Santa Monica

Colorful amusement rides and world-class waves greet the west end of Route 66 in the heart of Downtown Santa Monica. “Of course the beach is amazing,” Matt Tilley boasts, but the Hall of Fame agent with First Team Real Estate adds, “It has a ton of great shops and restaurants too – there’s always something going on downtown.” With unparalleled ocean views, high-rise condos stand steps away from Third Street Promenade’s all-day shopping experience and the trendy restaurants along Main Street. Downtown residents have a front-row seat to the city’s renowned farmers markets, attracting thousands of tourists and locals each week. While Santa Monica offers a more relaxed surfside vibe, Los Angeles’ exciting nightlife and booming financial district is just a 50-minute metro ride away. Locals can catch waves year-round at Santa Monica Beach and head to the pier for a late-night Ferris Wheel ride. While Santa Monica Beach is usually flooded with tourists, residents head further north to relax on the far-less crowded Will Rogers State Beach. Palisades Park’s paved trails traverse through the bluffs along Ocean Avenue, providing a perfect spot for sunset bike rides. Parents can walk along the smaller trails at Tongva Park, while kids run around the playground and cool off on the splash pad. On rainy days, residents can check out the walkable museums, art galleries and the aquarium. Contemporary condominiums tower over Downtown Santa Monica, offering both city and ocean views. Open-concept floor plans and expansive window walls make these two-bedroom condos feel like a spacious home. Light-filled living rooms and floating glass balconies create a sense of natural beauty despite the area’s urban design. In addition to covetable views, these homes provide convenient access to walkable shopping and dining districts. Downtown Santa Monica may be a “fantastic place to live,” but Tilley says, “People don’t want to leave, so you might have to wait a bit for the right place to open up.” Housing prices reflect this desirability with most condos listing between $1.5 million and $3 million. Even more expensive, the handful of single-family homes along Ocean Avenue can cost up to $8 million. Annual surf competitions and holiday festivals attract thousands of tourists each year to the Downtown Santa Monica Pier, but once a month, the national landmark transforms into a massive celebration of local culture. Neighbors head to the oceanfront for a night filled with live music performances, local art exhibits, car shows and kid-friendly activities. Gourmet coffee shops and over 80 national retailers draw thousands of locals to Santa Monica’s Third Street Promenade. Walking through the outdoor mall, shoppers will find a host of live street performers – from baffling magicians to enchanting musicians. Residents can head to Trader Joe’s for everyday groceries or check out homegrown produce at the downtown farmers market every Wednesday and Saturday morning. Only a block away, Main Street is packed with some of the best new restaurants in town. From here, locals can walk to Abbot Kinney Boulevard and explore a mix of pop-up shops and posh boutiques. Santa Monica-Malibu Unified School District offers some of the best schools in LA County, all of which score an A or higher on Niche. Known locally as SaMoHi, Santa Monica High School is a particular standout, recently ranking in the top 4% of best high schools nationwide. SaMoHi students explore a variety of learning pathways, from Computer Science and Engineering to Graphic Design. Younger students can attend nearby Muir Elementary and Adams Middle. Lincoln Boulevard sits just off Interstate 10 forming part of Highway 1, which traverses over 650 miles along the Pacific Coast. From the highway, residents can easily reach the Los Angeles International Airport or head north to Malibu Beach. Santa Monica Boulevard is a major east-west thoroughfare famously known as the epicenter of LA’s LGBTQ+ community, with popular Boystown bars and a nightlife that attracts some of the biggest Hollywood stars. Just two blocks over, Downtown Santa Monica Station offers 50-minute metro rides into Downtown LA.

Directly east of downtown Santa Monica and blocks from the city's world-famous pier and promenade, Pico is a medium density neighborhood with character. "This area is great for commuting to West Los Angeles," says Dario Svidler, Partner CRE's executive vice president with almost $1 billion in career sales. Pico Boulevard has a bunch of old-school businesses and a lot of restaurants, and that's a draw to buyers." Pico sits adjacent to Santa Monica College, which makes its inventory of multifamily units attractive to students renting in the area. However, it's a commuter college, so the neighborhood doesn't necessarily have a college vibe. Pico has a mix of single-family homes, condos and townhouses, and multifamily units. The single-family housing inventory consists mainly of classic California bungalows — cozy homes with between 900 and 1,700 square feet. “The homes here are smaller, so they’re a little bit more affordable to get into,” Svidler says. “North of the 10 will be more expensive than south of the 10.” The neighborhood’s streets are quiet and spacious, lined by sidewalks under a thick canopy of shade trees. “This is higher density housing than Sunset Park, but not too high density. You’re talking duplexes and quadplexes up to 10 or 20 units.” Single-family homes in Pico are priced between $1.2 million and $2.5 million. Depending on proximity to the coast, condos and townhomes list between $600,000 and $1.6 million. Multifamily units are priced between $1.3 million and $5 million. Shopping and dining in Pico occur along Pico Boulevard, a dense commercial stretch that runs the length of the neighborhood. There is a Whole Foods Market at the intersection of Cloverfield Boulevard for stocking up on groceries and essentials. Some of the businesses cater to students at Santa Monica College, which is just across Pico Boulevard. Lo/Cal Coffee & Market is a high-end coffee house popular with the student set. It’s the kind of place where baristas get to know the customers, who swear by the sandwiches and empanadas. Lunetta All Day is a New American restaurant that attracts a more sophisticated crowd. Brunch is big at this relaxed, upmarket venue, which has a wide range of seating options, including an outdoor patio lined with greenery that looks like a cafe in a quaint Parisian alleyway. The neighborhood is home to Bergamot Station Arts Center, the largest art gallery and cultural complex on the West Coast since 1994. Once a railroad station from 1875 to 1953, the city of Santa Monica eventually asked gallery owner Wayne Blank to reimagine the space. He created a venue that has become a community cornerstone, making art more accessible to visitors. On a given night, there are art exhibits, live comedy or music, poetry readings and performance art — in addition to the many educational programs offered. The venue’s on-site restaurant is Le Great Outdoor, which serves a farm-fresh, grill-centered menu. Santa Monica-Malibu Unified is one of the best school districts in greater Los Angeles, with an A-plus grade from Niche. The school district and teachers are in the top 5% of all California schools, according to Niche. "The schools have a big appeal to buyers in this area," says Compass agent Nitzan Lumer, a third-generation Angeleno who lived in neighboring Ocean Park for a decade. Graded A by Niche, Edison Language Academy is a dual immersion school in Spanish that works towards fluency starting in preschool, which continues in the district through high school. John Adams Middle School is another A school. Santa Monica High School is graded A-plus by Niche, which ranks it in the state's top 5% of public high schools. One of the big draws to Pico is convenient beach access. The community is a breezy 2 miles from Santa Monica State Beach and the city’s iconic pier and promenade. Much like the rest of Santa Monica, Pico is dotted with public parks and cultivated green space. Ishihara Park is dog-friendly, with exercise equipment and covered patio seating with grills and benches. There is plenty of grassy open space at Virginia Avenue Park, which is situated on 10 acres along Pico Boulevard. The park has a community center and a seasonal splash pad. Kids can keep busy at the two playgrounds or shooting hoops at the basketball courts. There is a farmers market at the park on Saturday mornings. Pico is bisected by Interstate 10, which provides direct access to downtown Los Angeles about 15 miles east. The highway sits at a lower elevation than much of the neighborhood and is walled off along residential areas to minimize traffic noise — but it still exists. The Santa Monica Pier is about 2 miles away via Pico Boulevard, one of the area’s main thoroughfares that is lined by bus stops. "Pico Boulevard is a fast street that I would not consider particularly walkable," Svidler says. The Santa Monica Airport is nearby but only serves a handful of private planes, so noise isn’t an issue. Residents must drive the 10 miles south to Los Angeles International Airport, which can take about an hour, depending on traffic. UCLA Santa Monica Medical Center is about a mile away via 17th Street.

Blocks from the beach and 3 miles from downtown Santa Monica, Sunset Park is a commercially growing neighborhood with a massive park project on the horizon. “I wouldn’t call it a scene because it’s not a scene yet, but you have stuff within the neighborhood, and it’s thriving,” says Compass agent Nitzan Lumer, a third-generation Angeleno who lived in neighboring Ocean Park for a decade. Sunset Park is quiet and family-friendly, with sleepy residential streets that are walkable to city amenities. “I would describe it as one of the last ‘Leave it to Beaver’ neighborhoods on the Westside of LA, says local Realtor Tregg Rustad, Estates Director with Rodeo Realty. “Kids walk and bike to school. Most blocks hold yearly block parties with their neighbors.” Sunset Park has a broad mix of housing, including single-family homes, condos and townhouses, and multifamily units. The inventory of single-family homes was built primarily before 1939, though building continued through the ‘50s. Architectural styles include prewar bungalows and postwar ranch-style homes. There are some classic homes with Spanish influence and more contemporary homes on fill-in lots. “When people are moving to Sunset Park, they’re looking for a home with a yard and quiet streets,” Lumer says. Homes range in price from around $1.9 million for a small three-bedroom with just over 1,000 square feet to upward of $5 million for something spacious and contemporary. Condos and townhomes cost between $800,000 and $1.8 million, while multifamily units list between $1.5 million and $3.6 million. Some restaurants along Pico Boulevard cater to students at Santa Monica College, but Ocean Park Boulevard is a more prominent business district. “There’s been a nice bump in the commercial here. In the last three or four years, they’ve added some great restaurants,” Lumer says. “Layla Bagels is one of the best spots in LA; there’s a 30-minute line there on the weekends, and it’s all over Eater and super trendy.” Ghisallo is a casual Italian place — no white tablecloths and tuxedos — that’s got great pasta and pizza. They also do to-go sandwiches and slices. A very LA venue is DOG PPL, a social club where owners of well-trained and thoroughly vetted pups gather and enjoy the vibe. There is a beautiful dog park with benches and a coffee shop, and they provide umbrellas and sunscreen or blankets when it’s cold. “This creates such a fun community of dog owners. People who are members go every day to meet new friends and network,” Lumer says. For stocking up on groceries, there is family-owned and operated Bob's Market, which specializes in gourmet meat, wine and cheese. From year-round farmers markets to comedy shows to seasonal events, Santa Monica maintains an active community calendar. MAINopoly: Taste of Main Street is a culinary walking tour in the spring that is an interactive event that mirrors the classic board game. In the summer, Sunset Swims are adult-only pool sessions in the evenings at Annenberg Community Beach House. Americana in the Park showcases a diverse group of Southern California artists each fall. Main Street Holiday Festivities in December include a tree lighting at the California Heritage Museum, festive events held by store owners and a candlelit walk to the famous Shopping Cart Tree. Santa Monica-Malibu Unified is one of the best school districts in greater Los Angeles, with an A-plus grade from Niche. The school district and teachers are in the top 5% of all California schools, according to Niche.  “The schools have a big appeal to buyers in this area. There’s something nice about the walkability: quiet streets, kids playing out front, and then can you walk them to school,” Lumer says. Grant Elementary School also gets an A-plus, while John Adams Middle School gets an A. Known for celebrity alums like Robert Downey Jr., Sean Penn and Rob Lowe, Santa Monica High School is graded A-plus. The school’s Renaissance program uses recognition, rewards, incentives and celebrations to promote achievement. The program is highly recognized by colleges and universities in the U.S. Santa Monica College is located in Sunset Park. The public community college enrolls over 30,000 students in over 90 academic areas of study. The school is mostly commuters, so there isn't a big student presence in the neighborhood. SMC has 17 sports teams that have won championships and produced Olympians like Isaac Bruce, Lenny Krayzelburg, and Evan Lysacek. Outdoor access is what Southern California is all about, and Sunset Park is only blocks from Santa Monica Beach, an iconic 3.5-mile stretch with a promenade, pier and an amusement park. The neighborhood has pocket parks like Marine Park and Clover Park and more expansive offerings like Virginia Avenue Park and Memorial Park just beyond Pico Boulevard. Dogs are allowed at Marine Park, which features an auditorium, picnic areas, lighted fields and courts, and a playground for kids to enjoy. Penmar Golf Course is a nine-hole, par-33 executive course offering lessons and a putting green. “For many years, this was an unremarkable city course, but a few years ago, a new operating group took over, and they put in an amazing restaurant,” Lumer says. “It’s created a nice little bump in social activity for the area. The neighborhood really needed something like that. Penmar hosts events with live music, sometimes with stands and vendors. Sunset Park is about 15 miles west of Los Angeles, a drive that can take almost an hour during unpredictable rush hours. Downtown Santa Monica is much closer — just under 3 miles via 20th Street. The neighborhood is partially bordered by Interstate 10, and Lincoln and Ocean Park boulevards are the main thoroughfares. Stop-and-go traffic at red lights is standard on the four-lane boulevards. The 10 is elevated and a few blocks outside Sunset Park, so highway noise isn't a big issue. Santa Monica Airport is in the neighborhood, but most residents fly out of Los Angeles International. LAX is just 14 miles south via I-405, but plan for an hour's drive, depending on the time of day. UCLA Santa Monica Medical Center is about 2 miles away via Cloverfield Boulevard. For those who rely on public transportation, there are bus routes operated by Big Blue Bus. Once a concern for homebuyers in Sunset Park, traffic at the Santa Monica Airport has dwindled over the years, and in a few years, there won’t be any planes at all. “I sell houses all around the airport, and the noise is minimal because the planes are so small. There are no jets; it’s only private planes, and there aren’t many of them,” Lumer says. Looking ahead, the city plans to convert the 227-acre property into a “Great Park” after the airport closes in 2029. “This is going to be a huge, sprawling recreational area with everything you could ever want in a park, including restaurants,” Lumer says. “This will be a huge game-changer for the neighborhood because property values will skyrocket.”

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