In Manhattan Beach, the first question is rarely how many bedrooms. It is which section. The Sand Section, the Hill Section, the Tree Section and East Manhattan each have their own lot sizes, street pattern and building rules, and a few blocks can change everything about a property. This page explains how Manhattan Beach real estate is organized and what to check before you buy or sell. Call or text Aimee Ghafouri of 951 Properties at (951) 331-8453 with questions.
Manhattan Beach Homes for Sale, Section by Section
- The Strand: the row of homes facing the beach along the pedestrian and bike path. Lots are narrow, and these are the most scarce properties in the city.
- The Sand Section: the blocks sloping up from the beach to roughly Valley Drive and Ardmore Avenue. It includes the walk streets, where houses front a pedestrian path instead of a road and garages open to an alley. Expect small lots, three-level homes, townhomes, duplexes and some remaining beach cottages.
- El Porto: the north end of the Sand Section, a denser mix of condos, apartments and houses near the surf break of the same name.
- The Hill Section: higher ground south of Manhattan Beach Boulevard and west of Sepulveda Boulevard, with wider lots and larger homes, many with ocean views.
- The Tree Section: north of Manhattan Beach Boulevard and east of the greenbelt, named for its tree-named streets. Lots are more conventional and yards are larger than near the sand.
- East Manhattan: everything east of Sepulveda Boulevard, with the largest typical lots, postwar houses and many rebuilt homes, plus Manhattan Village, a gated community of homes and townhomes beside the shopping center of the same name.
The Setting
Manhattan Beach is an incorporated city on Santa Monica Bay in the South Bay of Los Angeles County. El Segundo is to the north, Hermosa Beach to the south, and Hawthorne and Redondo Beach to the east. Sepulveda Boulevard, the local stretch of State Route 1, is the main north and south road, and the San Diego Freeway (Interstate 405) is just east of the city. The pier at the end of Manhattan Beach Boulevard anchors the small downtown. The Manhattan Beach Unified School District serves the city, and assignment for an address should be confirmed with the district.
Old Cottages, New Construction and the Lot Underneath
Houses for sale in Manhattan Beach range from original bungalows to newly built multi-level homes, often on the same block. Because land is the scarce ingredient, many older houses are bought to be remodelled heavily or replaced. That makes the details of the lot matter more than usual: its exact dimensions, whether it is a full lot or a half lot, alley access, slope, and which zoning area it falls in. Height limits, setbacks and floor area rules differ between areas of the city and are strict by design, partly to manage views and scale. Take building plans to the city planning counter before removing contingencies.
Coastal Zone and Short-Term Rental Rules
The western part of the city lies in the California coastal zone, where some projects need a coastal development permit in addition to ordinary city approvals. The city handles most of these under its local coastal program, with the California Coastal Commission involved in certain cases.
Short-term rentals have been restricted by the city and have also been the subject of litigation over how those restrictions apply in the coastal zone. Do not assume a property can be rented by the night or the week. Ask the city what is currently permitted at the specific address.
Practical Checks for Buyers
- Salt air: metal railings, window frames, fasteners and air conditioning equipment corrode faster near the ocean. Ask your inspector to look closely.
- Decks and waterproofing: multi-level beach homes rely on roof decks and balconies that need regular maintenance. Ask for records.
- Shared walls and associations: many townhomes are two-unit or three-unit associations run informally by the owners. Read the governing documents and ask how shared costs and insurance are handled.
- Views: a view across a neighboring lot can change when that lot is rebuilt. Check what the zoning next door allows.
- Hazard disclosures: review the natural hazard report for anything mapped at the address, including tsunami inundation areas close to the beach.
Selling a Home in Manhattan Beach
Selling a home in Manhattan Beach means deciding who the likely buyer is: someone who will live in the house as it stands, or someone who values the lot. The preparation and the marketing differ. Have lot dimensions and permit history on hand. Aimee prepares a pricing review from recent sales in the same section, because comparisons across sections mislead, and she markets with professional photography and clear facts.
About Aimee as Your Manhattan Beach Real Estate Agent
Aimee Ghafouri is a Temecula-based real estate agent licensed anywhere in California. She is a Southern California native with a bachelor’s degree in business and more than 15 years in sales and marketing, and she represents buyers, sellers and investors. What she offers a client seeking a Manhattan Beach real estate agent is diligent research, responsive communication and coordination.
Nearby Beach and South Bay Cities
For anyone comparing real estate Manhattan Beach has listed with nearby alternatives:
- Hermosa Beach: the next city south, smaller and similarly dense near the sand.
- Redondo Beach: larger, with a harbor and a wide range of condos and townhomes.
- El Segundo: north, a small residential grid beside a large employment district.
- Torrance: inland and south, with more conventional lots.
Frequently Asked Questions
What are the sections of Manhattan Beach?
Locals divide the city into the Sand Section (including The Strand and El Porto), the Hill Section, the Tree Section and East Manhattan, which includes Manhattan Village. Lot sizes, home styles and building rules differ between them.
What is a walk street in Manhattan Beach?
A walk street is a pedestrian-only path in the Sand Section that homes face in place of a road. Vehicle access and garages are at the rear, usually from an alley.
Can I use a Manhattan Beach home as a short-term rental?
The city restricts short-term rentals, and the rules, especially in the coastal zone, have been tested in court. Confirm what is currently allowed for the specific address with the City of Manhattan Beach before you buy.
Do I need a coastal permit to remodel near the beach?
Properties in the coastal zone may need a coastal development permit for certain work, depending on the scope and location. The city’s planning staff can tell you what applies to a given project.
Does Aimee Ghafouri work in Manhattan Beach?
Yes. Aimee is based in Temecula and licensed to represent buyers and sellers throughout California. Call or text (951) 331-8453 to discuss a Manhattan Beach purchase or sale.
Buying or Selling in Manhattan Beach?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.