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South Redondo Beach

The City of Redondo Beach was officially incorporated in April of 1892. It is the South Bay’s oldest and largest beach community and the 9th city to be incorporated in Los Angeles County. The city was founded largely on the success of the shipping and lumber industries and operated as a busy port for much of its early years. At the same time, the tourist industry also helped establish early Redondo. Developers Captain J.C. Ainsworth and his business partner, R.R. Thompson established the Redondo Railway Company and the Redondo Hotel Company in 1889. Between the combined successes of the port, the railway and the Hotel Redondo entrepreneurs, visitors, and early property owners laid the ground-work for Redondo Beach to evolve into the thriving community it is today. In 1907, as a publicity stunt, George Freeth was brought over from Hawaii to Redondo Beach to demonstrate surf-board riding and became California’s first surfer. Redondo Beach is hence the birthplace of west coast surfing.

Today the city is clearly separated into two distinct zones; South Redondo Beach and North Redondo Beach. The defining boundary between North and South Redondo lies at 190th St./Anita St. North Redondo’s zip code is 90278 and South Redondo’s is 90277. The award-winning Redondo Beach Unified School District is the largest local school district servicing 13 schools in total within the district. It is bordered by Hermosa Beach to the north, The city of Torrance to the east, and Palos Verdes to the south. A portion of North Redondo beach even borders the city of Manhattan Beach.

As you travel throughout the city, you will notice clusters of themed street names. Each of these clusters reaches to a distinct point in time in the city’s rich history. The “Gem Streets” are named after what once was a popular destination called Moonstone Beach, where deposits of gemstones could be found along the coast. “The Girl Streets” were named after the female descendants of Manual Dominguez, who was the original landholder of what is now Redondo Beach. The oldest portion of North Redondo reflects numerous street names adopted to celebrate the success of American tycoons that lead the Industrial Revolution.

Today, quality of education is one of the largest draws for homeownership throughout the South Bay. Redondo Union High School is the South Bay’s oldest high school, having opened its doors in 1905. Located on appx. 56 acres, it is the second largest campus in California and the third largest in the nation. The school services both North Redondo and South Redondo residents, and it is a qualified “school of choice” for Hermosa Beach residents, as Hermosa Beach does not have a high school within its district. In 2012, locals passed bond Measure Q, which allowed the district to heavily invest in district-wide improvements. After completion of extensive campus renovations, neighbors have jokingly referred to the updated RUHS campus as the “University of South Redondo”. The campus sprawls between Prospect Ave. and Pacific Coast Highway, offering state-of-the-art athletic facilities and a top-notch educational experience.

South Redondo Beach

There are three (and-a-half) real estate MLS sections of South Redondo Beach, with numerous subsections throughout. The “half” comes from the fact that area 128 (Hollywood Riviera) in truth belongs to the City of Torrance, however a Redondo-based post office in this section gives it a 90277 zip code and a “Redondo Beach” address. This is important to note when shopping for homes based on school preferences. Homes within the 128 MLS section actually are zoned to attend schools within the Torrance Unified School District. Due to increasing numbers of families moving to the South Bay for the quality of public school education, the issuing of permits to attend Redondo schools has very recently ceased. There are three elementary schools that service South Redondo. All South Redondo students and a small section of North Redondo called “Golden Hills” attend Parras Middle School. All students within the City of Redondo Beach attend Redondo Union High School. Hermosa Beach residents have the option to attend either RUHS or Mira Costa in Manhattan Beach, as Hermosa Beach does not have a high school within its district.

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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.

South of Torrance Blvd. – Area 156

The area South of Torrance Blvd. and east of PCH is collectively known as MLS area 156. This real estate area can be examined in two sub-sections: Alta Vista and The Upper Avenues. There is a very slim strip of real estate on the east side of Prospect Avenue that is a continuation of Redondo Beach in both of these areas. South of Torrance Blvd., this area’s cutoff is roughly at Susana Ave. to the east and at Wilderness Park to the South. Wilderness Park is an 11-acre site nestled in South Redondo dedicated to conservationist study and is open to the public for overnight camping excursions. South of Camino Real/Sepulveda Ave. from Knob Hill Ave. through Palos Verdes Blvd. is another section East of Prospect and the last section is found South of Palos Verdes Blvd. through PCH. All homes in this easternmost zone are slated to attend Redondo Beach schools. (Always double check your specific address to verify actual zoned attendance.)

ALTA VISTA – This subsection of area 156 lies between PCH, Torrance Blvd, Camino Real, and Knob Hill. This niche neighborhood surrounds the 19-acre Alta Vista Park, with many homes enjoying broad, unobstructed views of green parkland. Alta Vista Elementary and the Alta Vista Community Center also establish the heart of this section. Residents enjoy being within a short walk of the sprawling parklands as well as local schools. This quiet neighborhood is also home to the annual South Bay Greek Festival, a hugely popular local summer event.

THE UPPER AVENUES – The area from Avenue A south through Avenue G is known as the “Upper Avenues”. Starting on the east side of PCH, the land begins to climb a hill which offers rare ocean views from some advantageously placed parcels. Living along the upper Avenues is highly desired, as there is a tight-knit neighborhood feel coupled with a location that’s close to the Riviera Village. Many homes along The Avenues offer large lots with ample room for abundant square footage and even some pool-sized backyards. Students in this zone are mainly slated to attend Tulita Elementary school with a handful of addresses zoned for attendance at Alta Vista. (Always double check your specific address to verify actual zoned attendance.)

North of Torrance Blvd. – Area 155

East of PCH and North of Torrance Blvd. is MLS area 155. This zone can be looked at as two sub-sections: North of the High School and South of the High School (RUHS). The majority of streets here are either “Gem Streets” or “Girl Streets”. The gem streets “Agate, Beryl, Diamond, Emerald, Garnet, etc.) run east-to-west and are named after what once was Moonstone Beach, where various deposits of gemstones could be found along the shore. The ”girl streets“ (Juanita, Gertruda, Guadalupe, Paulina, Maria, Lucia, etc.) are streets running north-to-south. These streets are named after the daughters of Manual Dominguez, the original landowner of what is now known as Redondo Beach.

Two elementary schools service this area. Beryl Heights Elementary and Alta Vista Elementary. The approximate border for attendance is Emerald Street. Homes north of Emerald St. attend Beryl Heights and homes south of Emerald attend Alta Vista. (Always double check your specific address to verify actual zoned attendance.) Residents here enjoy the closest proximity to the elementary, middle and high schools. Most students living in Area 155 walk or ride bikes to school from elementary school through high school. There is much community pride shown with many homeowners turning out to support sports, arts, and music programs at the local high school well after their own children are off to college.

This area is also popular with those who have to consider a commute as you are residing within South Redondo enjoying the wider streets, space between neighbors, and proximity to schools while not being too far south away from freeways and other main commuter routes.

NORTH OF RUHS – South of 190th St/Anita St., east of PCH, west of Prospect Ave. and north of Diamond St. is the area known as “north of the high school”. This area includes a handful of blocks that lie north of Beryl St. and west of Flagler Ln. as well as one block east of Prospect from Diamond St. to Del Amo Blvd.

North of Beryl St. the hill slightly climbs towards its crest at Anita Street. Found here is a handful of homes on larger than typical lots that also take advantage of ocean views and ocean peeks. To the west of Prospect, the secondary crest is just past Beryl Heights Elementary at Juanita St., which also affords some rare views. Many homes on the west side of Paulina Ave. have an opportunity for a future ocean view with the addition of a second story.

This little neighborhood is brimming with households of all ages, where young and old alike enjoy being out and about walking among the tree lined streets filled with houses of all ages and styles. You’re just moments away from the shops and small eateries in the nearby Redondo Shores Shopping Center where the neighborhood Whole Foods Market is located. All students in this zone attend Beryl Heights elementary school.

SOUTH OF RUHS – From Vincent St. south through Torrance Blvd. is the area known as “south of the high school”. There is a small strip of real estate that makes up appx. one block east of Prospect Ave. from Del Amo Blvd. to Torrance Blvd. that qualifies as Redondo Beach.

There is a nice mix of smaller townhome communities with 5-6 homes in each, larger two-on-a-lot and three-on-a-lot style townhomes, SFRs and original, historic beach cottages in this niche. Homes surrounding Vincent Park utilize the small community park as an extension of their outdoor space. Skateboard enthusiasts enjoy riding the wide, gently sloping streets that lead to the beach and ocean.

Residents here are within walking distance of recreational outlets such as kayaking and paddle boarding, as well as bike riding along the Marvin Braude Bike Trail. This 21 mile, ocean-front public bike trail starts at the base of the Palos Verdes Peninsula at RAT Beach in Torrance and continues along the coast of Los Angeles county, ending at Will Rogers State Beach in the Pacific Palisades. Nestled between The Pier and The Marina, there is much to walk and bike to from this ideal South Redondo location.