Santa Monica real estate is the priciest beach-city market on the Westside, and it earns it. You get eight square miles of walkable coastal city with its own school district, its own downtown, a famous farmers market and a Metro line that ends at the ocean. The median sale price sits around $1.6 million per Redfin, but that figure blends $900,000 condos near Wilshire with $5 million and up houses North of Montana, so the real answer depends on which side of Wilshire and which side of Pico you land on. Buyers are entertainment and tech professionals, families who want Santa Monica-Malibu Unified schools, and downsizers trading a Valley house for a condo near the beach. James Malcom represents buyers and sellers here from The Malcom Group’s Hollywood office and knows the block-by-block pricing that makes or breaks a deal in this city.
Santa Monica Real Estate Market Overview
Citywide, the median sale price for homes in Santa Monica CA was $1,636,609 in June 2026, down 1.7 percent year over year, per Redfin. Zillow’s July 2026 home value index reads $1,685,560, up 1.4 percent. Price per square foot ran about $1,120 in June 2026 per Redfin, down 7.6 percent, which reflects a heavier mix of condo sales. Homes averaged 48 days on market per Redfin in June 2026, five days slower than last year. About 30 percent sold above list, about 30 percent took a price cut, and the sale-to-list ratio held at 99.7 percent. Houzeo counted about 200 active listings in July 2026 and 1.27 months of supply. Call it a balanced market that rewards correctly priced houses and punishes overreach on condos.
The mix is roughly two-thirds condos and townhomes and one-third single-family homes, plus rent-controlled apartment buildings that trade as income property. Price bands in 2026:
- Entry: $650,000 to $1.1 million buys a one or two bedroom condo in Mid-City, Wilshire-Montana or Downtown.
- Mid: $1.5 million to $3.5 million covers newer condos, townhomes and single-family homes in Sunset Park, Ocean Park and the Pico district. Zillow’s typical 90405 value was $1,926,050 in June 2026.
- Top: $4 million to $15 million and beyond is North of Montana. Redfin’s 90402 median sale price was $4,598,961 in June 2026, about $1,670 per square foot.
Market data last reviewed August 2026.
Homes for Sale in Santa Monica
Santa Monica homes for sale split cleanly along the major streets. North of Montana Avenue, lots run 50 by 150 feet on the numbered streets and larger on the wider avenues, with original 1920s Spanish and English cottages next to 6,000 square foot new builds. Teardowns trade above $3.5 million because the dirt is the value. Between Montana and Wilshire you find 1920s and 1930s houses above 7th, then a dense band of condos toward Wilshire. Downtown and the Wilshire corridor are almost entirely multi-unit, from 1960s stucco boxes to new mid-rises with ocean views. South of the 10, Sunset Park and Ocean Park are the single-family heartland: 1940s and 1950s ranch houses on 5,000 to 7,500 square foot lots, California bungalows, and a growing number of modern rebuilds between Ocean Park Boulevard and Pearl. Ocean Park adds walk-street lots and beach cottages near the sand. There are no gated communities, and HOAs exist only in condo and townhome projects. View lots sit along Adelaide Drive and Ocean Avenue.
Santa Monica Neighborhoods and Enclaves
North of Montana
The most expensive neighborhood in the city, from Montana Avenue north to San Vicente and the canyon. Wide, tree-lined streets, Franklin and Roosevelt boundaries, and walking distance to the Montana shops. Original homes start around $4 million and new builds close between $8 million and $15 million. Adelaide Drive is the trophy address.
Wilshire-Montana
The blocks between Wilshire and Montana are the condo capital, with Zillow’s typical home value around $1.29 million as of July 2026. Two bedroom units in 1970s and 1980s buildings trade from $900,000 to $1.4 million, and newer townhome-style units push past $2 million. Buyers get Montana Avenue on foot without North of Montana prices.
Sunset Park
South of the 10 and east of Lincoln, Sunset Park is where families buy houses. Mostly 1940s ranch homes and bungalows on quiet, flat streets near Clover Park and Grant Elementary. Expect $1.8 million to $3.5 million for a house, more for a full rebuild or views from the higher streets.
Ocean Park
The beach neighborhood, bounded by Pico, Lincoln and the Venice line, with Main Street running through it. Walk streets, 1910s and 1920s cottages, small condo buildings and a surf-town feel. Zillow’s typical value is about $1.29 million because condos dominate, but houses near the beach regularly clear $3 million to $5 million.
Mid-City
East of 20th between Wilshire and Pico, Mid-City is dense, central and comparatively affordable. Condos from the 1960s onward plus rent-controlled apartment stock, with Saint John’s Health Center nearby. Entry condos start around $650,000 and scattered houses trade between $1.5 million and $2.5 million.
Downtown and Bayside
The blocks around Third Street Promenade, Ocean Avenue and the Metro E Line terminus. Mid-rise and high-rise condos, some with true ocean views, from about $900,000 for a one bedroom to $4 million and up for large view units on Ocean Avenue. Buyers here want lock-and-leave living.
Pico District
Along Pico Boulevard from Lincoln to the eastern city limit, the Pico neighborhood is the most diverse in the city, with older duplexes, bungalows and small apartment buildings near Virginia Avenue Park and Santa Monica College. Houses run $1.4 million to $2.5 million, and income property draws investors who know rent control.
Schools in Santa Monica
Santa Monica is served by the Santa Monica-Malibu Unified School District, a major reason families pay the premium to live here rather than across the line in Los Angeles Unified. Elementary campuses include Franklin and Roosevelt north of Wilshire, Grant in Sunset Park, McKinley in Mid-City, and John Muir and Will Rogers in the south. Lincoln Middle School serves the north side and John Adams Middle School the south side, and nearly everyone moves on to Santa Monica High School, the well regarded campus on Pico known locally as Samohi. Confirm attendance boundaries before you write an offer, and use GreatSchools as a starting point for comparing campuses. Private options are strong: Crossroads School on 21st Street, New Roads School on Olympic, Windward School a short drive east in Mar Vista, plus Saint Monica, PS1 and Carlthorp.
Lifestyle: Parks, Dining and Things to Do
Living in Santa Monica revolves around the coast. Palisades Park runs along the bluffs above Pacific Coast Highway for a mile and a half, and it is where residents walk, run and watch the sunset. Below it, the Santa Monica Pier and the beach bike path stretch south to Venice. Inland, Clover Park anchors Sunset Park, Virginia Avenue Park serves the Pico district, and Tongva Park sits across from City Hall. The Wednesday Santa Monica Farmers Market at Arizona and 2nd is the best in Southern California. Dining corridors are Montana Avenue for boutiques and cafes, Main Street for Ocean Park’s restaurants, and Third Street Promenade downtown, with Rustic Canyon, Cassia and Elephante leading the food scene. The Aero Theatre and summer concerts on the Pier fill the calendar.
Commute and Location
Santa Monica sits at the western end of the 10 freeway, its greatest convenience and its daily headache. Downtown LA is 16 miles east, about 30 minutes off-peak and 60 to 75 minutes in rush hour. The Metro E Line from Downtown Santa Monica station reaches Downtown LA in about 50 minutes. Pacific Coast Highway runs north to Malibu from the Ocean Avenue ramp. LAX is 9 miles south via Lincoln or the 405, 25 to 45 minutes. Century City and Beverly Hills are 15 to 25 minutes on Wilshire or Olympic, and the Burbank studios are 45 to 75 minutes via the 405 and the 101.
Who Buys in Santa Monica and Why
Entertainment executives and agency partners buy North of Montana for the schools and the prestige. Tech founders and Snap and Google employees buy in Ocean Park and Sunset Park for the bike commute. Empty nesters from Encino and Calabasas sell the big house and buy a view condo on Ocean Avenue. Investors buy duplexes and fourplexes in the Pico district for long-term appreciation.
Compared with Malibu, Santa Monica gives up privacy and acreage for walkability, schools, and a much shorter drive to anything. Compared with Beverly Hills, prices in the flats are similar but Santa Monica delivers the ocean and a more casual rhythm. Compared with Encino or Calabasas, a Santa Monica buyer pays roughly double per square foot for the same house. Browse all of our featured communities to compare.
Selling a Home in Santa Monica
Turnkey houses in Sunset Park and the north side sell fastest, often within two weeks with multiple offers when priced near the last comparable sale. Condos take longer and demand sharper pricing, because buyers can compare a dozen similar units and scrutinize HOA dues. Spring is strongest, though listings move year round; our guide to the best time of year to sell a house in Los Angeles covers the detail. Prep that matters: fresh landscaping, decluttered rooms that show the light, and a pre-listing inspection so the sewer line, foundation and any unpermitted work are disclosed up front rather than renegotiated in escrow.
Sellers of tenant-occupied property need a plan before listing. Most buildings built before April 1979 fall under the Rent Control Charter Amendment, tenants’ rights transfer with the sale, owner move-in and Ellis Act removals carry strict notice and relocation requirements, and buyout agreements must be filed with the Rent Control Board. James walks investor sellers through these rules early. He markets every Santa Monica real estate listing with professional photography, video and drone where views justify it, staging guidance tailored to the buyer profile for that street, and pricing designed to draw multiple offers in the first ten days. Start with a free home valuation and see recent results on our sold listings page.
Why Work With James Malcom in Santa Monica
Santa Monica real estate is a market of micro-neighborhoods where the same floor plan can differ by a million dollars depending on the school boundary, the distance to the beach and whether a building is rent controlled. James Malcom brings a listing agent’s discipline on pricing and negotiation, a working knowledge of the Rent Control Board rules that trip up out-of-area agents, and a network of Westside buyers who move quickly. The nearest office is the Hollywood office at 6200 Hollywood Blvd, Los Angeles, CA 90028, about 35 minutes away, and James meets clients in Santa Monica by appointment. Read what past clients say on our testimonials page, then contact us to talk through your plans.
Santa Monica Real Estate FAQ
Is Santa Monica a good place to live?
Yes, for buyers who value walkability, mild weather and coastal access above square footage. Santa Monica has its own school district, strong parks, the Metro E Line, and a downtown that works without a car. Trade-offs are high prices, dense housing south of Montana, traffic on the 10, and visible homelessness Downtown and near the beach.
How much does a house cost in Santa Monica?
Per Redfin, the citywide median sale price was $1,636,609 in June 2026, blending condos and houses. Houses in Sunset Park and Ocean Park generally run $1.8 million to $4 million, while North of Montana homes start around $4 million and new construction closes above $8 million. Condos start around $650,000 in Mid-City and Wilshire-Montana.
Is Santa Monica expensive?
It is one of the most expensive cities in Los Angeles County. At roughly $1,120 per square foot citywide and about $1,670 per square foot in the 90402 zip per Redfin, Santa Monica real estate trades above Encino, Sherman Oaks and Calabasas and in line with the Beverly Hills flats. Rents are high as well, though rent control keeps long-term tenants in place.
What are property taxes like in Santa Monica?
Under Proposition 13, property taxes are based on 1 percent of the purchase price plus local voter-approved assessments, which in Santa Monica brings the effective rate to about 1.1 to 1.2 percent. There is no Mello-Roos in Santa Monica since it is a built-out city with no community facilities districts. The city also charges a transfer tax on sales, with a much higher rate above $8 million.
What are the best neighborhoods in Santa Monica?
North of Montana is the most prestigious and most expensive. Sunset Park is the family favorite for single-family homes and Grant Elementary. Ocean Park is best for beach proximity and Main Street. Wilshire-Montana and Downtown offer the widest condo selection. The Pico district and Mid-City are the most accessible on price and draw investors and first-time buyers.
Is Santa Monica a buyer’s or seller’s market right now?
As of August 2026 it is balanced. Redfin rates the city somewhat competitive with homes selling at 99.7 percent of list, about 30 percent above asking and about 30 percent after a price cut. Well priced houses still see multiple offers, while condos and overpriced listings sit. Inventory is around 200 homes, under two months of supply.
How do I find a realtor in Santa Monica?
Look for a Santa Monica real estate agent who can show you closed sales on the streets you are considering, explain school boundaries and rent control without looking them up, and back a pricing recommendation with comparable data. James Malcom does this daily on the Westside. Call (310) 595-0915 or visit our buyers and sellers pages.
Thinking about buying or selling in Santa Monica? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Santa Monica seller questions
What do I need to do before selling a home in Santa Monica?
Santa Monica is its own city, so there is no LADBS 9A report, but you still complete the California transfer disclosures and natural hazard report, bring smoke and carbon monoxide alarms and water heater strapping into compliance, and get a pre-listing inspection so the sewer line, foundation and any unpermitted work are disclosed up front rather than renegotiated in escrow. Condo sellers should pull HOA financials early, and owners of pre-1979 rental buildings need a Rent Control Board plan before listing. James Malcom runs this list at (310) 595-0915.
Does Measure ULA apply to home sales in Santa Monica?
No. Measure ULA is a City of Los Angeles tax and Santa Monica is a separate incorporated city, so it does not apply. Santa Monica does charge its own documentary transfer tax, however, with a much higher rate on sales above the city's upper threshold, so high-end North of Montana sellers still face a significant transfer tax at closing. Confirm the current Santa Monica rates and thresholds with James or escrow before pricing.
How long does it take to sell a house in Santa Monica?
Turnkey houses in Sunset Park and on the north side often sell within two weeks with multiple offers when priced near the last comparable sale, then close after a 30 to 45 day escrow. Condos take longer and demand sharper pricing because buyers can compare a dozen similar units and scrutinize HOA dues. Across the city about a third of listings have been taking a price cut, so the initial price sets your timeline.
What is the best month to list a house in Santa Monica?
Spring is strongest, roughly March through June, when families planning around Santa Monica-Malibu Unified and relocation buyers are most active. Listings do move year-round here because the weather and the buyer pool are steady, and a well-priced North of Montana house can launch in any month. Condos benefit most from a spring launch, when competing inventory is absorbed fastest.
Should I renovate before selling in Santa Monica?
Usually not. North of Montana teardowns trade on land value because the dirt is the value, so finishes do not change the number, and in Sunset Park and Ocean Park a clean, decluttered house that shows the light outperforms a rushed remodel. Fresh landscaping, paint and a pre-listing inspection deliver the return. Condo sellers get more from clean HOA financials than from new countertops.
Can I sell a house with tenants in Santa Monica?
Yes, but plan carefully. Most buildings built before April 1979 fall under the Rent Control Charter Amendment, tenants' rights transfer with the sale, owner move-in and Ellis Act removals carry strict notice and relocation requirements, and buyout agreements must be filed with the Rent Control Board. Single-family homes and condos generally fall under statewide rules instead. Investor sellers should map this out with James before listing, since it determines the buyer pool.
What disclosures are required when selling in Santa Monica?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report, lead paint disclosure for pre-1978 homes, and smoke and carbon monoxide detector and water heater strapping compliance. Santa Monica sellers add rent control status and any tenant buyout filings, HOA documents for condos and townhomes, and coastal zone status for properties near the beach. Disclose sewer, foundation and unpermitted work findings from your pre-listing inspection in writing.
What schools serve Santa Monica homes?
Santa Monica is served by the Santa Monica-Malibu Unified School District, with Franklin and Roosevelt elementaries north of Wilshire, Grant in Sunset Park, McKinley in Mid-City, and John Muir and Will Rogers in the south. Lincoln Middle School serves the north side, John Adams the south, and nearly everyone moves on to Santa Monica High School on Pico. Private options include Crossroads, New Roads, Windward, Saint Monica, PS1 and Carlthorp. Confirm attendance boundaries before you write an offer.
How long is the commute from Santa Monica to Downtown or Century City?
Downtown Los Angeles is 16 miles east, about 30 minutes off peak and 60 to 75 minutes in rush hour on the 10, or about 50 minutes on the Metro E Line from Downtown Santa Monica station. Century City and Beverly Hills are 15 to 25 minutes on Wilshire or Olympic, LAX is 25 to 45 minutes via Lincoln or the 405, and the Burbank studios are 45 to 75 minutes. Ocean Park and Sunset Park residents at Snap and Google often bike.
Is Santa Monica a good investment?
Yes for long-term holders, with a split by property type. Single-family homes North of Montana and in Sunset Park hold value because land is scarce and the school district keeps family demand deep. Rent-controlled multifamily trades on long-term appreciation rather than cash flow because of the Rent Control Charter Amendment. Condos are the softest segment, with the most competing inventory, so buy them on price per square foot and HOA health.
Santa Monica vs Beverly Hills: which is better for buying or selling?
Prices in the flats are similar, but Santa Monica delivers the ocean, a bike commute and a more casual rhythm, while Beverly Hills offers its own police, fire and schools, a walkable downtown and no city transfer tax. Both are separate cities outside Measure ULA, but Santa Monica charges its own transfer tax that climbs steeply on high-end sales. Sellers in Santa Monica reach tech and entertainment buyers who want the coast; sellers in Beverly Hills reach international and lock-and-leave buyers.
Who is the best listing agent in Santa Monica?
James Malcom of The Malcom Group lists homes across Santa Monica from the Hollywood office at 6200 Hollywood Blvd, about 35 minutes away, with Westside listing appointments and showings by appointment. Judge any agent on closed sales on your specific streets, the ability to explain school boundaries and Rent Control Board rules without looking them up, a pricing recommendation backed by comparable data, and a Westside buyer network that moves quickly. Call (310) 595-0915.