East Manhattan Beach (Mira Costa Section): The Complete Neighborhood Guide

The Vibe

East Manhattan Beach feels different from the rest of town, and I think that’s part of its charm. It’s less curated, less “beach postcard,” and more real-life-neighborhood. The streets are mostly a mix of older and newer single-family homes. You’ll see more variety here — in the people and in the energy.

The pace is quieter than the Sand Section and less manicured than the Tree Section. You’re not walking out your door to the sound of waves, but you’re also not paying $5 million for the privilege. What you get instead is a neighborhood where families live comfortably, kids ride bikes or walk to school and play in their massive back yards.

Morning vibe? Practical. People are heading to work, walking kids to school, grabbing coffee on Manhattan Beach Boulevard or Sepulveda. It’s not a scene — it’s a neighborhood. And honestly, there’s something refreshing about that.

The Boundaries

East Manhattan Beach is generally defined as the area east of Sepulveda Boulevard, south of Marine Avenue (which roughly separates it from Liberty Village), and extending east toward Redondo Beach at Aviation Boulevard and south toward Hermosa Beach at Artesia Blvd. If you’re looking at a map, think of it as the southeastern corner of Manhattan Beach.

Key Sub-Areas

Along Sepulveda Boulevard

The blocks immediately east of Sepulveda provide the closest proximity to downtown Manhattan Beach and the Sand Section. You can walk or bike to restaurants and shops relatively easily. Properties here tend to be a mix of single-family homes and multi-unit buildings, with the commercial corridor of Sepulveda providing convenience — grocery stores, services, and dining options are right there.

The Pennekamp Area

The blocks surrounding Pennekamp Elementary School are popular with families specifically seeking that school assignment. This is a classic residential pocket with tree-lined streets and a mix of original single-story homes and newer construction. It has a quiet, established feel.

Aviation Boulevard Corridor

The eastern edge of East Manhattan Beach along Aviation Boulevard has more of a transitional feel — you’re close to the boundary with Redondo Beach and the commercial activity of Aviation. Prices here tend to be the most affordable in all of Manhattan Beach, making this area one of the entry-level spots in the city for larger family homes.

Southern East MB (near Hermosa border)

The blocks approaching the Hermosa Beach border have a slightly different character — smaller lots, some hillside properties, and proximity to Hermosa’s commercial areas along Artesia Blvd. This area can feel more connected to Hermosa than to central Manhattan Beach.

Daily Life

Getting Around

East Manhattan Beach is car-dependent for most daily activities. You’re not walking to the beach from here — it’s a 15-20 minute bike ride or a 5-10 minute drive to the Sand Section. That said, the location has its own advantages:

• Freeway access is easier than from the beach-level neighborhoods. The 405 via Manhattan Beach Blvd and Inglewood Avenue is nearby.
• Sepulveda Boulevard runs north-south through the western edge, providing a direct route to the Westside and Downtown LA.
• Aviation Boulevard on the eastern edge connects to major corridors.
• E-bikes are popular for getting to the beach and downtown — you can be at The Strand in 10-15 minutes.

Dining & Coffee

East Manhattan Beach doesn’t have its own restaurant row, but you’re well-positioned between several options:

• Manhattan Beach Boulevard — the main east-west artery has restaurants and cafes, and it’s the direct route to downtown MB
• Sepulveda Boulevard — a mix of casual dining, coffee shops, and everyday services
• Downtown Manhattan Beach — a 5-10 minute drive west for the full dining scene
• Hermosa Beach / PCH — quick access south to Hermosa’s restaurants and bars
• Artesia Boulevard — south of you, with additional dining options

Groceries & Errands

This is actually one of East MB’s practical advantages:

• Trader Joe’s — near the northwest corner of Manhattan Beach Blvd and Aviation
• Target — off of Manhattan Beach Blvd and PCH
• Gelson’s — near 8th St and PCH
• Lazy Acres — along Artesia and PCH
• Manhattan Village Mall — nearby for retail, dining, services and Ralphs
• Everyday services — the commercial corridors on Sepulveda and Aviation mean you don’t have to drive far for dry cleaning, pharmacies, banks, and the basics

Compared to the Sand Section (where parking for errands can be a headache), East MB is actually more convenient for day-to-day logistics.

Parks & Recreation

• Polliwog Park — one of the South Bay’s best parks, on the northern edge opposite side of Manhattan Beach Blvd, with a duck pond, playground, community pool, amphitheater (home to “Shakespeare by the Sea” performances in the summers), dog park, community garden, and plenty of green space
• Manhattan Heights Park — off of Manhattan Beach Blvd and Redondo Ave, featuring a baseball field, basketball courts, and pickleball/tennis courts
• Manhattan Beach Art Center — next to Manhattan Heights Park, with weekly art classes for kids and adults. I took a digital drawing class here last year and have done a workshop as well. They also feature art shows throughout the year.
• The Beach — yes, it requires a drive or bike ride, but it’s still your beach.

For Families

Schools — The Main Event

Let’s be direct: this is why most families buy in East Manhattan Beach. And the math works.

East MB families attend the same Manhattan Beach Unified School District (MBUSD) that makes the rest of Manhattan Beach a magnet for families. For a deeper look at what makes this district special, see our complete guide to Manhattan Beach schools.

• Elementary: Typically zoned for Pennekamp Elementary or Pacific Elementary (depending on your specific address)
• Middle School: Manhattan Beach Middle School
• High School: Mira Costa High School — consistently ranked among the top public high schools in California

The critical point: Your kids get the exact same education whether you buy a $1.5M condo on Manhattan Beach Blvd in East MB or a $7M Walk Street home in the Sand Section. Same district. Same schools. Same teachers. Same extracurriculars. Same Mira Costa diploma.

MBUSD Quick Stats

Stat	Detail
Niche Ranking	#5 out of 300 districts in California
Overall Grade	A+
Reading Proficiency	82%
Math Proficiency	73%
Special Recognition	National Green Ribbon District, multiple Distinguished Schools

The Family Trade-Off

Here’s the honest version: East MB families get the schools, but the daily lifestyle is different from Sand or Tree or Hill Section families. Your kids won’t walk to the beach after school or on the weekends the way Sand Section kids could do. The neighborhood doesn’t have the same “everyone’s out front” energy of the Tree Section’s block parties (although there are a couple spots in East MB that have this, more on that later). But your kids will be at the same schools, on the same sports teams, and in the same friend groups as kids from every other MB neighborhood.

What I’ve seen consistently is that once kids hit middle school — when everyone converges at Manhattan Beach Middle School — the neighborhood distinctions fade. The friendships your kids make aren’t limited to your block. On the flip side, it’s common for kids to make friends with other kids on their block or nearby blocks and walk together in groups to school.

The Market

Here’s where East Manhattan Beach shines.

Metric	East MB	Tree Section	Sand Section	Hill Section
Median Home Price (past year)	~$3M+	~$3.4M	~$3.7M+	~$7.8M
Typical Lot Size	7,500 sqft	4,400-6,000 sqft	1,350-2,700 sqft	5,500-10,000+ sqft
Home Types	Mostly SFR	SFR	SFR	SFR
Condo/Townhome Options	Some along outskirts	None	Plenty	Few along MB Blvd

What’s Available

East Manhattan Beach has a range of housing options:

• Older single-family homes — $1.5-2.5M range. Many are original 1950s-1970s homes on standard lots. Some need updating; others have been renovated. These are the properties with the most potential — whether for developers to build new or for owner-users to build their dream home.
• Renovated single-family homes — $2.75-3.5M. Updated homes on larger lots that start to compete with entry-level Tree Section properties.
• New or newer single-family construction — $5-7M range. Modern construction, sometimes three-story (including basement) with attached garages. Popular with growing families and families coming from out of the area who don’t want to give up outdoor space.
• Condos and townhomes — Starting around $1-1.5M. These are rare in East MB — you’ll mostly find them along Manhattan Beach Blvd or near the Artesia/PCH intersection — but they do exist and represent the lowest entry point into Manhattan Beach and MBUSD.

The Value Proposition

Here’s what makes East MB compelling: you get significantly more space for your money than almost anywhere else in Manhattan Beach. A 7,500 sqft lot with a big backyard — maybe even room for a pool — at a price point that would get you a 2,700 sqft lot with no yard in the Sand Section. Same schools. Same Manhattan Beach address.

What Drives Prices in East MB

• Proximity to Sepulveda — closer to the western edge = closer to downtown and the beach = higher prices
• School zoning — specific elementary school boundaries matter to some families
• Condition and age — the gap between an unrenovated 1960s home and newer construction is significant
• Lot size — larger lots command premiums, especially if they have rebuild potential

What Nobody Tells You

• The “Manhattan Beach” premium is built in. Even though East MB is one of the more affordable parts of town, you’re still paying a significant premium over neighboring Redondo Beach — primarily for the MBUSD school district. A comparable home one block east (in Redondo) might cost significantly less. You’re paying for the schools and the MB address.
• It doesn’t look like the Manhattan Beach you see on Instagram. If your mental image of Manhattan Beach is surfers on The Strand and brunch downtown, East MB has a different look. The streets are more suburban, the architecture is more varied, and the beach-town energy is muted. This isn’t a flaw — it’s just a different part of the same city. That said, some streets in East MB are genuinely beautiful, with mature trees and nicely done newer construction.
• PCH and Sepulveda traffic are a factor. Both are major north-south arteries and they get busy, especially during rush hours. Homes close to either will have more traffic noise than interior streets.
• The space is the real story. This is where you get the big backyards, the room for a pool, the space for kids to actually play outside at home. Compared to the Sand Section’s compact lots, East MB lots are nearly three times the size on average. For families who want indoor AND outdoor living space, that’s a big deal.

Moving to East Manhattan Beach From…

From Elsewhere in Manhattan Beach

Some families move within Manhattan Beach — from a Sand Section condo to an East MB single-family home, for instance. You get more space, keep the schools, and free up significant cash. It’s a practical move, especially when kids are young and the extra bedroom matters more than being steps from the beach.

From Hermosa Beach

Hermosa Beach has great schools and a strong community, so most Hermosa families stay put — and I understand why. But if you’re in Hermosa and looking for more space, a bigger lot, or a backyard, East MB gives you that while keeping you close to the Hermosa border. The lifestyle adjustment is minimal since you’re just a few blocks north.

From Redondo Beach or Torrance

Both Redondo and Torrance have strong schools of their own, so this isn’t about “upgrading.” But if you’ve got your heart set on MBUSD specifically — or you just love the Manhattan Beach community — East MB is the most natural landing spot. The neighborhood feel is familiar, the commute patterns stay similar, and you get the MB address and school district.

From the Westside or the Valley

Coming from the Westside or the Valley, you’ll notice wider streets, easier parking, and bigger homes than what you’re used to. The weather is consistently better (no valley heat), and the beach is a quick drive or e-bike ride away. East MB gives you a lot of the practical things that are hard to find on the Westside — space, parking, and a quieter pace — with beach access on weekends.

From Out of State

If you’re relocating to Manhattan Beach and the schools are a priority, East MB gives you a strong value proposition. You’ll get a home with a real backyard on a lot that feels more “normal” by national standards — not the smaller lots and alley garages of the Sand Section — while still getting access to nationally recognized public schools and a California beach community.

Who Is East Manhattan Beach Perfect For?

• Families who want MBUSD schools and real outdoor space — big backyards, room for a pool, space for kids to play at home
• Buyers who want more house for their money in Manhattan Beach — 7,500 sqft lots at prices well below the Sand Section and Hill Section
• People who value space over walkability to the beach — if a big backyard matters more than being steps from the sand, this is your neighborhood
• Families with multiple kids — the larger lots and homes mean you can actually fit 4-5 bedrooms without compromising on living space

East Manhattan Beach (Mira Costa Section) at a Glance

Feature	Details
Location	Southeastern Manhattan Beach, east of Sepulveda Blvd, west of Aviation, south of Marine Ave
Beach Access	Drive or e-bike (10-15 min)
Walk Score	Low-Moderate — car or e-bike dependent; more walkable to commercial areas near the perimeter
Elementary Schools	Pennekamp Elementary, Pacific Elementary (MBUSD)
Middle School	Manhattan Beach Middle School
High School	Mira Costa High School
Median Home Price	~$3M+ (varies by property type and condition)
Lot Sizes	Typically 7,500 sqft
Home Styles	Mainly single family — mix of original homes, renovations, and new construction
Parking	Driveways, garages, generally more available than Sand Section
Nearest Grocery	Trader Joe’s, Target, Gelson’s, Lazy Acres
Best For	Families, people who want a pool and backyard, those who value space over walkability to the beach

Frequently Asked Questions

What is the average home price in East Manhattan Beach?

The median home price in East Manhattan Beach is approximately $3 million or higher, though there’s a wide range depending on the property. Older, unrenovated single-family homes start in the $1.5-2.5M range, renovated homes run $2.75-3.5M, and new or newer construction can reach $5-7M. These prices still represent a discount compared to the Sand Section (~$3.7M+ median) and Hill Section (~$7.8M median), while providing access to the same MBUSD school district and significantly larger lots.

Is East Manhattan Beach in the MBUSD school district?

Yes — this is the key point. Every home in East Manhattan Beach is within the Manhattan Beach Unified School District (MBUSD), which is ranked #5 out of 300 districts in California by Niche with an A+ grade. East MB students attend Pennekamp Elementary or Pacific Elementary, Manhattan Beach Middle School, and Mira Costa High School — the same schools as students in the Sand Section, Tree Section, Hill Section, and other MB neighborhoods east of PCH like Liberty Village and Manhattan Beach Village.

What is the difference between East Manhattan Beach and the Tree Section?

Both are east of Sepulveda Boulevard, but they’re distinct neighborhoods. The Tree Section is generally north of Marine Avenue with tree-lined streets (many named after trees), larger lots, and a higher price point (~$3.4M+). East Manhattan Beach is south and east, with a typical lot size of 7,500 sqft, and a wide range of home conditions from original 1950s homes to brand-new construction. The Tree Section has more of a classic suburban feel; East MB is more varied and has more options at different price points.

How far is East Manhattan Beach from the beach?

East Manhattan Beach is approximately 1.5 to 2 miles from the beach, depending on your exact location. By car, expect a 5-10 minute drive. By e-bike, 10-15 minutes. It’s not walkable to the beach from most East MB locations, which is part of why prices are lower than the Sand Section. Many families develop a weekend routine of driving to the beach and setting up camp for the day.

Is the Sand Section or East Manhattan Beach better for families?

It depends on what matters most to your family. East MB gives you significantly more space — 7,500 sqft lots with real backyards, room for a pool, and larger homes. The Sand Section puts you steps from the beach with a walkable, active lifestyle but on much smaller lots. Both feed into the exact same MBUSD schools. Families who want outdoor space at home tend to prefer East MB; families who want the beach as their backyard tend to prefer the Sand Section.

Is East Manhattan Beach a good investment?

East Manhattan Beach has historically shown strong appreciation, driven largely by its MBUSD school district access and the fact that Manhattan Beach has no room for expansion. As other Manhattan Beach neighborhoods become increasingly expensive, East MB benefits from buyers who are looking for more space at a lower price point. The fixed supply of homes within MBUSD boundaries supports long-term value.

Is East Manhattan Beach safe?

Yes. Manhattan Beach as a whole is one of the safest cities in LA County, and East Manhattan Beach benefits from the same well-funded police department and low crime rates as the rest of the city. The residential streets are quiet, and the community has a strong sense of neighborhood watchfulness.

Curious about East Manhattan Beach? I’d love to show you around and help you figure out what your budget can do here. No pressure, just honest advice.

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

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