Thinking about a South Bay condo and torn between Manhattan Beach and Redondo Beach? You’re not alone. Both offer sun, sand, and a lock-and-leave lifestyle, but they feel different day to day and impact your budget in different ways. In this guide, you’ll compare lifestyle, cost, HOA and insurance realities, financing, commute, and which city might fit you best. Let’s dive in.
Quick comparison: Manhattan Beach vs. Redondo
| Factor | Manhattan Beach (90266) | Redondo Beach (90277/90278) |
|---|---|---|
| Market position & pricing | Higher-priced, lower inventory; premium for sand proximity | More options and generally lower entry prices |
| Condo types | Boutique low-rise, sand-adjacent, limited supply | Wider range: marina-front, mid-rise, townhouse-style |
| Walkability | Very walkable near Downtown, The Strand | Highly walkable near King Harbor and Riviera Village; varies inland |
| Vibe | Quieter upscale beach-town feel | Livelier mix near pier/harbor, broader neighborhood variety |
| Schools | Served by Manhattan Beach Unified; widely recognized in public rankings | Served by Redondo Beach Unified and neighboring districts; review boundaries |
| HOA considerations | Smaller buildings may have modest fees; beachfront buildings can carry higher costs | Larger complexes with amenities can mean higher fees; wide range overall |
| Financing | Some small or older projects can be tougher for FHA/VA | Broader mix of projects; confirm eligibility early |
| Short-term rentals | City and many HOAs restrict short stays; verify rules | City and many HOAs restrict short stays; verify rules |
| Commute | Slightly closer to LAX and Silicon Beach | Similar access; a few minutes farther in many cases |
| Parking | Tight near the beach; verify deeded or assigned spaces | Varies by complex; verify deeded or assigned spaces |
| Coastal exposure | Beachfront units face wind, salt, and tourism noise on weekends | Harbor/pier areas can be lively; inland units see less coastal wear |
| Best fit | Buyers prioritizing prestige, Strand access, and a quieter feel | Buyers seeking variety, value per square foot, and marina/pier amenities |
How prices and inventory compare
In most markets, Manhattan Beach condos sell at a premium compared to Redondo Beach. Inventory in Manhattan Beach tends to be limited, especially for sand-adjacent units, which helps keep days on market short for well-priced homes. Redondo usually offers more choices across price points and styles, from marina-front living to inland complexes.
If you are planning a move soon, ask your agent for current medians, days on market, and active inventory by micro-area. Data varies by provider and can shift month to month. Use closed sales from the local MLS for the clearest snapshot.
Manhattan Beach snapshot
You’ll find a boutique condo scene with limited supply, especially close to the beach and Downtown. The Strand and nearby streets draw buyers who value proximity to the water above all. Buildings are often smaller, which can mean a more intimate feel and fewer amenities.
Redondo Beach snapshot
Redondo offers more product variety and often larger floor plans for the price. You can choose between the marina and pier energy in South Redondo or the more residential, walkable feel of Riviera Village. Inland complexes in North Redondo can be more car-dependent but offer value and space.
Lifestyle and walkability
Manhattan Beach highlights
Downtown and the Manhattan Beach Pier set the tone with local shops, restaurants, and easy Strand access. Many streets are bike and pedestrian friendly, and the surf culture runs strong. If you want a quieter beach-town feel with upscale dining and parks, you’ll feel right at home here.
Redondo Beach highlights
King Harbor and the Redondo Beach Pier bring a livelier marina vibe with seafood spots and entertainment. Riviera Village offers a charming, walkable district with shops and dining. Inland areas can be quieter and more residential, so micro-location matters for walkability and weekend noise.
What your monthly costs include
Beyond the sale price, plan for HOA fees, insurance, property taxes, and utilities. These shape your true monthly number.
HOA fees and what to check
HOAs typically cover exterior maintenance, common areas, building insurance on the structure, and amenities. Fees vary widely. A small building with limited amenities may have modest dues, while an elevator building with a pool or full amenities will run higher. Review the HOA budget, reserve study, insurance declarations, last audited financials, recent meeting minutes, and any pending assessments.
Insurance: earthquake and flood
Most condo owners carry separate earthquake coverage or accept higher deductibles. Some coastal parcels may be in a FEMA flood zone, which can trigger lender-required flood insurance. Confirm what the master policy covers versus your walls-in policy responsibility, and price out premiums early.
Property taxes and assessments
Plan on a base property tax near 1 percent of assessed value plus local assessments. Confirm any special assessments and review the most recent property tax bill for the address you’re considering.
Financing and condo project approval
Not every condo project qualifies for FHA or VA loans, and some may not meet Fannie Mae or Freddie Mac standards. Factors like investor occupancy, litigation, and HOA reserves can affect eligibility. If you need a specific loan type, have your lender run project approval before you write an offer.
Building age and coastal risks
South Bay condos range from mid-century buildings to newer infill projects. Older buildings may need seismic upgrades, roof or exterior work, and other large capital projects. Review the reserve study and recent inspection reports to understand timing and cost. Also learn whether the property sits in a tsunami evacuation area or flood zone and what that means for your insurance and preparedness.
Rules that affect renting and guests
City rules and HOA bylaws often limit short-term rentals. Many buildings prohibit rentals under a set number of days. Even if the city allows certain rentals, your HOA may be stricter. If you plan to rent, verify both city rules and HOA documents before you buy.
Commuting and access
- To LAX: often 10 to 30 minutes depending on traffic, with Manhattan Beach slightly closer on average.
- To Playa Vista and Silicon Beach: about 10 to 25 minutes with typical traffic swings.
- To Downtown LA: plan for 25 to 45 minutes or more at peak times.
Public transit is limited, so your parking setup matters. Confirm deeded or assigned spaces, EV charging options, and guest parking rules before you commit.
Which city is right for you?
- Choose Manhattan Beach if you want Strand access, a quieter beach-town feel, and are comfortable paying a premium for limited-inventory, boutique buildings.
- Choose Redondo Beach if you want more variety, larger floor plans for the price, and enjoy the energy of a marina or pier district, with options near Riviera Village.
7-point buyer checklist
Use this to stay focused as you compare units and buildings.
- Get current market data
- Ask your agent for recent sold comps, median prices, days on market, and inventory by micro-area.
- Review HOA health
- Request CC&Rs, bylaws, current budget, reserve study, insurance declarations, 12–24 months of meeting minutes, rental caps, occupancy ratios, and any litigation.
- Price your insurance
- Confirm whether the address is in a flood zone. Get quotes for walls-in homeowner’s coverage, earthquake, and flood if required.
- Verify financing eligibility
- Have your lender check FHA/VA or Fannie/Freddie project approval early. Ask about investor ratios and any documentation the HOA must provide.
- Confirm parking and storage
- Is the space deeded or assigned? How many spaces? EV charging? What are guest parking rules and storage availability?
- Check rules on renting
- Compare city regulations to HOA restrictions. If investing, ask about lease minimums and rental percentage caps.
- Inspect for coastal wear
- Order a home inspection and pest report. For older or beachfront buildings, consider roof, foundation, and exterior envelope evaluations.
What to ask the listing agent
- Are there any planned special assessments or major repairs in the next 12–24 months?
- What is included in the HOA fee, and how have dues changed in the past 3 years?
- What are the HOA’s rental policies and current owner-occupancy rate?
- Is the parking deeded, assigned, or tandem? Any EV charging options?
- Have there been recent insurance changes or premium spikes for the HOA?
Questions to bring to escrow
- Can you confirm the condo map, parking and storage assignments, and any recorded easements?
- Will the HOA provide the full document package and lender questionnaire by the loan contingency date?
- Are there any outstanding violations or unpaid assessments tied to the unit?
Next steps
If you’re weighing Manhattan Beach against Redondo, a focused tour of micro-locations and a quick check on project financing will clarify your path. When you’re ready to compare real-time comps, HOA health, and building-by-building tradeoffs, connect with Justin Drury for a concierge, South Bay-first approach.
FAQs
Are Manhattan Beach condos worth the premium compared to Redondo?
- It depends on your priorities; Manhattan Beach often commands a premium for Strand access and a quieter beach-town feel, while Redondo usually offers more variety and value per square foot.
How do HOAs impact my monthly budget in coastal condos?
- HOAs typically cover building insurance, exterior maintenance, and common areas; fees vary widely by amenities and reserves, so review the budget and reserve study.
Can I rent my condo as a short-term rental?
- Many HOAs restrict short-term rentals and both cities regulate them; verify city rules and the HOA’s bylaws before assuming rental income.
Are coastal condos harder to insure or finance?
- Coastal locations can require additional insurance and some projects may not meet FHA/VA or agency standards; confirm premiums and project eligibility early with your lender.
Is parking usually deeded with South Bay condos?
- Many buildings include deeded or assigned spaces, but it varies; confirm how many spaces you get, whether they’re tandem, and guest parking rules.
