Category: North Redondo Beach
What’s the difference between North and South Redondo Beach?
By Keith Kyle
Redondo Beach is a wonderful city in the South Bay offering housing options for just about every buyer. The city is a rather odd shape and is squeezed in between Manhattan Beach, Hermosa Beach, Lawndale, Hawthorne and Torrance. Unlike some of it’s neighbors the zoning in Redondo Beach has allowed for far more styles and types of homes ranging from large condo complexes, retirement communities, 2 on a lot and 3 on a lot townhomes, and single family homes.
From a real estate standpoint the city of Redondo Beach is broken into two distinct areas…..North Redondo and South Redondo. Each has a very different feel and a fairly different price range. The general dividing line is generally at 190th Street.
So what’s the difference?
The primary difference is the location and the “feel” the areas have due to that location.
North Redondo is landlocked between Manhattan Beach, Hermosa Beach, Hawthorne, Lawndale and Torrance. The area , with the zip code of 90278, has some great housing options that are generally priced lower than South Redondo beach but none of the neighborhoods have much of a coastal feel and none of the areas offer any type of ocean views. One of the most prevalent types of homes in North Redondo are townhomes but may not be what many think of when they think of endless rows of identical homes. The main types of townhomes in Redondo are known as 2 on a lot and 3 on a lot townhomes. The entire “complex” consists of 2 or 3 units and many, especially when detached, feel like single family homes. Some of the more notable neighborhoods are the Golden Hills which lies just east of Hermosa and offers primarily single family homes with square footage around 1800 feet. The other area consisting of primarily single family homes in on the eastern border and known as the TRW tract. Throughout North Redondo there is a mix of types and styles and prices generally range from the low $500Ks to over $1,000,000. Visit the North Redondo listings page to see the current homes for sale in this part of Redondo Beach.
South Redondo sits on some pristine coastline and has a much “beachier” feel. Due to zoning this part of town has some very large condo complexes, especially along the water. South Redondo with the zip code of 90277, offers numerous two on a lot townhomes (3 on a lot townhomes are more rare in this part of town), condo complexes and single family homes. Some of the more well known buildings are the Seascape condos near King Harbor, the various oceanfront buildings of the Esplanade, The Village, and Brookside Village. Prices range dramatically due to the factors of proximity to the beach and the ocean views but is consistently higher priced than North Redondo. In addition to the beach, this part of town offers an abundance of activities and sites from King Harbor and the Redondo Pier, to Riviera Village, Seaside Lagoon, Wilderness Park and more. The schools are great in both areas.
As mentioned, prices range higher than in the North Redondo area. To see the current homes for sale in South Redondo visit our South Redondo real estate information page.
How to find off market and pocket listings in Redondo Beach
There’s no doubt that the current market conditions greatly favor sellers in Redondo Beach. Demand has remained strong with low interest rates and low inventory and every “deal” seems to be a competition between every buyer interested in the area. Tear downs get bought by builders, fixers get scooped up by flippers and investors, demand for mid range properties and townhomes continues to drive prices up, and the influx of money on the high end means luxury properties often disappear in a hurry as well.
Want to keep updated on off market and pocket listings in Redondo Beach?
Pocket listings and off market homes are all the rage in this market and can sometimes mean less competition and allowing buyers a “chance” to find something and pay a reasonable price. With social media, networking groups and an abundance of realtors chasing every possibility these off market homes are less of a secret than they used to be, but still offer the most likely way of a buyer having a chance of finding a home and avoiding a bidding war.
Pocket and off market listings can mean a lot of different situations. Sometimes a realtor has a listing agreement that doesn’t start for a while, sometimes they home is getting “prepped” and isn’t quite ready for the market, sometimes a realtor talked with a homeowner and they don’t want it on the market but may consider selling for the price. The reasons are endless but these are all sellers that would consider selling their home.
So how does a buyer find out about these types of homes?
As these homes are not on the market, that means they’re not on the MLS which means they don’t generally show up on the Zillows, Trulias, Redfins and the searches that realtors send their clients. These homes are more likely found by realtors very tied into the local market. Whether through direct contact with potential sellers, networking groups, inter office communications or other sources, they are certainly harder to find.
The best bet is to look for a local real estate specialist that sells quite a bit in the area you’re looking. Realtors that have experience in the area and have been successful, generally have made connections with sellers and realtors that could ultimately be very beneficial to you. If you already have a relationship with a realtor that does all of that than let them know you’re searching for off market, as well as on market, homes. If you don’t have that relationship we would be happy to help and search resources most realtors don’t have access to. Contact us or fill in the form below to get started.
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Looking for single family home on a large lot….TRW in North Redondo
By Keith Kyle
One of my favorite areas in North Redondo Beach is known as the TRW tract. It’s named this as it’s nearby the form TRW building that graces the skyline of the South Bay (it actually is the skyline) nearby Manhattan and Redondo Beach. The building is now Northrup Grumman but the name given to the neighborhood long ago remains the same in local real estate circles. Many engineers from TRW originally lived in the neighborhood which is the reason for the name.
What makes this specific part of Redondo Beach unique is a combination of large lot sizes and zoning that generally only allows for single family homes. This zoning, along with numerous streets with only one way in, gives the area a very family friendly community feel with parks and schools within walking distance (as well as work for some Northrup employees). In addition most homes are still “reasonable” sizes for the lots with minimum “mansionization” that’s overwhelmed some nearby areas. The TRW tract has still retained it’s 1940’s type coastal charm. Contact us to view the current listings or for more information or visit the daily listing update page to have us do the searching for you.
Redondo Beach Award Winning Schools – 2013 API Test Scores
Good schools are the cornerstone of good communities, and nowhere is that more true than in Redondo Beach and the South Bay. One of the most common reasons home buyers give for wanting specifically to be in Redondo Beach is for their kids to be part of this nationally ranked award winning school system. Redondo Beach schools have ranked as one of the top districts in the country. While any test scores in the 900 is a tremendous accomplishment, Redondo schools generally far exceed those numbers on a regular basis.
With many home buyers searching for specific school districts, and sometimes even specific schools, the list below should provide assistance as to how they rate and compare with one another. Contact us to determine what neighborhoods attend what schools.
API – Academic Performance Index
|
2013 Growth | 2012 Base | 2012-13 Growth Target | 2012-13 Growth |
CENTINELA VALLEY UNION HIGH | 680 | 698 | D | -18 |
High Schools | ||||
Hawthorne High | 640 | 678 | 6 | -38 |
Lawndale High | 725 | 756 | 5 | -31 |
Leuzinger High | 669 | 696 | 5 | -27 |
EL SEGUNDO UNIFIED | 892 | 894 | D | -2 |
Elementary Schools | ||||
Center Street Elementary | 901 | 922 | A | -21 |
Richmond Street Elementary | 910 | 908 | A | 2 |
Middle Schools | ||||
El Segundo Middle | 906 | 891 | A | 15 |
High Schools | ||||
El Segundo High | 880 | 889 | A | -9 |
HAWTHORNE | 799 | 797 | D | 2 |
Elementary Schools | ||||
Eucalyptus | 821 | 801 | A | 20 |
Jefferson | 801 | 793 | 5 | 8 |
Kornblum | 789 | 772 | 5 | 17 |
Ramona | 818 | 816 | A | 2 |
Washington | 793 | 775 | 5 | 18 |
York | 758 | 781 | 5 | -23 |
Zela Davis | 809 | 815 | A | -6 |
Middle Schools | ||||
Bud Carson Middle | 779 | 791 | 5 | -12 |
Hawthorne Middle | 783 | 781 | 5 | 2 |
Prairie Vista Middle | 771 | 775 | 5 | -4 |
High Schools | ||||
HERMOSA BEACH | 937 | 946 | D | -9 |
Elementary Schools | ||||
Hermosa Valley Elementary | 939 | 944 | A | -5 |
Hermosa View Elementary | 934 | 961 | A | -27 |
LAWNDALE ELEMENTARY | 806 | 809 | D | -3 |
Elementary Schools | ||||
Billy Mitchell Elementary | 802 | 811 | A | -9 |
F. D. Roosevelt Elementary | 755 | 777 | 5 | -22 |
Kit Carson Elementary | 749 | 773 | 5 | -24 |
Lucille J. Smith Elementary | 834 | 848 | A | -14 |
Mark Twain Elementary | 871 | 880 | A | -9 |
William Anderson Elementary | 796 | 805 | A | -9 |
William Green Elementary | 819 | 799 | 1 | 20 |
Middle Schools | ||||
Jane Addams Middle | 825 | 824 | A | 1 |
Will Rogers Middle | 786 | 787 | 5 | -1 |
MANHATTAN BEACH UNIFIED | 935 | 940 | D | -5 |
Elementary Schools | ||||
Pennekamp Elementary | 946 | 942 | A | 4 |
Grandview Elementary | 966 | 969 | A | -3 |
Meadows Elementary | 961 | 951 | A | 10 |
Robinson Elementary | 965 | 971 | A | -6 |
Pacific Elementary | 968 | 965 | A | 3 |
Middle Schools | ||||
Manhattan Beach Middle | 943 | 959 | A | -16 |
High Schools | ||||
Mira Costa High | 912 | 916 | A | -4 |
PALOS VERDES PENINSULA UNIFIED | 925 | 924 | D | 1 |
Elementary Schools | ||||
Cornerstone at Pedregal Elementary | 977 | 974 | A | 3 |
Dapplegray Elementary | 934 | 936 | A | -2 |
Lunada Bay Elementary | 941 | 942 | A | -1 |
Mira Catalina Elementary | 919 | 919 | A | 0 |
Montemalaga Elementary | 947 | 951 | A | -4 |
Point Vicente Elementary | 954 | 947 | A | 7 |
Rancho Vista Elementary | 943 | 946 | A | -3 |
Silver Spur Elementary | 968 | 969 | A | -1 |
Soleado Elementary | 966 | 948 | A | 18 |
Valmonte Elementary | ||||
Vista Grande Elementary | 936 | 936 | A | 0 |
Middle Schools | ||||
Miraleste Intermediate | 932 | 914 | A | 18 |
Palos Verdes Intermediate | 951 | 956 | A | -5 |
Ridgecrest Intermediate | 955 | 960 | A | -5 |
High Schools | ||||
Palos Verdes High | 884 | 896 | A | -12 |
Palos Verdes Peninsula High | 909 | 906 | A | 3 |
REDONDO BEACH UNIFIED |
887 | 892 | D | -5 |
Elementary Schools | ||||
Alta Vista Elementary | 946 | 929 | A | 17 |
Beryl Heights Elementary | 942 | 952 | A | -10 |
Birney Elementary | 917 | 927 | A | -10 |
Jefferson Elementary | 936 | 941 | A | -5 |
Lincoln Elementary | 910 | 913 | A | -3 |
Madison Elementary | 910 | 906 | A | 4 |
Tulita Elementary | 912 | 929 | A | -17 |
Washington Elementary | 893 | 906 | A | -13 |
Middle Schools | ||||
Adams Middle | 872 | B | B | B |
Parras Middle | 907 | 921 | A | -14 |
High Schools | ||||
Redondo Union High | 856 | 858 | A | -2 |
TORRANCE UNIFIED | 860 | 869 | D | -9 |
Elementary Schools | ||||
Anza Elementary | 916 | 918 | A | -2 |
Arlington Elementary | 885 | 887 | A | -2 |
Edison Elementary | 860 | 876 | A | -16 |
Evelyn Carr Elementary | 813 | 834 | A | -21 |
Fern Elementary | 844 | 864 | A | -20 |
Hickory Elementary | ||||
Howard Wood Elementary | 842 | 846 | A | -4 |
John Adams Elementary | 850 | 853 | A | -3 |
Joseph Arnold Elementary | 899 | 907 | A | -8 |
Lincoln Elementary | 894 | 897 | A | -3 |
Riviera Elementary | 907 | 918 | A | -11 |
Seaside Elementary | 902 | 915 | A | -13 |
Torrance Elementary | 821 | 837 | A | -16 |
Towers Elementary | 908 | 916 | A | -8 |
Victor Elementary | 899 | 916 | A | -17 |
Walteria Elementary | 906 | 909 | A | -3 |
Yukon Elementary | 838 | 859 | A | -21 |
Middle Schools | ||||
Bert M. Lynn Middle | 910 | 936 | A | -26 |
Calle Mayor Middle | 908 | 928 | A | -20 |
Casimir Middle | 859 | 862 | A | -3 |
Edward J. Richardson Middle | 907 | 921 | A | -14 |
J. H. Hull Middle | 800 | 826 | A | -26 |
Jefferson Middle | 858 | 887 | A | -29 |
Madrona Middle | 882 | 891 | A | -9 |
Philip Magruder Middle | 846 | 827 | A | 19 |
High Schools | ||||
North High | 807 | 815 | A | -8 |
South High | 875 | 876 | A | -1 |
Torrance High | 811 | 822 | A | -11 |
West High | 868 | 873 | A | -5 |
WISEBURN ELEMENTARY | 869 | 883 | D | -14 |
Elementary Schools | ||||
Juan Cabrillo Elementary | 888 | 906 | A | -18 |
Juan De Anza Elementary | 872 | 882 | A | -10 |
Peter Burnett Elementary | 879 | 871 | A | 8 |
Middle Schools | ||||
Dana Middle | 863 | 885 | A | -22 |
High Schools | ||||
Da Vinci Design | 762 | 746 | 5 | 16 |
Da Vinci Science | 816 | 799 | 1 | 17 |