Better Redondo
Menu

Property dashboard · May 2026

What a decade did to Redondo Beach property.

Ten years of median prices, sales activity, and rental rates across every property type in town. Hover any underlined term for a plain-English definition.

SFR medianSingle-Family Residence — a standalone house on its own lot. The most-quoted price benchmark in residential real estate.

$1.60M

May 2026

$ / sq ftMedian price divided by interior square footage. A way to normalize across home sizes and compare neighborhoods.

$889

up 8% YoY

Housing units

30,999

2020 Census

10-yr ann.Annualized average price appreciation over the past decade per NeighborhoodScout. Outpaces inflation; lags the California coastal average.

5.5%

+70% total

Ten-year trend

How prices moved, 2016 to today.

Median sale priceThe middle value in a sorted list of sale prices — half sold for more, half for less. More resistant to outliers than an average. for single-family homes and condos/townhomes. Through 2020 the market crept up; then COVID lit a fire and prices ran for two years before settling into the current plateau.

$0.50M$0.80M$1.10M$1.40M$1.70M2016201720182019202020212022202320242025SINGLE-FAMILYCONDO / TOWNHOME

Over the decade, the single-family median rose 73% and the condo/townhome median rose 103%. Y-axis starts at $0.5M, not zero — both series live in a narrow range and a zero-based axis would flatten the slope.

Affordability

Can a normal income buy here?

The median-priced single-family home in Redondo requires roughly three times what the median household earns. The renter math, on the other hand, still works. Numbers below are a snapshot as of May 2026 — mortgage rates drift.

Monthly PITIPrincipal + Interest + property Tax + Insurance — the full monthly cost of owning a home, not just the mortgage payment.

$10,383

on a $1,600,000 home with 20% down at 7.0%

Income neededIncome required to qualify for the loan at 28% front-end DTI (Debt-to-Income ratio) — the standard threshold lenders use, meaning housing costs should be no more than 28% of gross monthly income.

$445,000

per year, gross

Median household earns

$144,588

68% short of what's needed

Show the work

  • Median SFR price: $1,600,000
  • Down payment (20%): $320,000
  • Loan amount: $1,280,000 at 7.0% over 30 years
  • → Monthly principal & interest: $8,516
  • + property taxSum of the 1% Prop 13 base rate plus ~0.25% in voter-approved bonds (schools, water district, etc.). Total effective rate on assessed value is ~1.25%. (1.25% effective): $1,667/mo
  • + insurance (est.): $200/mo
  • = $10,383/mo PITI
  • At a 28% front-end DTIThe 'front-end' Debt-to-Income ratio: housing costs as a share of gross monthly income. 28% is the standard lender threshold., gross income needed: $445,000/year

What about renting?

Median 2-bedroom rent in Redondo is around $2,900/mo. Under the 30% ruleThe widely-used affordability rule: housing should cost no more than 30% of gross income. Households above this threshold are considered 'rent-burdened.', a household needs $116,000/year to comfortably afford it — well within reach of the median Redondo household. The renter math works; the buyer math does not.

Price per square foot

What a square foot costs.

Normalizes across house sizes — a useful side-by-side when comparing a 1,400-square-foot bungalow to a 3,200-square-foot newer build.

  1. 2016$545/sq ft
  2. 2017$595/sq ft
  3. 2018$645/sq ft
  4. 2019$640/sq ft
  5. 2020$680/sq ft
  6. 2021$770/sq ft
  7. 2022$820/sq ft
  8. 2023$855/sq ft
  9. 2024$870/sq ft
  10. 2025$889/sq ft

What's actually here

The mix of housing.

Of 30,999 housing units in Redondo, only 41% are detached single-family houses. The rest is a mix of townhomes, small multi-family, and apartment buildings — a more urban stock than most beach cities its size.

  1. Single-family detachedA standalone house on its own lot — no shared walls with another dwelling. The typical 'house' a buyer pictures. About 41% of Redondo's housing stock.12,266 units · 40.9%
  2. Apartments (5+ units)Buildings with five or more dwellings under one roof — anything from the small walk-up to the big complex. Almost all are rentals; many were built in the 1970s–'80s wave of apartment construction.9,334 units · 31.1%
  3. Single-family attached (townhomes)Townhomes — single-family-style units sharing one or more common walls. Most became condos in the 1990s when developers exited the rental market. The dominant form of new construction since the '80s.4,253 units · 14.2%
  4. Duplex / Tri / FourplexSmall multi-family buildings with 2 to 4 dwellings — duplexes, triplexes, fourplexes. Often owner-occupied with rental units, especially older properties on R-2 and R-3 lots.3,987 units · 13.3%
  5. Mobile homes & otherThe City's only remaining mobile home park sits along 190th Street east of Meyer Lane. Protected under a special Mobile Home Park zoning designation that allows no other housing type on the site.184 units · 0.6%

Who lives here

Owners vs. renters.

Just over half of occupied units are owner-occupiedA housing unit lived in by its owner — not rented out. Counted on the U.S. Census long form / American Community Survey.. A notably higher homeowner share than LA County overall (46%), but lower than Manhattan Beach (around 70%).

Owner-occupied

52%

14,363 units

Renter-occupied

48%

13,298 units

The rental market

What rent looks like.

Median asking rent by bedroom count from the 2021 Housing Element survey. Rents have risen another ~15–20%The percentage growth from the 2021 survey to the most recent Zillow Rent Index estimate (May 2026). since, with most pressure on 1- and 2-bedrooms.

  1. 1 bedroomTypical for a studio-or-1BR apartment along Inglewood, Aviation, or Pacific Coast Highway corridors. Estimated $2,650 in 2025.$2,300/mo · 2021
  2. 2 bedroomThe most common rental size in Redondo Beach. Includes much of the multi-family stock built between 1970 and 1995.$2,223/mo · 2021
  3. 3 bedroomTypically a townhome or small single-family rental — often in the North Redondo neighborhood (90278).$3,600/mo · 2021
  4. 4+ bedroomLarge single-family rentals, often south of Torrance Boulevard. Limited supply; rents have moved sharply since 2021.$5,300/mo · 2021

South Bay context

Redondo vs. the neighbors.

Single-family median sale prices, then and now. Redondo sits in the middle of the South Bay's coastal price ladder — well above Torrance, well below Manhattan Beach.

City2021 medianMay 2026Change
Manhattan Beach
$2.79M$3.55M+27%
Hermosa Beach
$1.97M$2.50M+27%
Rancho Palos Verdes
$1.42M$1.80M+27%
Redondo Beach
$1.32M$1.60M+22%
Torrance
$946K$1.19M+25%
Los Angeles County
Countywide reference for context.
$750K$925K+23%

Inside the city

Which Redondo?

The citywide median hides a big spread. Hollywood Riviera houses run nearly $700K more than North Redondo houses of similar size. Hover any neighborhood for a one-line vibe-check.

  1. South Redondo / EsplanadeThe coastal strip west of PCH — Esplanade homes, the Avenues closer to the water. Walkable to the beach and the Riviera Village shops.

    $2.10M$960/sq ft

    The coastal strip west of PCH — Esplanade homes, the Avenues closer to the water. Walkable to the beach and the Riviera Village shops.

  2. Hollywood RivieraHillside neighborhood with ocean views, between Palos Verdes Blvd and the Esplanade. Technically a Redondo mailing address but inside the City of Torrance. Highest prices south of Manhattan Beach.

    $1.95M$1042/sq ft

    Hillside neighborhood with ocean views, between Palos Verdes Blvd and the Esplanade. Technically a Redondo mailing address but inside the City of Torrance. Highest prices south of Manhattan Beach.

  3. Avenues (South Redondo east)Lettered avenues between PCH and Aviation — the heart of '90277.' Smaller lots, more 1950s/'60s housing stock, family-friendly grid.

    $1.70M$825/sq ft

    Lettered avenues between PCH and Aviation — the heart of '90277.' Smaller lots, more 1950s/'60s housing stock, family-friendly grid.

  4. Hillside / El NidoInland South Redondo, around Calle Mayor and Pacific Coast Highway. A mix of mid-century homes and newer rebuilds; closer to Torrance border.

    $1.55M$780/sq ft

    Inland South Redondo, around Calle Mayor and Pacific Coast Highway. A mix of mid-century homes and newer rebuilds; closer to Torrance border.

  5. North Redondo (90278)The larger half of the city by area and population — north of 190th. Townhome and mid-block SFR mix; the most active rebuild market in town.

    $1.50M$760/sq ft

    The larger half of the city by area and population — north of 190th. Townhome and mid-block SFR mix; the most active rebuild market in town.

  6. TRW / Beach Cities Health DistrictFar north of 190th, near the old TRW campus and the Beach Cities Health District. Newer condos and small-lot SFRs; ADU activity is highest here.

    $1.40M$730/sq ft

    Far north of 190th, near the old TRW campus and the Beach Cities Health District. Newer condos and small-lot SFRs; ADU activity is highest here.

What's getting built

New construction, year by year.

Redondo's existing stock is mostly old — two-thirds of units are over 40 years. New supply averages roughly 100–160 units a year. The big shift since 2020 is the ADUAccessory Dwelling Unit — a smaller secondary home built on a lot with an existing house. State laws in 2017, 2020, and 2022 (SB 9, AB 68, AB 2221) made ADUs far easier to permit, triggering a building boom. boom: from a few units a year before 2020 to 84 in 2024.

Single-familyMulti-familyADU
  1. 201754 units32 SFR · 18 MF · 4 ADU
  2. 201868 units38 SFR · 22 MF · 8 ADU
  3. 201974 units41 SFR · 19 MF · 14 ADU
  4. 202074 units35 SFR · 12 MF · 27 ADU
  5. 2021109 units44 SFR · 24 MF · 41 ADU
  6. 2022136 units47 SFR · 31 MF · 58 ADU
  7. 2023141 units42 SFR · 28 MF · 71 ADU
  8. 2024157 units39 SFR · 34 MF · 84 ADU

RHNA targetRegional Housing Needs Assessment — the state-assigned target for new housing each city must plan for over an 8-year cycle. Cities that miss the target lose local zoning control under 'Builder's Remedy' rules. · 2021–2029 cycle

612 / 2,490

units permitted / target

In October 2025, the California Court of Appeal ruled in New Commune DTLA, LLC v. City of Redondo Beach that the City's adopted Housing Element fails state law. The City has appealed to the State Supreme Court. The ruling exposes Redondo to 'Builder's Remedy' applications that bypass local zoning.

On the horizon

Major projects.

Six developments that will shape the city's next decade. Some are already open; one (the AES site) has been in litigation for years. All would meaningfully change skyline, traffic, or revenue.

Legado / The Eddy

Open

Mixed-use · 115 apartments + 110-key hotel

1700 W. Pacific Coast Highway

Replaced the former Bristol Farms / Strand site. Residential opened May 2025; the Palos Verdes Inn was renovated into a 110-key boutique hotel that opened late 2025. Cited in the FY26 budget for projected TOT revenue.

Source →

South Bay Galleria — Phase 2

Approved

Mixed-use · 335 apartments + 15 townhomes

1815 Hawthorne Boulevard

Kennedy Wilson's Phase 2 redevelopment of the mall site, approved by Planning Commission August 2025. Includes 35 very-low-income and 70 low-income units under state housing law. Construction not yet begun.

Source →

One Redondo / AES Power Plant site

In litigation

Mixed-use redevelopment · 2,700 apts + 300-key hotel + 550K sqft office + 22.5-acre park

1100 N. Harbor Drive

Leo Pustilnikov's 'Builder's Remedy' proposal for the 49-acre former AES power plant site — the largest planned redevelopment in city history. Includes ~540 affordable units. Tied up in litigation since 2023; bankruptcy and an October 2025 Appeals Court ruling further complicated the path.

Source →

49-unit mixed-use

Approved

Mixed-use · 49 units + 17,000 sqft commercial

401–417 S. Pacific Coast Highway

Four-story, 45-foot building on PCH approved by City Council February 2026. Replaces a strip of older commercial parcels south of the Riviera Village.

Source →

43-unit PCH housing

Approved

Residential · 43 units across 8 buildings

122 N. Pacific Coast Highway

Three-story residential cluster approved by Planning Commission February 2025. Modest density bump on north-end PCH.

Source →

Garnet Street Historic District

Approved

Historic designation · Four properties

500 Block of Garnet Street

First new historic district in years, approved by the Public Amenities Commission February 2026. Mills Act contracts (50%+ property tax reduction in exchange for preservation) become available.

Source →

What this means for the City

Real estate is the City's biggest revenue stream.

Roughly 40% of every General Fund dollar comes from property-related taxes. The City keeps just 16.6¢Of every $1.00 collected in property tax under California's Proposition 13, $0.166 flows to the City of Redondo Beach. The rest goes to LA County, the school district, and special districts. of every $1.00 of property tax — but at this scale, that's still enough to fund nearly all of Police.

City property tax revenue
$48.75M

FY 2025-26 — the City's share only.

Total assessed value (est.)Total taxable assessed value of all property in Redondo Beach, computed by dividing City property tax revenue by 16.6% (City's share) and 1% (the Prop 13 base rate).
$29.4B

Rough estimate, all property combined.

Property transfer taxA one-time tax collected when a property changes hands — $1.10 per $1,000 of sale price in Redondo Beach. Counts every sale, residential and commercial.
$2.30M

FY 2025-26 forecast.

Implied annual salesEstimated total annual sales volume in Redondo Beach, derived from the transfer tax forecast (transfer tax ÷ $1.10 × $1,000). Includes all property types.
$2.1B

At $1.10 per $1,000 of sale price.

Prop 13California's Proposition 13 (1978) caps assessed value growth at 2% per year and reassesses only when a property changes hands. The result: long-time owners pay a fraction of what new buyers pay on identical houses next door. in three houses

Same house. Three very different tax bills.

What three neighbors actually pay, based on when they bought. Effective rate is ~1.25% of assessed valueThe taxable value of a property as recorded by the LA County Assessor. Under Prop 13, this is locked at the purchase price + a max 2%/year growth — usually far below current market value. — the 1% Prop 13 base plus voter-approved bonds for schools and water.

Bought in 2025

$20.0K

$1,667/mo

Paid: $1600K in 2025

Assessed today: $1600K

Buying at today's median price. The full ~1.25% effective rate.

Bought in 2010

$13.5K

$1,122/mo

Paid: $800K in 2010

Assessed today: $1077K

Same house, different basis. Assessed value capped at +2% per year under Prop 13.

Bought in 1985

$5.5K

$460/mo

Paid: $200K in 1985

Assessed today: $442K

A long-time owner. Prop 13 has compounded for 40 years against today's market value.

The buyer in 2025 pays about 3.6× what a 2010 buyer pays on the same house, and roughly 7× what the 1985 owner pays. Prop 13 is the reason California's homeowners stay put: moving resets your basis to today's market.

Sources

Yearly price points before 2020 are interpolated from monthly market snapshots; 2020–2021 medians are from the Housing Element (CoreLogic); 2022–2025 medians are from CRMLS/Redfin/Zillow at year-end. Treat all numbers as approximate — real estate medians shift month to month and fall within a wide confidence band. The implied annual sales volume (~$2B) is derived from City transfer tax revenue and includes commercial sales.