Santa Monica Real Estate: Neighborhoods, Schools, Lifestyle

Santa Monica is one of the most desirable coastal cities on the Westside. Buyers and sellers come here for a blend of lifestyle, safety, strong schools, walkability, and long-term property value. This page highlights the neighborhoods, schools, lifestyle amenities, and the reasons people consistently choose Santa Monica over surrounding cities.

Why Buyers Choose Santa Monica

Santa Monica attracts buyers looking for coastal living with a strong community structure. The city operates its own police and fire departments, maintains clean streets, and offers reliable public services. It is safer and more organized than many nearby Los Angeles neighborhoods, while still providing a vibrant beach lifestyle.

Buyers are drawn to:

• Top-rated public schools

• Safe, clean neighborhoods

• Ocean views and beachfront living

• Walkable streets near shops, restaurants, and parks

• A healthy, outdoor-focused environment

• Easy access to Malibu, Brentwood, Venice, and West LA

• Strong long-term appreciation due to low inventory and high demand

Santa Monica’s Coastal Corridor

The coastal stretch from Venice Beach to Palisades Park is one of the most iconic areas in California. This area attracts buyers searching for “Ocean Avenue condos,” “Santa Monica beachfront homes,” and “Santa Monica ocean view real estate.”

Buyers value:

• Sunset-facing ocean views

• The beach path for cycling and jogging

• The bluffs at Palisades Park

• Luxury beachfront homes and full-amenity condo buildings

• Walkability to cafés, markets, boutiques, and parks

This corridor appeals to professionals, second-home buyers, and investors.

Who Is Buying in Santa Monica

Santa Monica attracts a mix of lifestyle-driven and financially strong buyers. Most are searching for both quality of life and long-term value.

Common buyer groups include:

• Families prioritizing top-rated schools and safety

• High-net-worth buyers looking for luxury estates north of Montana

• Professionals working in tech, media, healthcare, and entertainment

• Investors seeking stable appreciation and low inventory markets

• Creatives and entrepreneurs attracted to Ocean Park and Main Street

Challenges Santa Monica Sellers Face

Sellers in Santa Monica often encounter challenges related to market knowledge and presentation. These issues can affect pricing, days on market, and negotiation outcomes.

Common seller challenges include:

• Confusion about why neighboring homes sell higher

• Not understanding pricing differences based on lot size, updates, or micro-location

• Underestimating the importance of staging and professional presentation

• Pricing based on emotion instead of neighborhood data

• Delays due to permitting for remodels or additions

• Tenant complexities for multifamily properties

• Rising insurance costs affecting buyer underwriting

• Not listening to strategic guidance from their agent

Measure GS: What Santa Monica Sellers Need to Know

Measure GS is a transfer tax applied to properties selling for $8M dollars or more. The tax rate is 5.6 percent of the sale price and significantly affects net proceeds. Many sellers know about it but underestimate its impact until preparing to list.

Important points:

• The tax applies to the sale price, not the gain. It is a city transfer fee

• Homes near the eight-million-dollar mark may require strategic pricing

• Early planning helps avoid last-minute surprises

• Buyers in the luxury market know about the tax, but sellers must prepare thoroughly

Neighborhoods in Santa Monica

Santa Monica consists of several distinct neighborhoods, each offering unique character, amenities, and property types. Buyers often search by neighborhood name, school district, and proximity to the beach.

North of Montana

One of the most prestigious neighborhoods. Known for large lots, luxury estates, tree-lined streets, and top schools like Franklin and Lincoln. Strongest long-term appreciation and high demand.

Wilshire-Montana

A walkable corridor with condos, cafés, and shops. Popular with professionals and downsizers. Walkability and access to Roosevelt and Franklin Elementary keep demand strong.

Ocean Park

A coastal neighborhood with a creative, beachy feel. Loved for Main Street, character homes, and walkability.

Sunset Park

Family-friendly with quiet streets, parks, and strong schools like Grant and John Adams. Offers larger lots and a community feel.

Mid-City

Central location with condos, townhomes, and single-family homes. Convenient access to employers, transit, and Wilshire Blvd.

Downtown Santa Monica

Urban, walkable, and vibrant. High-rise condos, luxury buildings, and features like the Promenade and the beach. Attracts professionals and executives.

Pico District

More affordable compared to coastal areas. Appeals to first-time buyers and investors while still offering access to Santa Monica schools.

Ocean Avenue Coastline

Luxury oceanfront condos with panoramic views and direct access to parks, restaurants, and the beach. A top choice for sunset-view buyers.

Santa Monica Schools and Their Impact on Property Values

Schools are one of the strongest drivers of home prices. Buyers frequently search for “homes near Franklin Elementary,” “Lincoln Middle School homes,” and “Santa Monica High School boundary.”

Top Santa Monica Public Schools

• Franklin Elementary – North of Montana, Wilshire-Montana

• Roosevelt Elementary – Wilshire-Montana, North of Montana

• Grant Elementary – Sunset Park, Ocean Park

• John Muir Elementary – Ocean Park, Sunset Park

• Lincoln Middle School – North of Montana, Mid-City

• John Adams Middle School – Sunset Park, Pico

• Santa Monica High School – Serves all neighborhoods

Private Schools

• Crossroads School – Ocean Park

• St. Monica Catholic School – Downtown and Ocean Park

Neighborhoods with top-performing schools consistently appreciate faster and retain value better during downturns.

Best Resale Value in Santa Monica

The areas with the strongest resale value include:

• North of Montana (90402): Large lots, luxury homes, top schools, low inventory

• Wilshire-Montana (90403): High condo demand, walkability, strong rental and resale market

Single-family homes consistently outperform condos in long-term appreciation. Limited inventory, larger lot sizes, and true neighborhood living drive higher demand—and in Santa Monica and Los Angeles, land is gold. Land value keeps rising, making single-family homes far superior in long-term growth. Condos appreciate inferiorly, never at the level of single-family properties.

Santa Monica Lifestyle and Community Amenities

Lifestyle Highlights in Santa Monica

Santa Monica offers a coastal lifestyle that appeals to buyers who want convenience, walkability, outdoor living, and year-round activities.

Farmers Markets
• Main Street Farmers Market every Sunday
• Downtown Farmers Markets every Wednesday and Saturday

Outdoor Living
• Direct beach access
• Miles of bike and running paths
• Oceanfront parks and scenic bluffs

Walkability
• Easy access to boutiques, cafés, restaurants, and wellness studios
• Highly walkable corridors: Montana Avenue, Wilshire Boulevard, and Santa Monica Boulevard

Santa Monica Pier & Seasonal Activities

The iconic Santa Monica Pier adds a vibrant cultural element with:
• Outdoor concerts
• Movie nights
• Summer events and “Twilight at the Pier”
• Family-friendly beach festivals and community gatherings

Seasonal highlights include:
• The Holiday Ice Rink
• Summer Nights at the Beach
• Pier concerts and special performances

These activities attract buyers who want a true coastal lifestyle with entertainment, community events, and easy walkability.

Arts, Culture & Entertainment

Santa Monica has a strong and diverse cultural scene supported by:
• The Broad Stage — world-class theater, dance, and music
• Local galleries and creative studios throughout Mid-City and Ocean Park
• Seasonal pier shows and occasional circus-style performances

This combination of arts, culture, events, and oceanfront recreation makes Santa Monica one of the most desirable lifestyle-driven markets on the Westside.

Santa Monica as a Professional and Tech Hub

Santa Monica is part of the Silicon Beach corridor, attracting buyers who work in entertainment, gaming, media, and tech.

Major employers include:

• Hulu

• Activision Blizzard

• Universal Music Group

• Snap Inc.

• Amazon Studios

• Lionsgate

• CBS Entertainment

• Oracle

• St. John’s Health Center

• UCLA Medical Center

This drives consistent, high-quality buyer demand from professionals seeking walkability, beach lifestyle, and convenience.

Key Micro-Neighborhoods in Santa Monica

Gillette Regent Square (North of Montana Luxury Pocket)

Gillette Regent Square is one of the most prestigious enclaves in North of Montana, known for its oversized 9,000 sq ft lots and classic 60' x 150' parcel dimensions. The area offers privacy, quiet streets, mature trees, and beautifully maintained homes with large floor plans. With no alleys and zoning that supports larger custom homes, this pocket attracts families seeking space, stability, and walkability to Franklin Elementary, Lincoln Middle School, and Montana Avenue shopping. Homes here consistently hold premium value.

Adelaide (Bluffs & Ocean View Estates)

Adelaide Drive sits atop the northern bluffs of Santa Monica and offers some of the best ocean and canyon views on the entire Westside. The neighborhood is known for luxury estates, privacy, and immediate access to Palisades Park and the beach. Because inventory is extremely limited and views are unmatched, Adelaide commands some of the highest real estate prices in Santa Monica, attracting buyers who want exclusivity and coastal scenery.

Ocean Park Hill Streets

Ocean Park’s hill streets offer elevation, ocean breezes, and occasional views, with a distinct beach-community energy. This area blends Craftsman homes, bungalows, and modern designs, all within walking distance to Main Street, parks, cafés, and the beach.
It attracts creative professionals, tech employees, and families seeking a laid-back coastal lifestyle close to nightlife and outdoor recreation.

Montana Avenue Corridor Streets

Streets surrounding Montana Avenue, Euclid, 7th, 9th, and 14th, are known for their walkability, beautifully maintained homes, and access to some of Santa Monica’s top elementary schools, including Franklin and Roosevelt. This corridor offers a mix of traditional and remodeled homes with a strong community feel, boutique shopping, and cafés just steps away. It is one of the most sought-after walkable neighborhoods for families and professionals.

Santa Monica Property Tax and Transfer Tax Explained

Santa Monica homeowners face both standard property taxes and city/county transfer taxes when selling. Understanding these numbers is crucial for accurate net-sheet calculations and pricing strategy.

Property Tax Rate in Santa Monica

The effective property tax rate is approximately 1.22%, similar to most areas within Los Angeles County.

Santa Monica City Transfer Tax

Santa Monica charges a tiered documentary transfer tax based on the sale price:

Homes Under $5 Million

• City transfer tax: $3.00 per $1,000 (0.3%)

Homes Between $5,000,000 and $7,999,999

• City transfer tax: $6.00 per $1,000 (0.6%)

Homes at $8,000,000(Measure GS Tier)

• City transfer tax: $56.00 per $1,000 (5.6%)
This is the Measure GS “mansion tax”, effective March 1, 2023.
Funds go toward homelessness prevention, affordable housing, and school programs.

Los Angeles County Transfer Tax

In addition to the Santa Monica tax, Los Angeles County charges:
• $1.10 per $1,000 (0.11%) of the sale price.

Combined Transfer Tax Cost to Sellers

When you add city + county taxes:

Under $5 Million

• Approx. 0.41% total

$5M–$7.999M

• Approx. 0.71% total

$8M(Measure GS)

• Approx. 5.71% total