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North Redondo Beach

The City of Redondo Beach is clearly divided into two sections, North Redondo and South Redondo. The dividing line is found at 190th St/Anita St. Its northern-most border lies along Manhattan Beach Blvd. and it continues as far east as Inglewood Ave. North Redondo also borders Manhattan Beach along Aviation Blvd. As the oldest incorporated city in the South Bay, Redondo Beach has a rich and interesting history dating back to the 1850s.

There are four real estate MLS sections within North Redondo Beach. Many home buyers are drawn to North Redondo for the quality of public education, the proximity to major commuter routes, and the varying degrees of entry-level real estate pricing offered.

North Redondo is zoned for the majority of the city’s commercial real estate and industrial space. It is home to aerospace and engineering companies such as Northrop and Grumman Corporations that helped encourage the post-war surge of South Bay development and home-ownership in the 1950s. Businesses such as these and others at the tech campuses of nearby Silicon Beach continue to anchor competitive careers here in the South Bay while contributing to the ongoing appreciation of real estate values in North Redondo Beach.

One of the South Bay’s premier cultural facilities, The Redondo Beach Performing Arts Center, is located on the site of what once was Aviation High School. The school’s track and field are all that remain of the former North Redondo campus, and now operates as an open-air, public fitness track and sports field.

When developing North Redondo, the city planned for a demand for housing and granted zoning variances that allowed for large parcels to be shared by multiple homeowners to increase housing density for the ever-growing city. This gave way to the now dominant “two-on-a-lot” and “three-on-a-lot” style homes found all throughout North Redondo. Another variance allowed for splitting lots with a 50’ frontage to a 25’ frontage, which resulted in the many “tall and skinny” style homes more commonly found in the older sections of North Redondo that border Hermosa Beach and Manhattan Beach. To balance the density with recreational space, the city dedicated numerous parkettes sprinkled all throughout the North Redondo neighborhoods. Not only did the re-zoning increase the opportunity for more families to populate the area, it did so with a better affordability factor. This trend continues to draw new residents to North Redondo.

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GOLDEN HILLS – Area 154

The Golden Hills neighborhood is hugely sought after in North Redondo Beach. Within it, there is one distinct sub-section, the Silver Triangle. The Golden Hills area is nestled between South Redondo, East Hermosa and the southern border of East Manhattan Beach. The location is a huge draw as it is very convenient for getting around the South Bay quickly and for connecting to major commuter routes.

“Tall-and-Skinny” style homes dominate the Golden Hills. The design style received the nickname largely in part due to the history of development in the area. The demand for affordable housing in the 1970s gave way to re-zoning which allowed builders to split 50’ wide lots in half. Originally these parcels were allowed two “townhome-style two-on-a-lots” in the side-by-side fashion, rather than the tandem version that is more prevalent in other North Redondo areas. Eventually, property owners were able to split lots and assign single APN numbers. The SFR built on 25’ frontages became today’s “tall-and-skinny” home. Also found here are a scattering of multi-unit properties and a smaller number of more traditional-style homes on 50’ (or wider) lot frontages.

An increase in homeowner turn-over rate, partnered with rising real estate values and a series of local Measures approved by residents, contributed to an increase in academic success at Jefferson Elementary school which serves most Golden Hills students. Jefferson students are also zoned to attend Parras Middle School located in nearby South Redondo Beach. This became a huge draw for local residents and contributed greatly to the rapid acceleration in demand for a Golden Hills address, as well as appreciation in home values. Today, the Redondo Beach Unified School District overall commands a huge demand in Redondo Beach homeownership.

The Silver Triangle lies between Aviation Blvd., Artesia Blvd. and Harper Ave. This zone is highly desired because it is tucked in the “sweet spot” with Manhattan Beach on one side and Hermosa Beach on the other. Residents here often describe living in the Silver Triangle as having one toe in Hermosa Beach and another in Manhattan Beach. When considering a purchase in the Silver Triangle, you are encouraged to verify your school zoning by entering your prospective address in the district’s school locator app as some homes here are zoned for Birney Elementary and Adams Middle School.

VILLAS NORTH – Area 151

In the 1920s the Villa Tract was annexed and became “North Redondo”. Today the tract is divided into two MLS areas simply known as Villas North and Villas South. The borders of Villas North are established as south of Manhattan Beach Blvd., west of Inglewood Ave., east of Aviation Blvd., and north of Artesia Blvd. This section is desired as it borders Manhattan Beach to the west and provides easy access to main commuter routes. The Metro Green Line park-and ride lot is also within moments of Villas North. Like nearby Liberty Village in Manhattan Beach, it is close to major daily conveniences such as Costco and Trader Joe’s, while also being appx. 15 mins from LAX.

Two or three-on-a-lot style townhomes dominate the area. Many of which share a tandem-style lot configuration with a shared “common area” driveway. Some are detached with private outdoor spaces and some have large front or back yards. Understanding real estate values in this neighborhood takes expert knowledge of key variables such as the positioning of the unit on the shared lot, if there is private outdoor space, if the unit detached or attached to neighboring units, if there is an active HOA, who built the home, etc.

Because these small subdivisions were subject to the laws set forth by the Department of Real Estate and were part of an original condominium plan when developed, two-and-three-on-a-lot homes are often referred to as “units” and they show a Homeowner’s Association in the history of public record. In some cases, homeowners have dissolved the HOA but still maintain a shared utility and/or insurance bill privately between property owners. If there is an active HOA still recognized between homeowners, the fees are very low and they cover things like insurance for the common area. It is not uncommon for owners of attached units to budget for and maintain a reserve for future items such as common deferred maintenance items like termite tenting, painting or roof repairs. Your neighborhood expert will help navigate values between units that are subject to these variables.

There is a small sub-section of Villas North known as the TRW tract. This small patch of neighborhood is highly sought after for its gently curving, tree-lined streets that features rows of single-family homes on larger lots. This neighborhood can feel very similar to the Upper Avenues in South Redondo. It is called the TRW tract because it was developed post-WWII to accommodate employees of the nearby TRW campus, which is now Northrup-Grumman. The borders of the TRW tract are established as west of Inglewood Ave., north of Robinson Ave., South of Manhattan Beach Blvd., and east of Vail Ave. This is a collective of single family homes on larger lots east of Vail Ave. and north of Robinson St. Homes in this section are within walking distance of nearby Anderson Park, a 12 acre city park home to the Senior Center and local Scout houses. Aviation Park , the former site of Aviation High, is adjacent to this neighborhood and offers a public jogging track and sports field.

Food trucks are known to gather in the parking lot at the Redondo Beach Performing Arts Center, and the city also hosts an annual carnival at this location. You can utilize the RBUSD school finder app to verify elementary school attendance by property address. Students here are zoned to attend Adams Middle School and RUHS.

VILLAS SOUTH – Area 152

Villas South is not defined by a traditional grid. The boundary cuts off along the north at Aviation Blvd. while following Ripley Ave. ending where the two intersect and become Redondo Beach Blvd. The triangular boundary starts east of the Golden Hills area at Harkness Ave. This area is zoned for more multi-family properties than Villas North. Like Villas North, townhomes of various configurations are also are prevalent throughout the neighborhood. Numerous local parkettes provide places for neighborhood children to gather, exercise and play. Pricing here allows for many first-time buyers to become South Bay homeowners.

Villas South provides ease of access to commuter routes while also being close to shopping along the Artesia corridor. Neighborhood students attend award-winning Birney Elementary school or Washington Elementary school. The school boundaries for Birney and Washington can be verified by entering a property address in the RBUSD school locator app. All students in this area attend Adams Middle School and move on to top-performing Redondo Union High School.

EL NIDO – Area 153

The El Nido section of North Redondo Beach starts southeast of Ripley Ave and ends at the 190th St border. It is bordered to the east by Inglewood Ave. with the exception of a small pocket near El Nido Park that belongs to the City of Torrance. This quaint neighborhood is made up of primarily original homes that average 3 bedrooms and 2 baths, some of which have been added to or remodeled over the years. These homes typically are set back from the main street providing for story-book curbside appeal. Most have large, pool-sized backyards. Residents enjoy being close to Target and upscale shopping found at the South Bay Marketplace as well as being within walking distance of both Washington Elementary school and Adams Middle School. The two schools are situated right next to each other making it very convenient to drop-off and and pick-up of students of varying ages within the household.