Manhattan Beach Hill Section: The Complete Neighborhood Guide

The Vibe

The Hill Section is Manhattan Beach’s most elevated neighborhood — literally and figuratively. Where the Sand Section buzzes with beach energy and the Tree Section hums with family activity, the Hill Section is calm. The streets are wide. The lots are big. And on a clear evening, some homes have views that stretch from Catalina Island to the Palos Verdes Peninsula to the sweep of Santa Monica Bay.

The residents here tend to be established professionals, executives, and families who want premium space and views. You’ll find newer families who wanted the biggest home possible in Manhattan Beach and people who simply fell in love with waking up to a panoramic ocean view — or a stunning backdrop of the DTLA skyline and city lights.

The Hill Section doesn’t have the “scene” of the Sand Section or the neighborhood-stroll energy of the Tree Section. It has something else: space, privacy, and some of the most spectacular residential views in the South Bay.

The Streets

The Hill Section is bounded by Ardmore Avenue to the west, PCH to the east, Manhattan Beach Boulevard to the north, and roughly 1st Street to the south (where it borders Hermosa Beach). It sits sandwiched between the Sand Section to the west, the Tree Section above it to the north, and East Manhattan Beach (Mira Costa section) to the east across PCH.

Front Side of the Hill (Ocean Views)

The front side of the hill — the west-facing slopes — is where the best ocean view lots are positioned. Properties here can see the Pacific Ocean, Catalina Island, the Palos Verdes Peninsula, and up the coast toward Malibu. Because of the slope, even if a neighbor in front of you builds up, the grade is steep enough that your views are often still preserved over the home below. These are the most desirable and highest-priced lots in the Hill Section.

The view doesn’t just add value — it changes the entire character of the home. The way you entertain guests is elevated with an ocean view. Cooking meals in your ocean-view kitchen. Morning coffee with the coastline in front of you. It’s a different way of living.

The Premium Zone

If you want to know where the record-setting sales happen in the Hill Section, it’s the area west of John Street between 5th and 10th Streets. This is the sweet spot — the elevation is at its best, the ocean views are unobstructed, and the lots are large. When you see a Hill Section sale that makes headlines, it almost always came from this pocket.

Back Side of the Hill (City Views)

The back side of the hill doesn’t have ocean views, but it has its own appeal — sweeping city views, DTLA skyline, and on a clear day, you can sometimes spot the Hollywood sign. The city lights at night are stunning in their own way. Prices on the back side are generally more accessible than the front, making this a good option for buyers who want a Hill Section home without the ocean-view premium.

Southeast Hill Section (Near MB Blvd and PCH)

The outskirts of the Hill Section closest to Manhattan Beach Boulevard and PCH are where you’ll find the more accessible pricing. These blocks don’t have the dramatic views of the ridgeline, and the lot sizes and shapes vary — lots along the eastern edge tend to be rectangular, lots along the northern edge near MB Blvd are also typically rectangular, and lots along Ardmore Avenue are more varied in shape, including pie-shaped lots. This is as close to an “entry point” as the Hill Section gets — though entry here still means significant investment.

There are also condos that are technically in the Hill Section near MB Blvd, but they’re so close to downtown that they don’t really feel like a Hill Section property.

Along Manhattan Beach Boulevard

MB Blvd runs along the northern edge of the Hill Section. There are commercial buildings here — mainly offices. This is not a retail or restaurant strip.

What You’ll Find Architecturally

The Hill Section has seen massive transformation over the past 15 years. What was once dominated by modest mid-century homes has increasingly become a showcase for large, custom estates. You’ll find:

• Original mid-century homes — single story, some on oversized lots, some still with original footprints
• Large new custom estates — 4,000-7,000+ square foot homes with modern finishes, walls of glass designed to capture views, indoor-outdoor living, pools, and multi-car garages
• Extensive remodels — where floorplans have been completely reworked to take advantage of the views

The trend in the Hill Section is clear: older homes on large lots are being replaced by expansive new estates designed around the views.

Daily Life

Getting Around

Like every Manhattan Beach neighborhood, how car-dependent you are depends on where exactly you live in the section. The Hill Section has — as the name suggests — hills, so biking to the beach means riding uphill on the way home. Many residents use e-bikes for getting around. Golf carts are not as common in the Hill Section as they are in the Sand Section — the steep inclines make them less practical here.

Downtown Manhattan Beach is northwest of the Hill Section. By car, it’s a quick 5-minute drive. The western and especially northwestern edge of the Hill Section has the easiest access to downtown’s restaurants, shops, and amenities. If you’re on the western edge, walking to the beach and downtown is much more doable than from the interior or east side.

Dining & Coffee

The Hill Section is residential without commercial streets running through it (aside from some offices along MB Blvd). Your dining options include:

• PCH restaurants — the east side of the Hill Section is close to restaurants along PCH like Osho and El Gringo
• Downtown Manhattan Beach — northwest of the Hill Section, a short drive or bike ride for the full dining and nightlife scene

Groceries & Errands

• Gelson’s — the closest grocery store, actually located within the Hill Section. This was a genuine game-changer for the neighborhood when it opened — before Gelson’s, Hill Section residents had to drive further for a quality market. Now it’s walkable for many.
• Target — catty-corner from the Hill Section on the northeast corner of PCH and Manhattan Beach Blvd
• Vons — in downtown Manhattan Beach
• Post Office — on the northeast part of the section on PCH
• Manhattan Village Mall — relatively close, directly east of the Tree Section, for retail and Ralphs

Parks & Green Space

The Hill Section doesn’t have large parks within its boundaries, but there are green spaces nearby:

• Deep Roots Garden — a community garden located in the Hill Section, a quiet spot that’s worth knowing about
• The Greenbelt — on the west side of the Hill Section, a walking path with greenery that connects parts of the neighborhood
• Live Oak Park and downtown Manhattan Beach — most easily accessible through the northwest section of the Hill
• Polliwog Park — in nearby Liberty Village, a short drive away. One of the best parks in the South Bay with a duck pond, amphitheater, playground, and open lawns.

For Families

Schools

Hill Section families attend the same Manhattan Beach Unified School District (MBUSD) schools that make the city a magnet for families:

• Elementary: Typically zoned for Robinson Elementary
• Middle School: Manhattan Beach Middle School
• High School: Mira Costa High School

All of Manhattan Beach feeds into MBUSD, so the schools are a benefit of living anywhere in the city. The Hill Section’s strongest pull isn’t the schools specifically — it’s the views, the lot sizes, the outdoor space, and the spacious indoor living. The schools are the cherry on top.

Family-Friendly Features

The Hill Section offers families something the other sections can’t match: space. Large lots mean real backyards where kids can play. Many homes have pools. The streets are quiet with minimal through-traffic. If your kids are in activities that require driving anyway (sports practices, music lessons, playdates across town), the Hill Section’s location doesn’t feel like a disadvantage.

The Market

Here’s the current picture for Hill Section real estate:

Metric	Hill Section	Tree Section	Sand Section
Median Home Price (past year)	~$7.8M	~$3.4M	~$3.7M+
Median Lot Size	~6,500 sqft (varies widely)	4,400–5,400 sqft	~2,700 sqft
Average Home Size	~4,500 sqft	~2,600 sqft	~2,200 sqft
Home Types	Mid-century homes, large custom estates, extensive remodels	70s/80s homes, new/custom builds, renovated	Renovated beach cottages, new/custom builds, townhomes

Sales Activity

The Hill Section is a small, exclusive market. To give you an idea of how limited the inventory is:

Year	Hill Section Sales
2025	18
2024	22
2023	24
2021	41
2020	31
2019	25
2018	32
2017	37
2016	32

In a typical year, only about 25-30 homes change hands in the entire Hill Section. In 2025, just 18 properties sold. When you’re looking at a market this small, the right property may only come along once — and when it does, you need to be ready.

What drives prices in the Hill Section:

• Views — this is the single biggest price differentiator. Front side of the hill (ocean views) is generally more desirable than the back side (city views). A comparable home with a sit-down, jaw-dropping ocean view vs. without can have a $1-2M+ price difference.
• Location within the section — the premium zone west of John Street between 5th and 10th Streets is where record sales happen. The outskirts near MB Blvd and PCH are more accessible.
• Lot size — the Hill Section has some of the largest residential lots in Manhattan Beach, and lot sizes vary widely throughout the section
• Condition — a new custom estate can mean a few million more than an original mid-century home on the same street, not accounting for square footage differentials and other amenities

The reality: The Strand properties in the Sand Section represent the highest cost of entry in Manhattan Beach, with the Hill Section close behind as the second highest. This is a premium market driven by views, lot sizes, and custom estates — and opportunities don’t come up often.

What Nobody Tells You

• Views can be taken away. This is the biggest risk in the Hill Section. If your downhill neighbor decides to tear down and rebuild a larger, taller home, your view could be partially or fully blocked. Manhattan Beach does have some view ordinance protections, but they don’t guarantee your view forever. That said, on the front side of the hill, the slope is steep enough that this is less of an issue — you can often still see over the home in front of you. Before buying a view property, understand what could be built on adjacent lots.
• The beach is a 5-10 minute drive. But if you’re on the western edge of the Hill Section, walking to the beach is much more doable. And for perspective — many people live hours from the coast. Being 10 minutes from the sand is a luxury most people would love to have.
• Inventory is extremely limited. Only about 18-30 homes sell in the Hill Section per year. If you want to design your dream home on a large lot with views, the opportunity is there — but these lots don’t come up often. There’s very limited supply, and when something good hits the market, it moves fast.
• The sense of community is different. The Hill Section doesn’t have the walkable, everyone’s-out-front energy of the Sand Section. Lots are bigger, homes are set back further, and you may not bump into your neighbors as casually. The community is there — through schools, sports, and neighborhood connections — but it shows up differently than in the other sections.

Moving to the Hill Section From…

From Elsewhere in Manhattan Beach

Some homeowners move to the Hill Section when they want to go big — a larger lot, a bigger home, a pool, a view. You trade immediate beach access for space, privacy, and panoramic views. If you’ve been in a smaller home on a compact lot, moving to a 4,500+ sqft home on a 6,500 sqft lot in the Hill Section with ocean or city views is a different experience entirely.

From Palos Verdes

If you’re coming from the PV Peninsula, the Hill Section will feel familiar — views, large lots, quiet streets. The difference is you’re in Manhattan Beach’s school district (MBUSD), you’re closer to everything (restaurants, shopping, LAX, freeways), and the community is more connected. You may give up some lot size, but you gain convenience and the Manhattan Beach community.

From the Valley or Inland LA

The Hill Section is a comfortable transition for families coming from suburban inland areas. The lot sizes feel familiar, the streets are quiet, and parking is easy. Add in top schools, ocean or city views from your living room, and you’re minutes from the beach. It’s a significant upgrade in lifestyle — and in weather.

From Out of State

If you’re relocating to Manhattan Beach from another state and want space, the Hill Section offers lot sizes and home sizes that feel more “normal” by national standards than the Sand Section’s compact beachfront lots. Real garages, driveways, backyards, and in many cases, views you simply can’t get anywhere else.

Who Is the Hill Section Perfect For?

• View seekers — if a panoramic ocean, city, or mountain view is non-negotiable, this is your neighborhood
• Buyers who want the most space in Manhattan Beach — the largest lots, the largest homes, room for pools, outdoor entertaining, and real living space
• Families who want top schools in a quieter, more private setting — MBUSD schools with less density than the Sand or Tree Sections
• Custom estate buyers — if you want to design your dream home on a large lot with views, the Hill Section is where to do it. But be patient — these opportunities are rare and the supply is very limited.
• Anyone who values indoor and outdoor living space — the homes here are built to take advantage of the views and the lot sizes in ways other sections can’t match

Hill Section at a Glance

Feature	Details
Location	Southern Manhattan Beach, elevated terrain between Ardmore (west) and PCH (east), south of MB Blvd
Beach Access	Drive or e-bike (5-10 min); walking easier from the western edge
Walk Score	Varies — western/NW area has easiest access to downtown amenities; east side walkable to PCH restaurants and Gelson’s
Elementary Schools	Robinson Elementary (MBUSD)
Middle School	Manhattan Beach Middle School
High School	Mira Costa High School
Median Home Price	~$7.8M (varies widely by views, lot size, and condition)
Lot Sizes	Approximately 6,500 sqft median (varies significantly)
Home Styles	Mid-century homes, large custom estates, extensive remodels
Parking	Driveways, garages, ample street parking
Nearest Grocery	Gelson’s (in the Hill Section), Target (PCH & MB Blvd), Vons (downtown)
Avg Sales/Year	~25-30 (only 18 in 2025)
Best For	View seekers, families who want space, custom estate buyers

Frequently Asked Questions

What is the average home price in Manhattan Beach’s Hill Section?

The median home price in the Hill Section is approximately $7.8 million, though prices vary significantly based on views, lot size, and home condition. The Strand in the Sand Section represents the highest price point in Manhattan Beach, with the Hill Section close behind as the second highest. The more accessible pricing is found on the outskirts near Manhattan Beach Boulevard and PCH, in smaller properties.

Does the Hill Section have ocean views?

Many homes on the front side of the hill (west-facing slopes) have ocean views, including the Pacific Ocean, Catalina Island, and the Palos Verdes Peninsula. Homes on the back side of the hill have city views — DTLA skyline, city lights, and on a clear day sometimes even the Hollywood sign. Not every Hill Section home has a view — it depends on elevation, orientation, and surrounding construction. A sit-down, jaw-dropping ocean view can add $1-2M+ to a home’s value compared to a comparable property without one.

What schools serve the Hill Section?

Hill Section families are typically zoned for Robinson Elementary, Manhattan Beach Middle School, and Mira Costa High School. All are part of the Manhattan Beach Unified School District (MBUSD), one of the top-rated public school districts in California.

How far is the Hill Section from the beach?

The Hill Section is a 5-10 minute drive or e-bike ride from the beach. If you’re on the western edge, walking to the beach and downtown is much more doable. It’s not the doorstep-to-sand experience of the Sand Section, but being minutes from the coast is still a significant perk.

How many homes sell in the Hill Section each year?

The Hill Section is a very limited market. In a typical year, only about 25-30 homes change hands. In 2025, just 18 properties sold. For context, the Sand Section saw 106 sales and the Tree Section saw 94 in the same year. This scarcity is part of what drives Hill Section pricing — when the right property comes along, buyers need to be ready to move.

Is the Hill Section a good investment?

The Hill Section has seen strong appreciation, particularly as older homes are replaced with large custom estates. The combination of Manhattan Beach’s school district, large lots, view potential, and extremely limited supply continues to attract buyers. Properties with established views and large lots are especially strong holds.

What is the difference between the Hill Section and the Tree Section?

The Hill Section is at higher elevation south of Manhattan Beach Boulevard, characterized by larger lots, views (ocean or city), and a quieter, more private feel. The Tree Section is north of MB Blvd with tree-lined streets, a more connected neighborhood culture, and easier biking access to the beach. The Hill Section has a significantly higher median price (~$7.8M vs. ~$3.4M) driven largely by view premiums, larger custom estates, and larger lot sizes. They’re different lifestyles — the Hill Section suits buyers who prioritize space, views, and privacy; the Tree Section suits those who want a more neighborhood-feel closer to downtown.

Is the Hill Section safe?

Manhattan Beach as a whole is one of the safest cities in the South Bay, with consistently low crime rates. The Hill Section’s quiet, residential character with low foot traffic contributes to a strong sense of security.

Interested in the Hill Section? Whether you’re looking for a view lot for a custom estate or a home with room to grow, I’d love to walk you through the options. Let’s talk.

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

Also reading: Seller Resources | Manhattan Beach Restaurants Guide