Recently Redondo Beach was voted one of the ten best places to live in California and it is easy to understand why. With great beachfront, top ranked schools, proximity to freeways, jobs, shopping, entertainment, easy access to LAX, fine restaurants and great weather, Redondo Beach represents the quintessential California lifestyle.
Redondo Beach Overview
Homes for sale in Redondo Beach are highly desirable as Redondo Beach has been one of the hottest coastal markets for the last few years.
Buyers can find properties for sale in many price ranges from entry level condos to multi million dollar ocean view luxury mansions. Sellers have seen substantial price appreciation over the past few years and many are staying in their homes creating an ongoing shortage of listings for sale.
Redondo Beach is comprised of North Redondo Beach 90278 and South Redondo Beach 90277. While both are Redondo Beach home prices are different enough to merit separate treatment of each zip code.
The primary difference is that South Redondo Beach has ocean view homes and direct beach access while North Redondo does not.
North Redondo Beach is landlocked as it is bound on its western borders by Hermosa Beach and Manhattan Beach the other two Beach Cities. There are a limited number of homes with mountain and city views.
The dividing line between North and South Redondo Beach is 190th St with North Redondo being north of 190th and South on the other side. PCH refers to Pacific Coast Highway which is not a highway at all although it is a very busy road. Many businesses are located on PCH in South Redondo.
South Redondo Beach has a very desirable town center known as Riviera Village. Homes within walking distance to Riviera Village may sell at a premium to similar properties in other parts of town.
Redondo Beach has an odd shape on the map for a city that has been around since 1892. A pinch point exists along the summit of Anita Street and 190th Street that creates a natural division between the north and south. By the time the zip code system was introduced in the U.S. in 1963, which formally split Redondo into two codes, the characteristics of these two distinct areas were already taking hold.
The South Bay Center (now the South Bay Galleria) opened in 1959 and Space Park followed suit two years later, cementing the North Redondo as a commercial and industrial stronghold.
In 1964, State Route 1 became Pacific Coast Highway and a gateway to Hollywood Riviera and the Riviera Village. The coast has had several iterations of a pier over the past century and King Harbor was dedicated in 1966. As might be expected, the housing market in each area tended to reflect the needs of residents based on the commercial and recreational attributes of the two areas.
Perhaps by happenstance, the two sections have close to the same number of housing units with the south having a slight edge. However, the number of sales transactions in 90278 to the north, has consistently been greater over the years. This may be an artifact of North Redondo having a higher percentage of owner-occupied homes and households with children.
In 2006 and again in 2011, as housing prices started to gain ground on pre-crisis levels, median home prices in the north were approximately 85 percent of the median prices in the south. However, in the six years since, the south has experienced average annual appreciation rates of just over 10 percent while the north has been holding at under 8 percent.
Back in 2006, both areas had roughly the same percentage of single-family homes sell with respect to overall sales, but this has been gradually shifting since. While the south has held steady at close to half of all housing sales coming from single-family homes, the north has seen a decline as a result of an increase in townhome sales.
Turnover rates may also contribute to this as there are fewer homes as a percentage of the total on the market in the south, but with higher demand. Finally, it’s possible that an increase in the number of high-performing new restaurants and Shade Hotel in the south have had an impact on interest levels there as well.
North Redondo really doesn't have a similar center of focus although there is a business district on Artesia Blvd as well as Aviation. The South Bay Galleria Mall is located at the eastern border of North Redondo Beach adjacent to Lawndale and Torrance. The Galleria recently lost their anchor tenant, Nordstrom's and it is rumored the property will undergo massive changes as a result that could enhance property values. Similarly the Redondo Beach waterfront in South Redondo will see revitalization over the next few years.
What North and South Redondo definitely share are the cooling ocean breezes.
REDONDO BEACH MLS NEIGHBORHOODS
The Multiple Listing Service (MLS) separates Redondo Beach into eight different areas. While this does adhere fairly closely to the way residents actually view these neighborhoods there are some micro market differences.
Click on any of the links below to view homes for sale. (Updates every 15 mins.)
North Redondo Beach Homes
South Redondo Beach Homes
Redondo Beach Property Types
This is where things get really interesting. Redondo Beach has Single Family Residences that look like Townhomes, Townhomes that look like SFRs, Tall & Skinny SFRs, and lots of other variations.
If you are a buyer new to the area and are confused about the local property types and terminology here's some quick tips.
Condos are flat - think apartment style.
Townhomes are multi level and can either be attached or detached or even within a larger building
3 on a lot and 2 on a lot refers to home many townhomes share the same lot.
Houses are exactly what you would expect. Traditional Single Family Residences SFRs, on their own lots.
Tall and Skinny refers to SFRs built on small lots, often only 2500 SqFt with a 25 foot frontage.
Many properties have "reverse floor plans" with the living room, dining room, kitchen, and master bedroom upstairs and 2 or 3 bedrooms downstairs hence the term.
You are most likely to find Tall & Skinny SFRs in the Golden Hills neighborhood of North Redondo Beach. About 90% of these have reverse floor plans.
Three on a lot attached Townhomes are most often found in North Redondo primarily on the streets just north and south of Artesia Blvd with most of them being south.
There are two on a lot Townhomes in both North and South Redondo Beach and they can be either attached sharing a common wall or detached.
In North Redondo Beach, the two on a lots are more likely to have a traditional floor plan with the living room and dining room downstairs and 3-4 bedrooms upstairs. In South Redondo Beach, the two on a lots are more likely to have a reverse floorplan with some beds up and some down. Three on a lots almost always also have reverse floorplans.