Buying a Home in Redondo Beach: North vs. South Redondo and How to Research an Address

November 14, 2026 · Robert Neff, Ph.D., REALTOR®

Buying Redondo Beach

Redondo Beach splits into two broad areas for home buyers: North Redondo (ZIP code 90278), with more inland streets and many newer townhomes and single-family homes, and South Redondo (ZIP code 90277), closer to the beach, the pier, King Harbor and the Riviera Village. Which one fits depends on the home type, lot, commute and daily routine you want. Whatever you choose, research the specific address yourself: school assignment, crime data, noise and permits all vary block by block, and official sources beat listing remarks.

North vs. South Redondo: The Physical Differences

These are general patterns. Individual streets vary.

North Redondo (90278)

Mostly inland, east of the beach blocks
Many two-unit and multi-unit lots redeveloped into newer townhomes, often tall and narrow
Older single-family homes on traditional lots, some original and some remodeled
Closer to the 405 and to employers in El Segundo and nearby areas
Parks and recreation centers spread through the neighborhoods

South Redondo (90277)

Closer to the beach, the Esplanade, the pier and King Harbor
The Riviera Village shopping and dining district at the south end
A mix of older homes, condos, townhomes and remodeled or rebuilt homes
Some homes with ocean or harbor views, often at a price premium
More visitor traffic near the beach and harbor, especially in summer

The two areas price differently, and condition and home type matter as much as location. I'll pull recent comparable sales for the specific street and home type you're considering rather than relying on a citywide median.

Market Backdrop

Mortgage rates: Freddie Mac's weekly survey put the average 30-year fixed rate at 7.11% on November 12, 2026.
Statewide outlook: The California Association of REALTORS® expects the statewide median price to rise about 1.4% in 2027, with sales up 3.7%.

Redondo prices sit well above the state median and move by neighborhood and home type, so use these as direction, not a price for any specific home.

How to Research a Specific Address

School assignment

Redondo Beach Unified School District serves the city. According to the California Department of Education's directory, it operates eight elementary schools (Alta Vista, Beryl Heights, Birney, Jefferson, Lincoln, Madison, Tulita and Washington), two middle schools (Adams and Parras) and Redondo Union High School. If school assignment matters to you, confirm it with RBUSD for the exact address, in writing, before your contingencies expire. For school information, use the California School Dashboard and each school's School Accountability Report Card rather than third-party rankings.

Crime data

For crime information, go to the source: the Redondo Beach Police Department and the crime data it publishes. Look at specific incident types and locations over time, and talk with the department if you have questions. I don't rank or characterize neighborhoods by crime; official data lets you draw your own conclusions.

Noise and traffic

Visit at different times of day and on weekends. Note proximity to major roads, the beach, the harbor, commercial strips and flight paths.

Permits and HOA documents

Many North Redondo townhomes are in small associations. Review the HOA budget, reserve study, rules and minutes. For any remodeled home, compare the home with city permit records.

Parking and storage

Parking is a daily-life issue in much of Redondo, especially near the beach and in denser townhome blocks. Confirm the number of garage and driveway spaces, garage dimensions, any tandem parking, and whether street parking is restricted. For condos and townhomes, check whether spaces are deeded, assigned or common area, and whether the HOA limits storage in garages.

Costs Specific to Redondo Beach

Transfer taxes: Los Angeles County charges a documentary transfer tax of $1.10 per $1,000 of value, and Redondo Beach adds its own city transfer tax. Who pays is negotiable; ask your escrow officer for the current city rate.
Property taxes: Based on your purchase price under Proposition 13, plus voter-approved charges, with supplemental bills after you buy. Installments are due November 1 and February 1.
Insurance: Standard homeowners policies exclude flood and earthquake. Get quotes early, especially for homes near the water.

A Five-Step Buying Plan

1. Define your must-haves. Home type, bedrooms, workspace, outdoor space, parking and commute. Be specific about what you'll trade off.

2. Get pre-approved. Know your comfortable monthly payment at current rates. Check whether your loan amount is above the 2026 Los Angeles County conforming limit of $1,249,125 for a one-unit home, which puts you in jumbo financing.

3. Compare homes on evidence. Look at recent sales of similar homes on similar streets, not citywide averages. Weigh condition, age and HOA costs.

4. Write a protected offer. Keep your inspection and appraisal contingencies where possible. Shorten them rather than waiving them if you need to compete.

5. Use the contingency period. Inspections, HOA review, insurance quotes, permit checks and school confirmation if it matters to you.

My take: Pick the home type before you pick the side of town. Deciding between a townhome and a detached house narrows your search faster, and more usefully, than debating North versus South in the abstract.

A Note on Fair Housing

Fair housing laws protect buyers from steering and discrimination based on protected characteristics, including familial status. My job is to help you find homes that meet your criteria and to point you to factual, official information so you can decide which neighborhood suits you. I won't describe or rank areas by the people who live there.

Next Steps

Browse current Redondo Beach listings, see how we guide buyers on our buyer services page, or contact us with a specific address you'd like researched.

Sources: California Department of Education – School Directory; California School Dashboard; Redondo Beach Unified School District; City of Redondo Beach (Police Department); Freddie Mac – Primary Mortgage Market Survey; California Association of REALTORS®; FHFA – Conforming Loan Limits; LA County Registrar-Recorder – Documentary Transfer Taxes; California Civil Rights Department – Housing

Robert Neff, Ph.D., REALTOR® | DRE #02442812 | eXp Realty of California, Inc. – Kaminsky | Corporate DRE #01878277. Equal Housing Opportunity. This article is general information, not legal, tax or financial advice. Information is deemed reliable but not guaranteed; verify details with the appropriate professional or agency.