Whether you’re a current homeowner, a buyer evaluating renovation potential, or an investor researching what’s possible in Manhattan Beach, this page is your starting point. Everything here is sourced from the City of Manhattan Beach and official county records. City regulations and fees change, so always verify current requirements directly with the city before starting any project.
Adding to Your Property
ADU Guide for Manhattan Beach
Updated for the city’s new May 2025 ordinance (Ordinance No. 25-0004). Covers what you can build, size limits by ADU type, which sections have the best feasibility, permit process, and realistic construction costs.
SB 9 Lot Splits in Manhattan Beach
California’s SB 9 allows RS-zoned homeowners to split a lot and add up to 4 units — no public hearing required. Here’s how it works in Manhattan Beach, which lots qualify, and when it makes more sense than an ADU.
Short-Term Rentals
Airbnb in Manhattan Beach
STVRs are only allowed in the Coastal Zone — primarily the Sand Section. Here’s what that means, what a business license costs, and the 14% TOT requirement.
Manhattan Beach vs. Hermosa Beach: STVR Rules Compared
Both cities restrict short-term rentals to specific zones. Side-by-side comparison of rules, costs, fines, and which city offers the better STVR opportunity.
Trees and Landscaping
Tree Removal in Manhattan Beach
Protected trees require a permit, an ISA-certified arborist report, and replacement trees. Here’s the process, the $100 fee, and what to do in an emergency.
New Construction and Zoning
New Construction Coming to Manhattan Beach
Over 1,000 new units are being approved along Sepulveda and Rosecrans under the state-mandated Residential Overlay District. Here’s what’s been proposed, where, and what it means for residential neighborhoods.
Interactive GIS Map
Look up zoning, Coastal Zone status, and parcel details for any Manhattan Beach address on the City’s Interactive GIS Map.
Schools
Manhattan Beach Schools Guide
MBUSD covers every Manhattan Beach home — Robinson, Pacific, Grand View, Meadows, and Pennekamp at elementary; Manhattan Beach Middle School; Mira Costa High School. The school district is one of the biggest reasons families move here.
Property Taxes
Manhattan Beach’s effective property tax rate is approximately 1.11% of assessed value (FY 2025-26), which includes the 1% Prop 13 base rate plus voter-approved bonds. Additional direct assessments (school parcel taxes, utility undergrounding) vary by parcel — typically $700–$900/year on top of the percentage-based tax.
Key Prop 13 basics for buyers: your property is reassessed to current market value when you purchase. After that, assessed value can increase by a maximum of 2% per year. Long-term homeowners often have significantly lower tax bills than recent buyers on the same street.
- Look up your tax bill: propertytax.lacounty.gov
- Look up assessed value: portal.assessor.lacounty.gov
- Pay online: ttc.lacounty.gov
- Due dates: 1st installment due November 1 (delinquent December 10); 2nd installment due February 1 (delinquent April 10)
Utility Providers
| Utility | Provider | Contact |
|---|---|---|
| Electricity | Southern California Edison (SCE) | sce.com |
| Natural Gas | SoCalGas | socalgas.com |
| Water / Sewer | City of Manhattan Beach | (310) 802-5559 | pay online |
| Trash / Recycling | Waste Management | (310) 830-7100 | find your pickup day |
City utility info: manhattanbeach.gov/utilities
Trash and Recycling
Manhattan Beach uses a three-cart system through Waste Management:
- Gray cart — Trash
- Blue cart — Recycling
- Green cart — Organics (food waste, yard waste, soiled paper — required under CA SB 1383)
Collection runs Monday through Friday by neighborhood. Place carts curbside by 7:00 AM on your collection day. The city also offers discounted backyard composting bins — call Waste Management at (310) 830-7100.
Construction Hours
| Day | Allowed Hours |
|---|---|
| Monday – Friday | 7:30 AM – 6:00 PM |
| Saturday | 9:00 AM – 6:00 PM |
| Sunday | No construction allowed |
| City holidays (11 total) | No construction allowed |
Report violations: MBPD Dispatch at (310) 545-4566.
Parking Permits
Manhattan Beach has two residential parking permit programs:
Downtown Residential Override Permit — for residents on qualified streets near downtown. Reduces non-resident parking in residential areas. 2 non-transferable hangtags + 1 guest hangtag per household. Cost: $15 for the first, $5 each additional.
Mira Costa Residential Override Permit — for residents near Mira Costa High School, reducing student parking in residential neighborhoods during the school year. 3 non-transferable hangtags per household. Same pricing.
Apply through the Citizen Self Service (CSS) Portal or call (310) 802-5521.
Neighborhood Guides
- Sand Section — The Strand, Walk Streets, El Porto, Downtown
- Tree Section — tree-lined streets, larger lots, family-oriented
- Hill Section — views, elevation, largest lots in MB
- East Manhattan Beach — Mira Costa, Liberty Village, The Village
Key City Contacts
| Department | Phone |
|---|---|
| City Hall (main) | (310) 802-5000 |
| Planning Division (ADUs, trees, zoning) | (310) 802-5520 |
| Building & Safety / Permit Center | (310) 802-5533 |
| Code Enforcement | (310) 802-5518 | code@manhattanbeach.gov |
| Revenue Services (business license / TOT / water) | (310) 802-5559 |
| Public Works | (310) 802-5300 |
| Police (non-emergency) | (310) 545-4566 |
| Fire (non-emergency) | (310) 802-5200 |
| Animal Control | (310) 802-5159 |
| Planning (email) | planning@manhattanbeach.gov |
City Hall hours: Monday–Thursday 8am–5pm, Friday 8am–4pm
Full service directory: manhattanbeach.gov/services
Thinking About Buying in Manhattan Beach?
Buying in Manhattan Beach involves more moving parts than most markets — permit history, ADU rules, zoning, and construction regulations all factor into what a property is truly worth and what it can become. I help buyers ask the right questions and connect with the right professionals — architects, contractors, and city planning staff — so nothing gets missed. The city has final say on what’s permitted on any specific parcel, and I’ll make sure you know exactly who to call. If you’re evaluating a property and want to think through the due diligence checklist, let’s talk.
Cecilia Agraz | Stroyke Properties Group
310-803-9338 | cecilia@manhattanhermosahomes.com
DRE #01974999