Living in Manhattan Beach, CA: Sections, Schools, Homes and Costs

By Frank Kenny, REALTOR® (DRE #01250123) · Frank Kenny Real Estate Team, eXp Realty of Greater Los Angeles · Updated October 2026

Manhattan Beach is an affluent, mostly single-family beach city of about 35,500 people, best known for its A+ rated public schools, its 1920 pier, and home prices that are among the highest in the South Bay. Where you live inside Manhattan Beach matters a lot: the Sand Section, the Tree Section, the Hill Section and East Manhattan Beach each have their own lot sizes, prices and daily rhythm.

I've sold homes in the South Bay since 1998, and the Manhattan Beach buyers I meet are usually choosing between sections, not between cities. This guide explains each section, how Manhattan Beach Unified and Mira Costa High School fit in, what homes cost in 2026, and the honest trade-offs.

Manhattan Beach at a Glance

Fact	Manhattan Beach
Population	35,506 (2020 Census)
Incorporated	1912
Land area	3.93 square miles
ZIP codes	90266 (plus 90267)
School district	Manhattan Beach Unified (MBUSD): Niche grade A+ (checked October 2026); 5,905 students in 2025-26
High school	Mira Costa High School
Distance to LAX	About 5–7 miles
Distance to downtown LA	19 miles (City of Manhattan Beach)
Housing mix	77% single-family; 66% owner-occupied (ACS 2023)
Home types	Walk-street homes, Strand estates, newer custom homes, hillside view homes, mid-century houses east of Sepulveda
Market snapshot	Typical home value about $3.35 million (Zillow Home Value Index, September 2026)

What Is It Like to Live in Manhattan Beach?

Living in Manhattan Beach feels like a polished, family-centered beach town, where weekends revolve around youth sports, the Strand and Polliwog Park, and the schools are a main reason people move here. It has 35,506 residents on 3.93 square miles, according to the 2020 Census, and two out of three homes are owner-occupied, the highest share of the three Beach Cities.

The Manhattan Beach Pier and its Roundhouse at the end. Photo: FASTILY, CC BY-SA 4.0, via Wikimedia Commons

The city is more residential and more polished than its neighbors. Downtown Manhattan Beach, along Manhattan Beach Boulevard near the pier, has restaurants, boutiques and the Metlox plaza, but it's quieter at night than Hermosa's Pier Plaza. East of Sepulveda Boulevard, daily life shifts to Manhattan Village, the parks and the schools.

Manhattan Beach is also a major job center. According to the city's 2024 financial report, its largest employers are Northrop Grumman (about 3,000 employees), Skechers (about 1,221) and Kinecta Federal Credit Union (about 550). The Manhattan Beach Studios media campus, in the city's aviation corridor, has hosted Marvel and Avatar productions.

The city's history includes a hard chapter that's now widely taught. In 1924, the city used eminent domain to take Bruce's Beach, the first beach resort for Black Americans in Southern California, owned by the Bruce family. In 2022, Los Angeles County returned the land to the Bruces' descendants, and in 2023 the family agreed to sell it back to the county for about $20 million.

What Are the Neighborhoods in Manhattan Beach?

Manhattan Beach is divided into "sections," and each one has a different lot size and price level. Boundaries are informal, but locals use these names every day:

• The Strand: the row of oceanfront homes facing the beach path. It has some of the most expensive real estate per square foot in the country.
• The Sand Section: the walk streets and alleys closest to the beach, west of the Hill Section's Valley Drive edge. Lots are usually under 3,000 square feet, so many homes are three stories with rooftop decks. Parking is scarce.
• El Porto: the northernmost beach blocks, next to El Segundo.
• The Tree Section: named for its streets (Walnut, Pine, Elm and more). Lots typically run about 4,400–5,400 square feet, which leaves room for a yard. It's a favorite with families.
• The Hill Section: steep streets south of Manhattan Beach Boulevard, between Valley Drive and Sepulveda. It has many large estates on larger lots, often with ocean and city views.
• East Manhattan Beach: everything east of Sepulveda, including Liberty Village, Manhattan Heights and the area around Manhattan Village. It's farther from the sand, and some lots are larger.

Other names you'll hear include the Gas Lamp Section, the Poet's Section and the Roth Tract, often called the "Bird Section."

What Kind of Homes Are in Manhattan Beach, and What Do They Cost?

Manhattan Beach's typical home value was about $3.35 million in September 2026, according to the Zillow Home Value Index. Redfin reported a median sale price of $3,775,000 for May 2026, with a median of 26 days on market. Based on rolling 12-month sales, local reporting in October 2026 put the median at a record $3,551,000. Manhattan Beach recorded 282 closed home sales from January through September 2026, the most for that period in five years.

The Census Bureau's 2023 American Community Survey counts 77.3% of homes as single-family, far more than in Hermosa or Redondo, and puts the median year built at 1970. What you'll find:

• Strand and walk-street homes in the Sand Section, many rebuilt as modern three-story homes on small lots.
• Newer custom homes in the Tree and Hill Sections, often replacing older ranch houses.
• Mid-century houses and remodels east of Sepulveda, which are often the lower-priced way into MBUSD.
• A limited number of condos and townhomes, mostly near Sepulveda and in the Sand Section.

If you own in Manhattan Beach and want to know where your home fits, start with a home value estimate.

What Are the Schools Like in Manhattan Beach?

Manhattan Beach Unified School District is the main reason many families choose the city. Niche grades the district A+, and it served 5,905 students in 2025-26, according to the California Department of Education. The district covers the whole city with one connected path:

• Five elementary schools: Grand View, Meadows, Pacific, Pennekamp and Robinson. Which one a home feeds into depends on the address.
• One middle school: Manhattan Beach Middle School.
• One high school: Mira Costa High School, with 2,492 students in 2025-26 (Ed-Data) and a Niche grade of A+.

Because Mira Costa is the only high school, every Manhattan Beach student ends up at the same campus. It also draws Hermosa Beach families, who can choose Mira Costa or Redondo Union after 8th grade. Elementary boundaries do matter for buyers with young kids, so confirm the assigned school for an address with the district before you buy.

What Is There to Do in Manhattan Beach?

Manhattan Beach's free time centers on the pier, beach volleyball and the city's parks. Some local favorites:

The Manhattan Beach Pier lit up at sunset. Photo: Pedro Szekely from Los Angeles, USA, CC BY-SA 2.0, via Wikimedia Commons

• Manhattan Beach Pier: the 928-foot pier opened on July 5, 1920, and is described as the oldest concrete pier on the West Coast. The Roundhouse at the end holds a small aquarium, and bronze plaques honor Manhattan Beach Open winners.
• Beach volleyball: the Manhattan Beach Open and the International Surf Festival happen each August. The Charlie Saikley Six-Man tournament is a long-running local tradition.
• Polliwog Park: the city's largest park, with a pond, an amphitheater for Sunday Concerts in the Park from July through September, and the Historical Society's Red Cottage.
• Sand Dune Park: the last exposed sand dune in the city.
• Veterans Parkway: a wood-chip path of about 3 miles along Valley Drive and Ardmore Avenue that continues into Hermosa Beach.
• The Hometown Fair at Live Oak Park, held for more than 50 years.
• Shopping: downtown boutiques near the pier, and Manhattan Village on Sepulveda.

How Is the Commute from Manhattan Beach?

Manhattan Beach is the closest of the Beach Cities to LAX, about 5–7 miles away, and the city puts it 19 miles from downtown Los Angeles. Sepulveda Boulevard runs north–south through the city. Rosecrans Avenue, Manhattan Beach Boulevard and Marine Avenue lead east to the 405.

There's no Metro station inside city limits, but the K Line's Douglas and Redondo Beach stations are just outside the city. From there, the K Line connects to the LAX/Metro Transit Center. For many residents, the commute is short: Northrop Grumman, Skechers and the studio campus are in town, and El Segundo is next door.

What Should Buyers Know Before Buying in Manhattan Beach?

The main things Manhattan Beach buyers should check are price per square foot by section, school assignment, the neighbors' building plans and how close the home is to El Segundo's refinery and airport corridor.

1. You're paying mostly for land

In the Sand and Tree Sections especially, lot value is most of the price, and many older homes are bought to be remodeled or rebuilt. Check zoning, height limits and, near the beach, coastal rules before you plan a project. A new house next door can also change your light and views, so look at nearby lots that may be redeveloped.

2. Confirm the elementary school

Everyone shares Manhattan Beach Middle and Mira Costa, but elementary assignment depends on the address. Get it confirmed in writing before you remove contingencies if it matters to you.

3. Property taxes on a $3 million-plus purchase

California's base property tax is 1% of the purchase price, plus voter-approved bonds. On a $3.35 million home, the 1% base alone is $33,500 a year, before bonds and assessments. Look up the exact rate for a parcel on the LA County property tax portal, and expect a supplemental tax bill after closing. Manhattan Beach doesn't charge its own transfer tax, so only Los Angeles County's $1.10 per $1,000 applies.

4. The north end sits near the Chevron refinery

Chevron's refinery sits just north of the city in El Segundo. During a fire there in October 2025, residents of Manhattan Beach, southwest of the refinery, were told to shelter in place until 2 a.m. Chevron reported no dangerous emissions detected outside its fence line. If you're looking in El Porto or the north end, factor this in.

5. Insurance and the coast

Get an insurance quote during your inspection period, and check the state's tsunami hazard map for low-lying beach blocks. Our South Bay buyer's guide covers the rest of the process.

Pros and Cons of Living in Manhattan Beach

Pros

• A+ rated MBUSD schools (Niche), with one shared middle and high school.
• The highest share of owner-occupied, single-family homes in the Beach Cities.
• A historic pier, a walkable downtown and some of the best beach volleyball anywhere.
• Large employers and LAX are just a few miles away.
• No city transfer tax.

Cons

• The highest typical home value of the three Beach Cities, at about $3.35 million.
• Small lots and tight parking in the Sand Section.
• Constant remodel and rebuild construction on many blocks.
• The north end is near the Chevron refinery and the LAX area.
• No Metro station inside city limits.

Who Is Manhattan Beach Best For?

Manhattan Beach is best for families who put schools first and plan to stay through Mira Costa, and for buyers who want a polished beach town with a quieter downtown than Hermosa. It also suits professionals who work in El Segundo or near LAX. Buyers on a tighter budget often start east of Sepulveda. Those who want sand under their feet focus on the Sand Section, and those who want a yard and a bit more space look at the Tree and Hill Sections.

Ready to compare sections? Search Manhattan Beach homes for sale, see homes our team has sold, or talk with our team about which section fits your budget and school plans.

This guide is general information, not tax, legal or insurance advice. Tax rates, school assignments and insurance availability change. Confirm the details for a specific property with the county, the school district, your escrow officer and your insurance agent.

Frequently Asked Questions

Why are Manhattan Beach schools so highly rated?

Manhattan Beach Unified School District is graded A+ by Niche and served 5,905 students in 2025-26. It's a small, single-city district with five elementary schools, one middle school and one high school, Mira Costa. Niche also gives the district an A+ for academics, which is a big part of why families pay a premium to live there.

What is the difference between the Sand Section and the Tree Section in Manhattan Beach?

The Sand Section is the area closest to the ocean, with walk streets, alleys and lots usually under 3,000 square feet. The Tree Section is farther inland, named for streets like Walnut, Pine and Elm, with lots of about 4,400–5,400 square feet that leave room for a yard. The Sand Section trades space for beach access, and the Tree Section does the opposite.

How much does a house cost in Manhattan Beach?

Manhattan Beach's typical home value was about $3.35 million in September 2026, according to the Zillow Home Value Index. Redfin's median sale price for May 2026 was $3,775,000. Strand and Hill Section homes usually sell well above these figures.

What high school do Manhattan Beach students attend?

All Manhattan Beach Unified students attend Mira Costa High School, the district's only high school, which had 2,492 students in 2025-26 and a Niche grade of A+. Hermosa Beach students can also choose Mira Costa after 8th grade.

What is East Manhattan Beach?

East Manhattan Beach is the part of the city east of Sepulveda Boulevard, including Liberty Village, Manhattan Heights and the area around Manhattan Village. It's in the same Manhattan Beach Unified School District as the beach sections, and it's often the lower-priced way to buy into the city.

Featured image photo: Paul Hamilton, CC BY-SA 2.0, via Wikimedia Commons, cropped and edited with added text.