Hermosa Hills: The Complete Neighborhood Guide to Hermosa Beach’s Hills Section

Written by Cecilia Agraz, Real Estate Broker | Hermosa Beach & Manhattan Beach Specialist

When people think of Hermosa Beach, they picture the Strand, the Pier, the volleyball courts. And that’s fair — Hermosa’s beach culture is legendary. But Hermosa Beach extends well beyond the sand, and one of its most compelling neighborhoods is one that most outsiders don’t even know exists: the Hills.

The Hermosa Beach Hills section is the elevated, eastern part of town — the highest ground in Hermosa, rising above the Valley and the Sand Section. If you want the Hermosa Beach community with views, space, and a quieter pace, this is where to look.

The Vibe

The Hills feel like a different side of Hermosa Beach — and they are. Where the Sand Section hums with beach energy and foot traffic, the Hills are residential, quiet, and elevated in every sense. The streets are calmer. There’s more room to breathe. And depending on where you are, the views can be genuinely spectacular.

The Hills are the quietest section of Hermosa Beach — the most residential and family-oriented. You’ll find less foot traffic, more privacy, and larger lots than the Sand Section or Valley. It’s predominantly single-family homes. The mix here is old-school Hermosa: families, long-term residents, renters who’ve been here for decades, all living side by side. Schools are in the Hills too, so families love the walkability to campus. It has its own energy — quieter and more settled than the sand, but still very much Hermosa.

What draws people to the Hermosa Hills is the combination: you get the Hermosa Beach lifestyle, the Hermosa Beach schools, and the Hermosa Beach community — plus elevation, views, and larger properties than what you’ll find near the beach. It’s still a small beach town. You still know your neighbors. You’re just looking down at the coastline instead of standing on it.

Like the rest of Hermosa, this is a separate city from Manhattan Beach — different schools, different government, different personality. Hermosa has its own identity, and the Hills are very much a part of it.

The Neighborhood

The Hills occupy the elevated, eastern portion of Hermosa Beach, bounded by PCH to the east, Harper Avenue to the west, 1st Street to the south, and Artesia Boulevard to the north. To the north, the Hills are near the border with Manhattan Beach’s Hill Section — two elevated neighborhoods in neighboring cities that share similar terrain but very different community identities. To the south, the Hills border Redondo Beach.

PCH does run along the eastern edge, but most of what’s along PCH itself is commercial or multi-family — apartment buildings, shops, restaurants. It’s still technically within the Hills section, but it doesn’t feel like the neighborhood interior. The residential Hills begin once you move west from PCH toward the higher, quieter streets.

What You’ll Find on the Streets

The streets in the Hills are narrower than the Valley — many are one-way because they’re tight. No winding cul-de-sacs, just a compact, laid-back grid that feels like a beachy version of a San Francisco neighborhood. The narrowness slows things down (you can’t drive fast), which contributes to the quieter, more residential feel. Worth noting: Prospect Avenue carries a good amount of through traffic cutting across the Hills.

The terrain is the defining feature. This is the highest ground in Hermosa Beach, which means hills (naturally), elevation changes between blocks, and in many spots, views that open up over the coast, the South Bay, and beyond.

The views from the Hills can be genuinely spectacular. Depending on your elevation and position, you may see the ocean, the sweeping Santa Monica Bay coastline from Palos Verdes to Malibu, Catalina Island on clear days, the downtown LA skyline, and city lights at night. West-facing homes tend to get the best ocean and coastline views, while east-facing positions can capture the DTLA skyline and city lights. But views vary dramatically from home to home — elevation, street position, and surrounding structures all matter. Two homes on the same block can have vastly different view premiums. The streets known for the best vantage points include 13th through 18th Streets (approximately the 800–900 block), and Bonnie Brae, Hillcrest, Ocean View Avenue, Ocean Drive, Hopkins, and Rhodes Street.

What You’ll Find Architecturally

The Hills housing stock is a mix of eras. The area is predominantly single-family homes — which distinguishes it from the more mixed Sand Section and Valley.

• Older homes — Many 1950s-1970s ranch and split-level homes, typically 1,400-2,200 sq ft, some with significant renovation potential
• Newer construction — New build pace is more moderate than Manhattan Beach’s Hill Section. Budgets in Hermosa Hills are generally lower, so you see more custom homes for owner-users rather than spec development. Along PCH and closer to the highway, townhome and condo projects do appear — denser construction makes more financial sense there where purchase prices are lower.
• Lot sizes — The largest lots in Hermosa Beach: typically 4,000-6,000 sq ft, with some lots reaching 7,500+ sq ft. Significantly larger than Sand Section’s 2,500-3,000 sq ft standard

The Hills are predominantly single-family — multi-family properties are less common here than in the Valley or Sand Section. That single-family character is a big part of the neighborhood’s quieter, more residential feel.

Daily Life

Getting Around

Living in the Hills means you’re elevated — which is great for views but means the ride or walk home is uphill. Many Hills residents are more car-dependent than Sand Section residents for beach access, though e-bikes have changed the equation significantly.

The Hills are a 5-10 minute drive to the beach, or a 10-15 minute bike ride downhill (the ride home is uphill, which is where e-bikes come in handy). Once you’re at the beach, The Strand — 26 miles of paved coastal path — connects you to Manhattan Beach to the north and Redondo to the south. Downtown Hermosa and Pier Avenue are similarly accessible.

The Hills are the closest Hermosa section to PCH, which is a real practical advantage. You’re closer to the 405 freeway and quicker to reach El Segundo, LAX, and points north than residents in the Sand Section. LAX is less than 5 miles away — typically 15-20 minutes outside of rush hour — which is one of the South Bay’s most underrated advantages.

Most Hills homes have garages. Street parking availability varies by block — it can be hit or miss depending on the specific street, but generally it’s fine.

Coffee & Restaurants

The Hills are primarily residential, so for dining and coffee you’re heading to one of a few nearby hubs:

• Downtown Hermosa / Pier Avenue — the heart of Hermosa’s restaurant and nightlife scene, a short drive or bike ride downhill from the Hills. The Lighthouse Café on Pier Avenue is a historic local institution with nightly live music and good food and cocktails — a go-to for Hill Section residents who want a real night out without driving far. The Comedy & Magic Club on Hermosa Avenue, open since 1978, has hosted Robin Williams, Jerry Seinfeld, Jay Leno, Chris Rock, Bill Burr, Jo Koy, and Gabriel Iglesias — it’s a legitimately world-class comedy venue a few minutes from your doorstep.
• PCH has real commercial activity along the eastern edge. Baran’s 2239 — a Michelin-starred restaurant on PCH — is one of the best restaurants in the South Bay and a genuine local point of pride. Hills residents are regulars.
• Riviera Village in Redondo Beach is also in the mix — easy to reach from the Hills and a favorite for dining and shopping among Hills residents, Sand Section locals, and even some Manhattan Beach people.

Groceries & Errands

The Hills’ proximity to PCH puts grocery stores within easy reach. Vons is on Pier Avenue off PCH — one of the most convenient full-service options for Hills residents. Trader Joe’s is on PCH off Aviation (near the Hermosa/Manhattan Beach border). Lazy Acres is off PCH and Artesia — worth the short drive for quality produce and specialty items. Whole Foods is in Redondo Beach. For retail and commercial needs beyond groceries, you’ll head to downtown Hermosa, PCH, nearby Redondo Beach, or Manhattan Beach.

Parks & Green Space

South Park (710 Pier Avenue) is Hermosa Beach’s main park — it’s in the Valley section but accessible from the Hills. It has baseball diamonds, basketball courts, a playground, and a community center. The Greenbelt path runs through the Valley to the west of the Hills, giving you a walking/biking corridor to reach the park and beyond.

Within the Hills section itself, there are a few small parks and green spaces worth knowing:

• Park/playground off Prospect and 6th Street — a local neighborhood spot families use
• Edith Roadway Friendship Park — basketball courts and a large open grass area, on Prospect between Gentry Street and Hollowell Avenue
• 2nd Street Parkette — a small grassy area with a basketball court and picnic table
• Nearest dog park — in Redondo Beach at 190th and Flagler. It’s large, with separate areas for small and large dogs. It’s technically outside the city, but most Hills residents with dogs know it well.

And of course, the beach is still close — a downhill bike ride to The Strand. Living in the Hills means you have both the views from your home and the beach just minutes away. In summer, that beach becomes a venue: Movies on the Beach runs a sunset film series on the Hermosa sand, and Shakespeare by the Sea brings outdoor performances as part of a 10-week festival across LA, OC, and Ventura counties. Community events like these are part of what makes Hermosa feel like a town, not just a zip code.

For Families

Schools

Hermosa Beach has its own school district — the Hermosa Beach City School District — completely separate from Manhattan Beach Unified (MBUSD). This is worth noting because buyers sometimes assume Hermosa and Manhattan Beach share a school district. They don’t.

Hermosa Beach has just two schools: Hermosa View and Hermosa Valley. Hermosa View Elementary (1800 Prospect Avenue) serves primary and elementary grades (K-5/6) and sits right at the Valley/Hills transition — many Hills families can walk there. Hermosa Valley (1645 Valley Drive) is the middle school.

• Primary/Elementary (K-5): Hermosa View Elementary (1800 Prospect Ave) — HBCSD
• Middle School (6-8): Hermosa Valley School (1645 Valley Drive) — HBCSD
• High School (9-12): Redondo Union High School or Mira Costa High School — students choose between both

HBCSD schools are generally well-regarded, and families in Hermosa are close-knit. Kids grow up knowing each other. The community perception is positive — good schools, involved parents. The practical comparison to Manhattan Beach: MBUSD/Mira Costa is consistently rated higher on paper, but many Hermosa families are happy with what they have and wouldn’t trade the Hermosa community for the MB school premium.

Kid-Friendliness

The Hills can be a great fit for families. The streets tend to be quieter than the Sand Section, and the lots are the largest in Hermosa Beach (typically 4,000-6,000 sq ft vs. the Sand Section’s 2,500-3,000 sq ft), which means more outdoor space for kids to play.

The Hills don’t have a ton of dedicated family infrastructure beyond the parks listed above, but Hills families are very much connected to the broader Hermosa community. The Sand Section — where the action is — is a short bike ride downhill, and events like Fiesta Hermosa, Movies on the Beach, and Summer Sunset Concerts bring the whole city together.

One of the things I appreciate about Hermosa Beach families: the town is small enough that it functions as a real community. Kids grow up knowing each other. Parents are involved. Whether you’re in the Hills, the Valley, or the Sand Section, you’re part of the same Hermosa Beach family.

The Market

Here’s the current picture for the Hermosa Beach Hills section:

Metric	Hermosa Hills	Hermosa Valley	Hermosa Sand Section
Median Home Price	$1.3M–$3.5M SFR (older entry homes ~$1.3M; new builds and view homes: $3.5M–$5.5M+)	$1.8M–$3.5M+ SFR (Poets section up to $6M+)	$2M–$5M+ SFR (non-Strand); Strand SFR: $6M–$14M+
Typical Lot Size	4,000-6,000 sq ft (some 3,000-7,500+)	3,000-4,000 sq ft (range: 2,500-6,000)	2,500-3,000 sq ft (standard 25×100 or 30×100)
Average Home Size	Older: 1,400-2,200 sq ft; New builds: 3,000-4,500 sq ft	Older: 1,200-1,800 sq ft; New builds: ~5,000 sq ft (rare)	Older: 1,000-2,000 sq ft; New builds: 2,500-3,800 sq ft
Home Types	Predominantly single-family; 1950s-70s ranch/split-level, new construction designed for views	1950s-70s ranch homes, new builds, duplexes, multi-family, ADUs	Beach cottages, townhomes, condos, newer builds

What drives prices in the Hermosa Hills:

• Views — this is the single biggest price differentiator within the Hills. Homes with ocean views, sweeping Santa Monica Bay coastline views, Catalina Island sightlines, Palos Verdes peninsula views, or downtown LA city lights command significant premiums over comparable homes without views
• Elevation and position — higher ground with unobstructed views is always more valuable. West-facing slopes tend to get the best ocean views; east-facing positions capture city lights
• Lot size — the Hills have the largest lots in Hermosa: typically 4,000-6,000 sq ft, with some reaching 7,500+ sq ft. That’s significantly larger than the Sand Section’s 2,500-3,000 sq ft or the Valley’s 3,000-4,000 sq ft
• Condition — new or extensively remodeled homes vs. original 1950s-70s homes creates a wide price range. Older non-view homes typically range $1.3M–$2M; renovated mid-range homes: $2M–$3M; newer builds and premium view homes: $3.5M–$5.5M+

The reality: The Hills span a wide price range. Non-view properties may be comparable to or slightly above Valley pricing. But view properties in the Hills can match or exceed Sand Section prices — elevation and views add that much value. The Hills have also seen strong appreciation as buyers discover the combination of views, Hermosa community, and lower price points than Manhattan Beach’s Hill Section.

What Nobody Tells You

• The Hills and Manhattan Beach’s Hill Section are neighbors, not the same place. The border between Hermosa Beach and Manhattan Beach runs along the northern edge of town, and the two Hill/Hills sections are essentially adjacent elevated neighborhoods in different cities. The schools are different (Hermosa Beach City School District vs. MBUSD), the city services are different, and the community identity is different. If you’re considering both, I can walk you through the distinctions — they matter more than you’d think.
• Views are the hidden variable. Two homes on the same street in the Hills can have very different values based on what they can see. A home with an unobstructed ocean or coastline view is in a fundamentally different market than a home without views, even if they’re similar in size and condition. The view premium in Hermosa Hills is meaningful — but it’s not in the same league as Manhattan Beach’s Hill Section, which is next-level. Different world entirely.
• Hermosa people stay in Hermosa. Once people are in Hermosa Beach, they rarely want to leave. The move-up pattern usually looks like this: from a Sand Section townhome to a single-family home, or from the Valley to the Hills for views and more space — but leaving Hermosa entirely is rare. When people do leave, it’s usually for work relocation or to follow family that moved away. The occasional exception: serious surfers who prefer MB’s north Sand Section break and make the jump across the border.
• On the commute: the Valley is just as convenient. The Hills are near PCH, which helps — but the Valley accesses PCH easily too. Where the Hills can actually be slower is the narrow one-way streets that require you to slow down. For most commutes, the difference is minimal.
• On MLS, it’s “East Hermosa.” Agents and longtime residents call it Hermosa Hills — but in the MLS, this section is listed as East Hermosa. Worth knowing when you’re searching.

Who Is Hermosa Hills Perfect For?

• View seekers on a Hermosa budget — if you want elevation and ocean views but a tighter budget than Manhattan Beach’s Hill Section, the Hermosa Hills offer views at a meaningfully lower price point. The tradeoff: views may be less dramatic, and some view homes still carry significant premiums.
• Families who want more space for less — larger lots than the Sand Section at better prices. Same Hermosa schools and community, just farther from the sand.
• Long-term Hermosa residents — people who’ve been here for years, know the city, and are rooted. The Hills attract people who plan to stay, not people looking for the most dynamic address.
• People who value quiet and privacy — the Hills don’t have the foot traffic and energy of the Sand Section, which is exactly what some buyers want.

Hermosa Hills at a Glance

Feature	Details
Location	Elevated eastern section of Hermosa Beach. Bounded by PCH (east), Harper Ave (west), 1st St (south), Artesia Blvd (north).
Beach Access	5-10 minute drive; 10-15 minute bike ride downhill
Terrain	Elevated — the highest ground in Hermosa Beach (up to ~170-200 ft elevation), with potential ocean and city views
Elementary Schools	Hermosa View Elementary (1800 Prospect Ave) — primary/elementary K-5, HBCSD
Middle School	Hermosa Valley School (6-8) — HBCSD
High School	Redondo Union High School or Mira Costa — students choose between both
Median Home Price	SFR: $1.3M–$3.5M (entry older homes ~$1.3M; new builds & view homes: $3.5M–$5.5M+); condos: ~$680K–$912K
Lot Sizes	4,000-6,000 sq ft typical (some 3,000-7,500+) — largest in Hermosa
Home Styles	1950s-70s ranch/split-level, contemporary new builds (3,000-4,500 sq ft), predominantly single-family
Parking	Most homes have garages. Street parking varies by block — generally fine but can be hit or miss.
Nearest Grocery	Vons (Pier Ave off PCH), Trader Joe’s (PCH off Aviation), Lazy Acres (PCH & Artesia), Whole Foods (Redondo Beach)
Best For	View seekers, families wanting space, buyers moving up within Hermosa Beach

Frequently Asked Questions

What is the Hermosa Beach Hills section?

The Hermosa Beach Hills section is the elevated, eastern portion of Hermosa Beach — one of three main neighborhoods along with the Sand Section and the Valley. It sits on the highest ground in town (up to approximately 170-200 feet elevation), offering potential ocean, coastline, and city views that the lower sections don’t have. It’s the quietest and most residential section, predominantly single-family homes, with the same Hermosa Beach schools and community. It also has the largest lots in Hermosa Beach — typically 4,000-6,000 sq ft.

Does Hermosa Hills have ocean views?

Many Hills homes have views, though the specifics vary dramatically by property. Available views include ocean panoramas, the sweeping Santa Monica Bay coastline from Palos Verdes to Malibu, Catalina Island on clear days, the downtown LA skyline, and city lights at night. West-facing homes tend to get the best ocean views, while east-facing positions capture city views. The key factors are elevation, street position, and what’s been built around you — not every home in the Hills has views, but the elevated terrain creates opportunities that don’t exist in the Valley or Sand Section. Streets known for the best views include 13th–18th Streets (around the 800–900 block), and Bonnie Brae, Hillcrest, Ocean View Avenue, Ocean Drive, Hopkins, and Rhodes Street.

How does Hermosa Hills compare to Manhattan Beach’s Hill Section?

They’re neighboring elevated neighborhoods in different cities — and truly different worlds. No buyer is typically considering both simultaneously; it’s usually one or the other based on budget, school preference, and community fit. Manhattan Beach’s Hill Section is a different price category entirely: higher premiums, MBUSD schools (Mira Costa HS), a different city government, and a more polished overall market. Hermosa Hills has its own loyal community, lower entry points, and the same Hermosa Beach lifestyle that keeps people here for decades. If you’re exploring both, I’d strongly recommend spending time in each — the feel is distinct enough that most buyers know quickly which one is right for them.

What schools serve Hermosa Hills?

Hermosa Hills families are in the Hermosa Beach City School District (HBCSD), which is separate from Manhattan Beach Unified (MBUSD). Elementary: Hermosa View Elementary (1800 Prospect Ave) serves primary and elementary grades (K-5). Middle school: Hermosa Valley School (1645 Valley Dr). For high school, Hermosa Beach students choose between Redondo Union High School and Mira Costa High School — both are options.

Is Hermosa Hills more expensive than Hermosa Valley?

It depends on views. Older non-view homes in the Hills typically range $1.3M–$2M — sometimes comparable to or even below Valley pricing for similar-sized homes. But view properties and newer builds in the Hills reach $3.5M–$5.5M+. Views are the single largest price variable — two homes on the same block can have vastly different values based on what they can see. The market is nuanced: a renovated home in the Valley could cost more than an older non-view home in the Hills. Location within each section and property condition matter as much as the section itself.

How far is Hermosa Hills from the beach?

The Hills are the farthest section of Hermosa Beach from the ocean, but “far” in a town this small is relative. It’s a 5-10 minute drive or a 10-15 minute bike ride downhill to the beach and Pier Avenue. Most Hills residents drive or bike to the beach. The ride home is uphill, which is where e-bikes come in handy. And the Hills’ proximity to PCH means LAX — less than 5 miles from the Hermosa area — is one of the most convenient airports you’ll have access to anywhere in LA.

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The Hermosa Hills are one of the South Bay’s most underappreciated neighborhoods — Hermosa Beach’s community and lifestyle with views and space that surprise buyers who only know the Sand Section. If you’re exploring Hermosa Beach, I’d love to show you what the Hills have to offer.

Cecilia Agraz | Bayside Real Estate Partners / Stroyke Properties Group
Manhattan Beach & Hermosa Beach Real Estate
DRE #01974999
Phone: (310) 803-9338
Email: cecilia@manhattanhermosahomes.com
Web: manhattanhermosahomes.com