550,000 - $10,000,000

HOA Dues: Varies (Approx. $500 to $1,600)

Ocean Park lies at the southwestern corner of Santa Monica, adjacent to the beach just north of Venice. This mixed use neighborhood south of I-10 is bounded by Pico Blvd to the north, Lincoln Blvd to the east, and Dewey Street to the South.

The community's main thoroughfare, aptly dubbed Main Street, provides an alternative concentration of shops and restaurants to Third Street Promenade and downtown Santa Monica. Under the radar of most tourists, Main Street provides a focal point for the community away from the crowds of downtown. 

Ocean Park integrates single and multi-family housing together more so than any other enclave of Santa Monica, oftentimes on the same block. Virtually all of the attached housing inventory was built between 1960 and 1990. Single family homes sit on lots that are small and varied, starting at just over 2,000 s.f. in the blocks adjacent to the beach and topping out at 7,000 s.f.. Home building began at the turn of the 20th century and construction representing all ensuing decades remains in the neighborhood today.

Community interests are represented by the Ocean Park Association (OPA). For detailed information about the OPA please refer to the association's website @ https://opa.wildapricot.org/

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SINGLE FAMILY HOMES

Year Built: 1900s - Present (bulk pre 1940s)

Bedrooms: 1 - 6

Bathrooms: 1 - 7

Home Size: 750 s.f. - 4,000 s.f.

Lot Size: 2,000 s.f. - 7,000 s.f.

Price: $1,000,000 - $4,000,000

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CONDOMINIUMS / TOWNHOMES

Year Built: Late 1940s - Present

Bedrooms: 1 - 4

Bathrooms: 1 - 5

Home Size: 500s.f. - 3,000 s.f.

Price: $525,000 - $5,000,000

HOA Dues: Varies (Approx. $200 - $1,100)

Pico District is a mixed use neighborhood hugging both sides of I-10. The community is bounded by Olympic Blvd north of the freeway, Centinela Avenue to the east, Pico Blvd to the south of the freeway, and Lincoln Blvd to the west. The community offers convenient access to I-10 at three locations and sits adjacent to Santa Monica City College.

The area north of I-10 is currently home to an enclave of single family residences surrounded by light industrial uses fronting Olympic Blvd. The composition of this neighborhood could change in coming years, as a recently defeated rezoning effort centered around the future Metro Expo Line station at Olympic Blvd and 26th Avenue may be revived in some capacity. Thousands of transit oriented apartments and condominiums were planned for the immediate vicinity along with retail space and pedestrian plazas, although it now appears the existing defunct light industrial properties will be rehabilitated instead. Existing homes north of the freeway are mostly single story 1940s and 1950s builds, generally with less than 1,700 s.f. of living space on lots ranging from 5,000 s.f. to 6,500 s.f.. 

South of I-10 is predominantly residential, with single and multi-family homes integrated together in a similar fashion to adjacent Ocean Park. The Pico District is the most affordable community within the city of Santa Monica's boundaries. Most original construction homes from the first half of the 20th century remain, as redevelopment has traditionally been concentrated north of I-10. Condominiums were generally built in the 1960s to 1980s though new complexes are starting to pop up as demand spills over from those priced out of more expensive areas.  

Community interests are overseen by the Pico Neighborhood Association. For community news and detailed information please refer directly to their website @ https://pnasantamonica.wordpress.com/

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SINGLE FAMILY HOMES

Year Built: 1920s - Early 1950s

Bedrooms: 2 - 4

Bathrooms: 1 - 4

Home Size: 1,000 s.f. - 2,500 s.f.

Lot Size: 5,000 s.f. - 8,000 s.f.

Price: $900,000 - $1,600,000

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CONDOMINIUMS / TOWNHOMES

Year Built: Late 1947 - 2015

Bedrooms: 1 - 3

Bathrooms: 1 - 3

Home Size: 500s.f. - 2,400 s.f.

Price: $350,000 - $1,400,000

HOA Dues: Varies (Approx. $120 - $400)

Sunset Park is a primarily residential neighborhood bounded by Pico Blvd to the north, Centinela Avenue to the east, Dewey Street to the south, and Lincoln Blvd to the west. Venice and Mar Vista lie to the south and east, respectively. Single family homes vastly outnumber multi-family housing, which is largely concentrated along Pico and Ocean Park Blvds'. Commercial office parks and the Santa Monica Airport anchor the southeast corner of the community.

The majority of single family homes were built in the early to mid 20th century on fairly uniform 5,000 to 7,000 s.f. lots. The community, along with the Pico District, represents the most affordable point of entry into the Santa Monica single family home market. The financial downturn put the brakes on an initial wave of new construction that began to pepper the community in 2007-2008. Following five years of relevant dormancy, a significant number of new builds have completed or commenced construction in the last three years, as potential buyers looking to enter the Santa Monica market have been priced out of neighborhoods north of the 10 Freeway. Pricier homes tend to be concentrated in the gently sloping hills along the community's southern and eastern borders.

Sunset Park is represented by the city-recognized Friends of Sunset Park neighborhood organization. The association acts as a voice for resident interests, recently petitioning to phase out flight activity or permanently close Santa Monica airport in the coming years. For more information please visit their website @ https://friendsofsunsetpark.org/

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ORIGINAL CONSTRUCTION HOMES

Year Built: 1930s - 1960s (bulk)

Bedrooms: 2 - 4

Bathrooms: 1 - 4

Home Size: 1,000 s.f. - 2,750 s.f.

Lot Size: 5,000 s.f. - 9,000 s.f.

Price: $1,250,000 - $2,250,000

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NEWER BUILD HOMES

Year Built: Late 1940s - Present

Bedrooms: 1 - 3

Bathrooms: 1 - 4

Home Size: 600 s.f. - 2,400 s.f.

Price: $425,000 - $1,500,000

HOA Dues: Varies (Approx. $250 - $560)

Wilshire-Montana encompasses the area north of Wilshire Blvd and south of Montana Avenue between 1st Court and 21st Street. The neighborhood's denser development makes it distinct from the North of Wilshire community east of 21st Street, although both are often generically referred to by the same moniker. Community interests are overseen by the Wilshire Montana Neighborhood Coalition, with detailed information available on their website @ https://www.wilmont.org/

Wilshire-Montana is dominated by low-rise multi-family residential construction. Condominiums and townhomes are found intermixed with rental communities. A limited number of California bungalows have survived decades of densification and remain scattered throughout the neighborhood. These modest single family homes date back to early 20th century and sit in stark contrast to an even smaller number of newly built but comparatively large single family residences. In addition to newly built single family homes, many original bungalows on larger lots are giving way to small 2-4 unit multi-family projects where zoning permits.

Attached home prices in the area typically command between $600,000 and $1,500,000, although the smallest one bedroom units can be slightly less. Most buildings have parking allocations fronting both the street and a rear alley. Typical of attached product, homes in this neighborhood generally range in size from 600 s.f. to 900 s.f. for one bedrooms, 800 s.f. to 2,000 s.f. for two bedrooms, and 1,500 s.f. to 3,000 s.f. for three bedroom configurations. Single family bungalows start around $1MM for original construction on lots as small as 1,500 s.f..

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SINGLE FAMILY HOMES

Year Built: 1900s - 1930s

Bedrooms: 1 - 4

Bathrooms: 1 - 4

Home Size: 750 s.f. - 2,500 s.f.

Lot Size: 1,500 s.f. - 7,500 s.f.

Price: $900,000 - $2,750,000

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CONDOMINIUMS / TOWNHOMES

Year Built: Late 1920s - Present

Bedrooms: 1 - 4

Bathrooms: 1 - 4

Home Size: 600 s.f. - 3,000 s.f.

Price: $525,000 - $2,750,000

HOA Dues: Varies (Approx. $200 - $725)