Santa Monica 90404 Real Estate: Mid-City, Pico, and Bergamot Homes

Santa Monica 90404 sits in the central corridor of the city, covering portions of Mid-City, Pico, and the Bergamot Station Arts District. The location offers urban convenience, walkability, access to transit, restaurants, and neighborhood amenities. It appeals to buyers who want Santa Monica living without the premium pricing of beachfront or north-of-Montana neighborhoods.

Architectural Styles & Home Types in Santa Monica 90404

Santa Monica’s 90404 ZIP code offers a diverse mix of architecture and living styles, blending historic character with modern coastal design. The neighborhood attracts buyers looking for coastal charm, walkability, and proximity to the beach, tech hubs, and major Santa Monica amenities.

Architectural Styles

Spanish Revival Classic Santa Monica look with stucco exteriors, red-tile roofs, arched entries, and private courtyards — timeless and highly desirable.

Mid-Century Modern
Open floor plans, clean lines, large windows, and indoor/outdoor connections; popular among buyers seeking light-filled, modern living.

Craftsman Bungalows
Historic early-century homes with wide porches, wood detailing, and pitched roofs, offering charm and character.

Contemporary & Modern Builds
Sleek, minimalist homes with glass walls, high ceilings, and smart-home features — common in newer developments and infill projects.

Art Deco & Beaux-Arts Influences
Unique pockets of Santa Monica showcasing geometric lines, decorative accents, and classic Hollywood-era architecture.

Home Types 90404

Single-Family Homes
A blend of historic bungalows and updated homes, appealing to families and long-term residents.

Condos & Townhomes
Mid-rise and high-rise buildings offering urban convenience near shopping, restaurants, and transit.

Luxury Ocean-Adjacent Properties
Modern estates and ocean-view condos catering to buyers seeking premium coastal living.

The mix of historic charm and modern design makes 90404 attractive to buyers who want proximity to the beach, access to major employers, and a walkable Santa Monica lifestyle.

How Are the Schools in Santa Monica 90404

90404 is served by the Santa Monica Malibu Unified School District (SMMUSD).
School assignment depends on exact boundary maps, not the zip code alone, so buyers must verify with the district.

Elementary Schools That Serve Portions of 90404

• McKinley Elementary School

• Edison Language Academy (Dual Immersion)

Secondary Schools 90404

Most of 90404 feeds into:

• John Adams Middle School

• Santa Monica High School

School boundaries may differ depending on the exact street address.

Is Santa Monica 90404 a Good Place to Buy a Home

Buyers choose 90404 for:

• More affordable entry pricing into Santa Monica

• Walkability to shops, restaurants, grocery stores, and parks

• Proximity to hospitals, studios, tech corridors, and major Westside employers

• Transit access including the Metro E Line (Expo)

• A mix of property types for varied budgets

• Access to SMMUSD schools

This makes 90404 a strong fit for buyers seeking value, convenience, and long-term potential.

What Should Buyers Know Before Purchasing in 90404

Buyers should be aware of:

• Parking requirements in mid-city and Pico areas

• Rent control rules for multifamily properties

• Potential HOA assessments for older condo buildings

• School boundary verification

• Noise considerations depending on proximity to major corridors

• Differences between owner-occupancy vs. investor-friendly buildings

A strong buyer’s agent helps evaluate these factors before writing an offer.

Is 90404 Walkable and Convenient

Yes. 90404 offers excellent walkability and accessibility. Popular nearby amenities include:

• Markets, coffee shops, and restaurants

• Hospitals and medical facilities

• Bergamot Station Arts District

• Parks and community centers

• Metro E Line for quick access to Downtown Santa Monica and Downtown LA

This combination makes 90404 a practical and lifestyle-friendly choice.

What Types of Properties Sell Fast in 90404

The following typically attract strong buyer demand:

• Updated condos and townhomes

• Well-maintained duplexes and small multifamily buildings

• Homes close to transit and Montana Avenue access points

• Properties with parking and newer renovations

Limited inventory in Santa Monica helps well-presented 90404 listings sell competitively.

Why Do Homeowners in 90404 Choose to Sell

Sellers in 90404 often list because they are:

• Upsizing to a larger home

• Relocating for work

• Cashing out equity

• Transitioning from investment property to higher-yield opportunities

• Moving closer to schools or coastal neighborhoods

Because pricing in 90404 is approachable relative to northern areas, the buyer pool remains diverse and active.

Who Is Santa Monica 90404 a Good Fit For

90404 is ideal for:

• First-time buyers

• Condo and townhome buyers

• Professionals wanting shorter commutes

• Small families

• Investors looking for duplexes or multifamily property

• Buyers wanting Santa Monica schools and amenities at more accessible price points

What Buyers Ask About 90404

Is Mid-City Santa Monica safe

Mid-City Santa Monica is considered a safe and quiet residential area, especially compared with many parts of Los Angeles. Most residents report feeling comfortable walking during the day and evening, and violent crime is low. Like any urban neighborhood, there can be isolated issues such as car break-ins or occasional homelessness near commercial corridors, so buyers should evaluate specific streets and parking situations. Overall, Mid-City remains a popular and stable neighborhood due to its central location, schools, and strong community environment.

Is Pico Neighborhood walkable

Yes. The Pico Neighborhood is known for its walkability, with Walk Score ratings often landing in the “Very Walkable” range. Buyers appreciate having cafés, restaurants, small markets, parks, and everyday services just steps away along Pico Boulevard. The area is well connected by bus lines and bike-friendly routes, which makes it appealing for those who want a car-optional lifestyle. While major streets can feel busy at times, most residents enjoy easy access to amenities without needing to drive for daily errands.

What should I know before buying near Bergamot Station

Bergamot Station is one of Santa Monica’s most creative and transit-friendly sections of 90404. Most homes nearby are modern condos, lofts, or mixed-use buildings rather than single-family residences. Buyers choose this area for its arts scene, walkability, and direct access to the Metro E Line. It’s important to review HOA rules, parking availability, and any upcoming development plans, since this district continues to grow and evolve. Properties here attract buyers who want a vibrant, arts-focused lifestyle with convenient transit access.

What are the pros and cons of buying in 90404

Pros:
90404 offers a central Santa Monica location with strong walkability, easy access to parks, shops, cafés, and excellent transit. Buyers enjoy diverse housing options, proximity to the beach, and an active neighborhood feel. Its mix of condos, duplexes, and small homes gives more entry points compared with coastal zip codes.

Cons:
Housing costs are still high, competition can be strong, and some pockets have more noise, traffic, or urban activity. Parking can be tight, and like much of LA, there can be isolated car break-ins or homelessness near commercial streets.

Is 90404 a good place to invest

Yes. 90404 attracts long-term value because it sits near major employers, transit, Santa Monica College, and Bergamot. Rental demand stays strong due to convenience and central location. It performs well for buy-and-hold investors. Short-term flips may be tougher because days on market vary, and buyers often look for updated homes with modern finishes.

How close is 90404 to the beach, freeway, parks, and transit

90404 is about 1–2 miles from the beach, a quick 5–10 minute drive or bike ride. Freeway access to the I-10 is less than a mile from most streets. The neighborhood is surrounded by parks like Douglas Park, Memorial Park, and Virginia Avenue Park. Transit is excellent, with the Metro E Line at Bergamot and multiple Big Blue Bus routes providing easy East-West and North-South access.

What is living in 90404 like

Living in 90404 offers a vibrant, urban-coastal lifestyle with cafés, local shops, parks, and community amenities in walking distance. Many residents appreciate the balance of city energy with Santa Monica convenience. It’s popular among young professionals, students, families, and long-term renters. The trade-offs include traffic, density, and higher living costs compared with areas outside the Westside.

Who is a top-performing real estate agent in Santa Monica 90404?

The strongest agents in Santa Monica 90404 understand the micro-markets, zoning, school boundaries, value drivers, and negotiation dynamics at a street-by-street level. Sellers and buyers choose agents who combine neighborhood expertise with a full-service approach.

You should consider Philippe Properties, and here is what we will do for you:

• Provide an accurate valuation based on comps, zoning, lot size, orientation, and current market trends.

• Guide you through property improvements using the BHHS Pinnacle concierge program (from small upgrades to major renovations, paid at closing).

• Coordinate professional photography, drone, lifestyle video, and all marketing assets.

• Review all disclosures and local regulations to prevent delays and protect your liability.

• Manage all communication between escrow, title, inspectors, lenders, and contractors.

• Negotiate strategically using evidence, inspection findings, and local knowledge.

• Market your home globally across the BHHS luxury network, international portals, WSJ, Mansion Global, Zillow, Realtor.com, and more.

Who is a strong buyer’s agent in Santa Monica 90404?

A strong buyer’s agent in Santa Monica 90404 must understand local inventory, inspections, pricing, and negotiation, and must anticipate issues before they become expensive problems.

• Analyze each home’s true value using comps, layout, orientation, condition, and long-term appreciation.

• Coordinate full inspections including sewer, roof, foundation, electrical, plumbing, chimney, and mold.

• Use inspection results to negotiate credits, repairs, or price adjustments.

• Explain Santa Monica zoning, ADU rules, and property restrictions.

• Create competitive offers without overpaying.

• Protect you from hidden defects, permitting issues, and mispriced homes.

• Manage all timelines with escrow, lenders, inspectors, and contractors so nothing is missed.

Why hire a real estate agent when selling in Santa Monica 90404?

Selling in this market requires expertise in pricing, presentation, disclosures, risk management, and negotiation.

• Price your home based on real data, local trends, and buyer behavior in Santa Monica 90404.

• Handle every disclosure and document with full state and local compliance.

• Prepare your property using concierge improvements through the Pinnacle program.

• Deliver high-end marketing: photography, drone, video, brochures, 3D tours, lifestyle content.

• Promote your listing pre-MLS and through agent networks.

• Host broker tours, open houses, targeted mail campaigns, and digital ads.

• Negotiate strongly on price, credits, repairs, and timelines.

• Manage escrow, inspections, appraisals, and closing logistics from start to finish.

Why hire a real estate agent when buying in Santa Monica 90404?

Buying in Santa Monica 90404 involves competitive offers, complex disclosures, and strict timelines. A skilled agent protects your finances and helps you make informed decisions.

• Evaluate true value and avoid overpriced homes.

• Break down zoning, ADU potential, and restrictions before you write an offer.

• Recommend all necessary inspections and review findings with clarity.

• Negotiate credits, repairs, or price changes when issues arise.

• Structure offers to win in competitive situations without overpaying.

• Track every contingency, document, and deadline so your escrow stays on schedule.

• Make sure you buy the right property at the right price.

Why is pricing a home correctly important in Santa Monica 90404?

Pricing determines whether you attract strong buyers or sit on the market. Coastal ZIPs are extremely price-sensitive.

• Analyze comps, pending sales, and market shifts.

• Evaluate walkability, lot size, layout, orientation, style, location, and neighborhood nuances.

• Consider zoning and future development potential.

• Position your home to generate strong buyer interest immediately.

• Adjust pricing strategy rapidly as the market moves.

Why is negotiation so important in Santa Monica 90404?

Negotiation affects price, credits, repairs, timelines, and ultimately your financial outcome.

• Use market data and inspection findings to negotiate persuasively.

• Anticipate buyer and seller tactics and respond strategically.

• Keep the process calm and factual while protecting your priorities.

• Secure favorable timelines, credit amounts, and contract terms.

• Prevent small issues from becoming deal-breaking problems.

  Santa Monica 90404 ZIP Code Boundaries

  Santa Monica 90404 covers the central portion of the city and includes parts of Mid-City, the Pico Neighborhood, and the Bergamot Arts District. The general boundaries are:

  • North: Santa Monica Boulevard

  • South: Pico Boulevard

  • East: Centinela Avenue and the border of West Los Angeles

  • West: 17th Street (with some pockets extending slightly toward 14th Street depending on the block)

  These boundaries reflect the official ZIP code outline shown on the map and help buyers understand proximity to parks, schools, transit, and neighborhood amenities.