Few California cities regulate housing as closely as Santa Monica, and those rules matter as much as the ocean does when you weigh a purchase here. Rent control, home-sharing limits, seismic retrofit orders and landmark review all shape what an owner can do with a property. If you are comparing Santa Monica homes for sale or planning a sale, Aimee Ghafouri of 951 Properties can be reached at (951) 331-8453.
Santa Monica Real Estate at a Glance
Santa Monica is an incorporated charter city with its own city council, police department and fire department. It is bordered by the Pacific on the west and by City of Los Angeles neighborhoods on every other side: Pacific Palisades, Brentwood, West Los Angeles, Mar Vista and Venice. The 10 freeway ends here, feeding onto Pacific Coast Highway through the McClure Tunnel. The Metro E Line has three stations in the city, ending in Downtown Santa Monica, and the city runs the Big Blue Bus. Public schools are part of the Santa Monica-Malibu Unified School District, and Santa Monica College sits in the southern half of the city.
Neighborhood by Neighborhood
- North of Montana: the largest lots in the city and mostly single-family houses, ranging from 1920s Spanish and Tudor revival homes to recent construction. San Vicente Boulevard runs along its northern edge.
- Wilshire-Montana and Mid-City: blocks of condominiums and apartment buildings, with single-family streets in between.
- Ocean Park: the southwestern corner, with hilly streets, early bungalows and cottages, and small multifamily buildings near Main Street.
- Sunset Park: mainly postwar single-family houses on regular lots, close to the college and the airport.
- Pico: a mix of small houses and apartment buildings along the freeway and the E Line.
- Downtown and Ocean Avenue: condominium buildings and mixed-use development near the pier and the Third Street Promenade.
Rent Control and What It Means for Buyers
Santa Monica voters adopted rent control in 1979, and an elected Rent Control Board administers it. The law covers most multi-unit residential buildings from before that era, and it can reach some condominiums and houses as well. Each controlled unit has a registered maximum allowable rent, and tenancies can be ended only for specific reasons. Owner move-ins and withdrawing a building from the rental market under the state Ellis Act are both regulated, with relocation payments and restrictions on later use. Anyone buying a duplex, triplex, apartment building or a condominium that was converted from apartments should request the Board’s records for the address before removing contingencies, and investors should speak with an attorney who handles Santa Monica tenancies.
City Rules That Come With the Property
Several other local programs apply to houses for sale in Santa Monica. Details change, so treat this list as a set of questions to ask the city.
- Home-sharing: renting an entire home for short stays is generally prohibited. Hosted home-sharing, where the resident stays on site, is allowed with a city license.
- Seismic retrofit: the city has a mandatory retrofit program for certain building types, including soft-story apartment buildings and older concrete structures. Ask whether a building is on the city’s list and whether the work has been completed and signed off.
- Landmarks: a Landmarks Commission oversees designated landmarks and historic districts, and demolition of older structures can trigger review.
- Coastal zone: property near the beach may need a coastal development permit for new construction or major changes.
- Transfer tax: Santa Monica charges its own real property transfer tax in addition to the county’s, with higher tiers for higher-value sales. Ask your escrow officer for the current schedule and settle who pays in the contract.
Inspections, Condos and the Airport Question
Much of the housing stock is old by Southern California standards. Inspectors commonly look at original wiring, galvanized or cast-iron plumbing, clay sewer lines, unbolted foundations and chimneys. Condominium buyers should read the reserve study, the balcony and walkway inspection report that state law requires, the master insurance policy and any pending assessments. One longer-term item affects Sunset Park and Ocean Park in particular: the city reached an agreement with federal aviation authorities that allows it to close Santa Monica Airport after the end of 2028, and planning for the land is ongoing. Follow the city’s process directly, because the outcome will shape those blocks.
Selling a Home in Santa Monica
Selling a home in Santa Monica calls for paperwork to be in order before the first showing. Pull the permit history, since buyers here check for unpermitted work. If the property has ever been rented, confirm its rent control status and be ready to document it. Owners of tenant-occupied units should understand the notice and relocation rules before promising a buyer vacant possession. Have the retrofit status and any landmark designation ready, and estimate the city transfer tax so your net proceeds are no surprise. Condominium sellers should order association documents early.
Choosing a Santa Monica Real Estate Agent
Aimee Ghafouri works from Temecula and holds a license that covers all of California (CAL DRE #02193341). Raised in Murrieta, she has a business degree and more than 15 years in sales and marketing, and she represents buyers, sellers and investors. She builds her practice on communication, dedication and serving others. To talk with a Santa Monica real estate agent about your plans, use the contact page or call (951) 331-8453.
Nearby Communities
- Venice, the Los Angeles neighborhood on the southern border.
- Pacific Palisades, the Los Angeles neighborhood to the northwest.
- Marina del Rey, the unincorporated harbor community south of Venice.
- Culver City, inland along the E Line.
- Malibu, up Pacific Coast Highway.
- Los Angeles, which surrounds Santa Monica on three sides.
Frequently Asked Questions
Does rent control apply to every property in Santa Monica?
No. It covers most older multi-unit buildings and can reach some condominiums and houses. The Rent Control Board can tell you the status of a specific address.
Can I rent my Santa Monica home on a short-term rental site?
Renting a whole home for short stays is generally prohibited. Hosted home-sharing with the resident on site is allowed with a city license, so confirm the current rules with the city.
Does Santa Monica have its own transfer tax?
Yes. The city charges a real property transfer tax in addition to the county tax, with higher tiers for higher-value sales. Your escrow officer can give you the current schedule.
How do I find out whether a Santa Monica building needs a seismic retrofit?
Ask the city’s building division whether the address is in its retrofit program and whether the required work has been completed and approved.
How do I start looking at Santa Monica homes for sale?
Call or text Aimee Ghafouri at (951) 331-8453 and tell her which neighborhoods interest you, whether you want a house, condo or income property, and your timeline.
Buying or Selling in Santa Monica?
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.