Discover Manhattan Beach: A Guide to Neighborhoods and Schools
Manhattan Beach is a vibrant and sought-after coastal community in Los Angeles County, celebrated for its stunning beaches, charming neighborhoods, and top-notch schools. Whether you’re contemplating a move to the area or simply exploring its distinctive districts, this guide will provide a detailed look at Manhattan Beach’s key neighborhoods and the schools that enhance the community, helping you make informed decisions about this exceptional place to live.
Neighborhoods in Manhattan Beach
Manhattan Beach as has different neighboorhoods: The Sand Section, The Tree Section , The Hill Section, Manhattan Village, Manhattan Beach Heights & Liberty Village, and Mira Costa.
Sand Section of Manhattan Beach
The Sand Section is Manhattan Beach’s premier coastal neighborhood along the Pacific Ocean, known for its beach access, vibrant atmosphere, and relaxed coastal lifestyle.
The neighborhood runs the full length of the coastline, beginning at 45th Street at the El Segundo border and continuing south to 1st Street where Manhattan Beach meets Hermosa Beach. Within this stretch are several well-known areas, including Downtown Manhattan Beach, the North End, El Porto, and the iconic Manhattan Beach Pier.
The Sand Section includes a mix of single-family homes, townhomes, and rental properties. Many homes capture ocean views, particularly those located on streets closer to the beach.
Lot sizes in the Sand Section are typically smaller than in other areas of Manhattan Beach. A common full lot measures approximately 2,700 square feet, often about 30 feet wide by 90 feet deep. Some parcels have been divided into smaller half lots ranging from roughly 1,350 to 1,750 square feet. Zoning allows for relatively dense development, and many homes are built three stories tall to maximize living space and views. Townhomes are also common and are often developed as two units on one lot with a shared wall.
The Strand, an oceanfront pedestrian and bike path, runs through the Sand Section as part of the Marvin Braude Bike Trail, which stretches north to Santa Monica and continues south to the Palos Verdes Peninsula. The Strand is also considered its own micro-neighborhood within Manhattan Beach, lined with beachfront homes directly along the sand and some of the most valuable residential real estate in the western United States. Over the past several years, Strand homes have sold roughly between $8,000,000 and $24,500,000 depending on lot size, location, and ocean frontage.
Local real estate professionals often describe the Strand market in three general areas: north of the pier, south of the pier, and the El Porto section at the northern end of Manhattan Beach. In many cases, properties located closer to the Manhattan Beach Pier and Downtown tend to command higher values because of their proximity to restaurants, shops, and beachfront activity. Corner lots along The Strand are especially desirable because they often provide additional outdoor space and expanded views.
Living in the Sand Section offers the quintessential Southern California beach lifestyle. Residents enjoy easy access to the beach, parks, volleyball courts, restaurants, and shops throughout the neighborhood. Many homeowners also enjoy riding bikes or golf carts around the neighborhood to grab coffee, head to dinner, or spend time at the beach and pier.
Another distinctive feature of the Sand Section is Manhattan Beach’s famous walk streets. These pedestrian-only pathways create charming residential areas without vehicle traffic and help foster a strong sense of community. Homes along the walk streets often feature inviting front patios and a welcoming neighborhood atmosphere.
Although the Sand Section runs along the entire coastline, several areas within it have their own character.
Homes near the Manhattan Beach Pier and Downtown are located close to the city’s central hub of dining, shopping, and entertainment.
South of the pier, many properties sit near Bruce’s Beach Park and the highly regarded Grand View Elementary School. This area offers ocean views, parks, and quieter residential streets while still being close to downtown.
Toward the north end of the Sand Section, the neighborhood blends into El Porto and the North End. This part of Manhattan Beach has become a lively destination with restaurants, cafés, surf spots, and local shops.
Children in the Sand Section generally attend Grand View Elementary School for homes located in the North End, or Robinson Elementary School for homes located in the South End, south of Manhattan Beach Boulevard. Older students attend Manhattan Beach Middle School and Mira Costa High School.
Tree Section of Manhattan Beach
The Tree Section is Manhattan Beach’s largest residential neighborhood west of Sepulveda Boulevard. Known for its quieter streets and neighborhood feel, it offers a more suburban setting while still being just minutes from Downtown Manhattan Beach and the beach.
The neighborhood gets its nickname from the many streets named after trees, including Pine, Elm, Walnut, Laurel, and Maple. The Tree Section is also one of the most popular family-oriented neighborhoods in Manhattan Beach, with homes that often feature four to five bedrooms and approximately 3,000 square feet or more of living space.
Lots in the Tree Section are typically just under 5,000 square feet, commonly around 4,480 to 4,800 square feet, which often allows for a bit more yard space than many homes closer to the coast. In some areas, street-to-alley lots average approximately 5,100 to 5,400 square feet, which can allow for rear garages, slightly larger homes, and expanded outdoor space.
Near American Martyrs Church, some lots are notably larger and a few homes even capture distant ocean views. Homes in this area often represent some of the highest sales in the Tree Section. At the southwestern tip of the neighborhood, an area often referred to locally as the “South Martyrs” neighborhood features smaller lots closer to Sand Section sizing, around 3,000 square feet. In this pocket, three-story homes are permitted up to approximately 30 feet, compared with the two-story, 26-foot height limit that applies across most of the Tree Section.
Many Tree Section streets have a distinctive character, and on some blocks you will not see curbs or sidewalks. Street parking is generally free and available throughout the neighborhood, and in some locations homeowners are required by the city to build parking pads along the street.
Like the rest of Manhattan Beach, the Tree Section has evolved over time. Some original homes from the late 1940s and 1950s still remain, although many have been remodeled or expanded over the years. Over the past several decades, many older homes have been replaced with newer two-story construction designed to maximize the livable square footage allowed on each lot. Increasingly, newer homes are being built with basements to create additional interior living space.
The Tree Section also offers convenient access to several parks and community amenities. The Greenbelt and its woodchip path runs through portions of the neighborhood near Valley Drive and Ardmore Avenue. The path follows the route of a former Santa Fe Railroad line from the late 1800s and is now a popular place for jogging, dog walking, and connecting to Downtown Manhattan Beach.
Near downtown, Live Oak Park features playgrounds, tennis courts, baseball fields, basketball courts, a small dog park, and the Joslyn Center, which hosts community and senior activities. Toward the northern edge of the Tree Section near Rosecrans Avenue, Sand Dune Park includes a children’s play area and a natural sand dune that rises roughly five stories high, making it a popular spot for both recreation and exercise.
The Tree Section is also close to many everyday conveniences, including Manhattan Village Mall, Trader Joe’s, Target, and The Point shopping center.
Most of the Tree Section is zoned residential single-family, with a few special zoning areas. Certain homes along Rosecrans Avenue and Marine Avenue may be permitted higher front-yard fences to help reduce traffic noise. Some properties on Oak Avenue near Sepulveda Boulevard are subject to special design, landscaping, and buffering standards due to nearby commercial zoning. There is also a segment along Manhattan Beach Boulevard with multi-family zoning, including townhomes, along with planned unit developments near Laurel Avenue north of Manhattan Beach Boulevard, including Laurel Square and Arbolado Court.
Children living in the Tree Section generally attend Pacific Elementary School or Grand View Elementary School depending on the location of the home. Older students attend Manhattan Beach Middle School and Mira Costa High School.
Hill Section of Manhattan Beach
The Hill Section is the smallest residential district in Manhattan Beach, yet it is known for having some of the city’s largest lots and most valuable homes. Because it sits above much of the surrounding neighborhoods, many properties enjoy expansive views of the Pacific Ocean, the city, and on clear days Catalina Island.
The neighborhood takes its name from the prominent hill that defines the area. From many of the higher points, homeowners can enjoy broad panoramic views that can stretch south toward Palos Verdes and north toward Malibu.
On the map, the Hill Section extends west from Sepulveda Boulevard down toward the Greenbelt near Valley Drive and Ardmore Avenue. It borders Hermosa Beach at the southern edge and reaches roughly to Manhattan Beach Boulevard at the northern edge.
Homes in the Hill Section are primarily single family residences on larger lots than are typically found in other Manhattan Beach neighborhoods west of Sepulveda. Lot sizes often range from approximately 6,000 to 7,500 square feet, with some properties exceeding 11,000 square feet. These larger parcels allow for spacious homes, and it is common to see homes around 4,000 to 5,000 square feet or more. On the largest lots, homes can exceed 7,000 or even 8,000 square feet of interior space.
Because of its elevation, lot sizes, and ocean views, Hill Section real estate is considered some of the most prestigious and valuable in Manhattan Beach. Many estate style homes are located here, and the southwestern side of the hill is often viewed as premium real estate. Areas west of John Street between approximately 5th and 10th Streets are frequently associated with some of the South Bay’s record setting sales. Homes in the northwest portion of the neighborhood may also capture ocean views depending on location and elevation.
Single family homes in the Hill Section commonly range from about $4,000,000 to $10,000,000, although newer construction, larger lots, and homes with ocean views can command significantly higher prices. In recent years, some homes have sold for $15,000,000 to $20,000,000 or more.
Most of the Hill Section is zoned for single family residential homes. A small number of townhomes can be found along portions of Manhattan Beach Boulevard closer to downtown.
Despite its quiet residential character, the Hill Section remains close to many of Manhattan Beach’s amenities. Some homes are located a short distance from Downtown Manhattan Beach and the beach, and the nearby Greenbelt path provides a popular route for jogging, walking, and connecting to other parts of the city.
The neighborhood is also home to Larsson Parkette near 2nd Street and Larsson Street, a small community park that offers open space for recreation and neighborhood gatherings.
Children living in the Hill Section generally attend Robinson Elementary School. Older students attend Manhattan Beach Middle School and Mira Costa High School.
Manhattan Village Section of Manhattan Beach
Manhattan Village is Manhattan Beach’s only gated community, offering 24 hour security, controlled access, and a planned neighborhood setting with both single family and multi family residences behind the gates.
Most homes in Manhattan Village were built between 1983 and 1995, and many have been updated over time. The community includes a mix of housing styles such as single family estate homes, court homes, and townhomes. Some residences enjoy views of the adjacent golf course.
The community operates under a master homeowners association and is made up of three smaller associations, Court Homes, Townhomes, and Estate Homes. Court Homes are arranged in private cul de sac courts and are positioned to take advantage of greenbelt settings. Townhomes typically share one wall, with some enjoying views of the Westdrift Manhattan Beach Golf Club. Estate Homes are fully detached and are generally grouped along the western portion of the community with private yards.
Manhattan Village has two entrances off Marine Avenue, including a staffed public entry gate, along with a private resident gate connecting to the Manhattan Village Mall area. Visitor parking is generally plentiful within the community, and because the neighborhood is gated there is no outside through traffic. The community features two pools, multiple in ground spas, and landscaped open areas throughout.
Children living in the Manhattan Village area generally attend Meadows Elementary School. Older students attend Manhattan Beach Middle School and Mira Costa High School.
Manhattan Beach Heights & Liberty Village of Manhattan Beach
Manhattan Heights and Liberty Village make up the central portion of East Manhattan Beach and are designated as Area 146 in the MLS. This suburban district runs east from Sepulveda Boulevard past Polliwog Park and Manhattan Beach Middle School to Aviation Boulevard, offering a mix of lot sizes and home styles in a convenient, neighborhood oriented setting.
Manhattan Heights forms the western portion of the area, stretching from Sepulveda Boulevard to Redondo Avenue. Polliwog Park sits in the heart of the neighborhood and is a major focal point for residents. Streets in this part of East Manhattan Beach tend to be low traffic and lined with sidewalks, and the area is anchored by two schools and the city’s largest park.
Within Manhattan Heights, the area from Sepulveda Boulevard to Meadows Avenue is known for lots that are often around 5,000 square feet, with some streets curving or winding in a way that creates a quieter residential feel. In the slightly higher elevations near Chestnut and Meadows, some homes can capture city and mountain views to the north. In other pockets, including areas with larger parcels, lot sizes can range closer to 7,000 to 7,500 square feet, which often supports larger homes.
Liberty Village is the eastern tract, generally extending from Redondo Avenue to Aviation Boulevard, bordered by Marine Avenue and Manhattan Beach Boulevard. Originally built in 1950, the neighborhood is known for its postwar cottages with similar two and three bedroom floor plans. Many of these homes have been thoughtfully preserved, remodeled, or expanded over time, giving Liberty Village a distinct charm and a more traditional neighborhood grid. It is also often considered one of the more approachable entry points into Manhattan Beach.
Children living in the Manhattan Heights and Liberty Village area typically attend Meadows Elementary School, located near Meadows Avenue and 12th Street. Many homes are also conveniently located near Manhattan Beach Middle School along Redondo Avenue. Older students attend Mira Costa High School.
Mira Costa Section of Manhattan Beach
The Mira Costa Section is a large part of East Manhattan Beach. The neighborhood takes its name from Mira Costa High School, which is located within the area, and it is known for larger lots, larger homes, and a more residential feel compared to the coastal districts.
This district is bordered by Artesia Boulevard to the south, Manhattan Beach Boulevard to the north, Aviation Boulevard to the east, and Sepulveda Boulevard to the west. Some residents also refer to parts of the area as Manhattan Knolls.
Many properties in the Mira Costa Section sit on lots that are approximately 50 feet wide by 150 feet deep, totaling about 7,500 square feet, which can allow for larger homes and more yard space than is typical in many parts of Manhattan Beach. There are also pockets with smaller lots closer to 5,000 square feet, along with a few enclaves of more exclusive homes on significantly larger lots.
The Mira Costa Section is fairly hilly in areas, and some properties can enjoy city views and views toward the Palos Verdes Peninsula. Within the neighborhood, the Poets Section is a smaller area located south of Mira Costa High School and east toward Sepulveda Boulevard, recognized for streets named after poets such as Keats, Longfellow, Shelley, and Tennyson. Within and near this pocket are also more tucked away streets with larger lots and ultra private settings, and some of the highest priced homes in East Manhattan Beach.
Children living in the Mira Costa Section typically attend Pennekamp Elementary School, located near Peck Avenue and 2nd Street. Older students attend Manhattan Beach Middle School and Mira Costa High School.
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Schools in Manhattan Beach
Manhattan Beach is served by the highly-regarded Manhattan Beach Unified School District (MBUSD), which provides excellent educational opportunities for students in the area.
Manhattan Beach Preschool/Elementary Schools
Manhattan Beach Preschool (2Yrs-5Yrs Old)
Robinson Elementary School (K-5th Grade)
Pennekamp Elementary School (K-5th Grade)
Pacific Elementary School (TK-5th Grade)
Meadows Elementary School (TK-5th Grade)
Grand View Elementary School (K-5th Grade)
Manhattan Beach Middle School
Manhattan Beach Middle School (6th-8th Grade)
Manhattan Beach High School
Mira Costa High School (9th-12th Grade)
Manhattan Beach Private School
American Martyrs School (TK-8th Grade)
Discover Manhattan Beach
Manhattan Beach is a diverse and dynamic community with something to offer everyone. From the upscale Hill Section to the vibrant Sand Section and the family-friendly Tree Section, each neighborhood has its own unique charm. Coupled with excellent schools and a variety of amenities, it’s no wonder that Manhattan Beach is a sought-after destination for homebuyers and families alike.
If you’re thinking about making Manhattan Beach your home or would like to learn more about this wonderful city, Contact us HERE or give us a call at (424) 212 3859.
Best regards,
Lindsay Woolf CA DRE 02236711
Josh Woolf CA DRE 02252408
Circa Properties CA DRE 02182130
Disclaimer: The information in this blog post is provided for general informational purposes only and does not constitute legal advice. Real estate transactions can vary based on individual circumstances and local regulations. For guidance related to your specific situation, please consult the appropriate licensed professional.
