West of Pacific Coast Highway

West of PCH – (Area 157)

South Redondo MLS areas are fairly easy to follow. The three major dividing lines are Pacific Coast Highway (PCH), Torrance Blvd., and Palos Verdes Blvd. Properties located on the west side of the highway are in area 157, simply dubbed “West of PCH”. Within area 157, there are five distinct sub-sections.

THE ESPLANADE – Beginning one block south of Veteran’s Park, where Pearl St. crosses Catalina Ave. is a street called “The Esplanade” which is Redondo Beach’s “Strand”. The Esplanade runs along the cliff that leads down to the sands of Redondo’s beaches. Much of this area was once the site of the Hotel Redondo, the sister hotel to the famed Hotel del Coronado in San Diego. The Hotel Redondo was demolished in 1925. Veteran’s Park next to The Pier was once a part of the Hotel Redondo grounds. Today this area now begins with a stretch of hi-rise condominium developments that date to the 1970s. As you head south, the zoning changes and the condos give way to larger privately owned lots which feature traditional single family homes. About where Knob Hill Ave. meets The Esplanade is where zoning once again changes.

One block south of Knob Hill Ave. is where The Avenues begin. At Avenue A, oceanfront properties cease and the public walk-way begins. From Ave A south, homes sit on the east side of The Esplanade, overlooking the public walkway with unblockable views of the ocean. Here, a mix of apartments, condos, townhomes and a few single-family homes enjoy incredible views while also being within walking distance of all the community activity in nearby Riviera Village. Locals enjoy walking and/or riding bikes along this strip of oceanfront land, as it is very common to catch dolphins playing in the surf as well as sighting whales cruising along their seasonal migration route. The Esplanade terminates south at Miramar Park (also known as “Dolphin Park”) where it continues on as Paseo de la Playa into a small sub-section known as the “Lower Riviera”. At this convergence point, the beach is now locally referred to as “RAT Beach” (Right at Torrance). This is where the beach gives way to a small strip owned by the City of Torrance.

THE LOWER AVENUES – From Avenue A south through Avenue I, where “The Village” begins, is a small area of flat avenues that lie between PCH and Catalina Ave. Homes in the Lower Avenues are largely single-family homes. Some duplexes can be found here and many of the smaller, original SFRs (single-family residences) offer detached ADU structures (accessory dwelling units). Residents enjoy larger lots, space between neighbors and a short walk to the beach and the Village. The lifestyle here is so sought after that homes rarely go on the market and when they do, they usually turn quickly.

THE LOWER RIVIERA – Where The Esplanade gives way to Calle Miramar and Paseo de la Playa at the round-about, there is a small area bordered by Catalina Ave., Palos Verdes Blvd. and Paseo de la Playa called the “Lower Riviera”. Locals also like to dub this area “The Riv”. The draw here is the proximity to the beach, The Village and the lower part of the Palos Verdes hill. Most homes are SFRs that sit on larger than typical lots for the proximity to the beach. Many homes enjoy sweeping views of the ocean that stretch as far as the Pacific Palisades. There are numerous streets ending in cul-de-sacs, which limits thru-traffic. Residents enjoy that “park-and-walk-everywhere” ocean-view lifestyle at a significant value over traditional “Sand Section” living in neighboring Manhattan Beach and Hermosa Beach. The Riviera Village is a huge draw for nearby residents. It is a popular hub of South Redondo community events, boutique shopping and dining options, and daily conveniences.

THE PIER – On the north side of Torrance Blvd. in area 157, homes in this sub-section are in the area close to the Redondo Pier. This small section west of PCH begins at Torrance Blvd. and ends at Beryl St. There is a great mix of SFRs, townhomes, condos and duplexes which gives way to a neighborhood full of charm and character. Many lovingly restored, historic, turn-of-the-century homes can still be found in this section. Historic homes that meet the criteria of the Mills Act benefit largely from a rare tax code at a significant savings. Residents can easily walk to the Pier area to enjoy regular events, such as summertime concerts, free yoga, community movie nights, the Farmer’s Market, and the annual Kite Festival. Redondo Beach is also the host of the beach cities Fourth of July fireworks show. Many locals start their 4th of July tradition by participating in the Village Runner 5k race in the Village that morning, then enjoying the fireworks later at Seaside Lagoon.

THE MARINA – West of PCH, North of Beryl St., terminating at Herondo St. (at the border of Hermosa Beach) is the smallest subsection of area 157. Here is where residential zoning largely gives way to commercial zoning. Residents can easily walk to events, recreational options and waterfront dining along the King Harbor marina zone. 2019 marked the successful launch of the first annual Beach Life Festival, a landmark event that transformed the area just north of The Pier to Seaside Lagoon into a 3-day festival celebrating beach life through music. Other local favorites are the Holiday Boat Parade hosted by the King Harbor Yacht Club and the ever popular Superbowl 5k/10k fun run with a course that tours The Marina area.

Housing market data

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