Outgrowing your current home and weighing Manhattan Beach against El Segundo? You are not alone. Many South Bay families reach this crossroads when they want more space, better day‑to‑day convenience, or a bigger slice of the beach lifestyle. In this guide, you will get a clear, side‑by‑side view of prices, lots and housing types, schools, commute realities, and beach access so you can choose with confidence. Let’s dive in.
Quick take: Who each city fits best
- If you want walkable pier life, the Strand, and a classic beach‑town vibe, Manhattan Beach is the premium choice. You will pay more for the privilege.
- If you want more interior square footage and a larger yard at a lower purchase price, El Segundo is often the better value.
- If your top priority is the highest public high school metrics, Manhattan Beach Unified is a common pick for that reason. If you want strong schools and a bit more house for your budget, El Segundo Unified is compelling.
- If you commute to LAX, the Aviation Corridor, or Playa Vista, El Segundo usually means shorter drives.
Home prices and value
Recent market snapshots show a wide price gap. Manhattan Beach’s median sale price sits around the low 3 millions, while El Segundo’s median is in the mid to high 1 millions. The practical impact for a move‑up buyer is straightforward: more home and yard for the dollar in El Segundo, and a clear premium for Manhattan Beach’s beachfront lifestyle and prestige micro‑neighborhoods.
How that often plays out by budget:
Under about 2 million
- El Segundo: Frequently a single‑family home with 3 to 4 bedrooms and a yard. Many lots fall around 5,000 to 7,500 square feet.
- Manhattan Beach: More limited options in this band. Expect smaller homes, townhomes, or condos, especially west of Sepulveda.
Roughly 2 to 3 million
- El Segundo: Larger remodeled homes or newish infill may be in reach, often with meaningful yard space.
- Manhattan Beach: Entry into family neighborhoods away from the Strand, often with smaller lots or older stock that may need updates.
3 million and above
- El Segundo: A broad choice of larger or highly upgraded properties while keeping strong value.
- Manhattan Beach: Access to Tree Section family homes, Hill Section view properties, or larger East Manhattan homes, plus select Sand Section options with a premium location.
Lots and housing types
Manhattan Beach neighborhoods overview
Manhattan Beach is divided into distinct subareas that shape what you get for your money:
- Sand Section and the Strand: Small lots are common here, including walk‑street and half‑lot parcels. The per‑square‑foot price is high due to the beachfront setting and walkability to the pier and Strand.
- Tree Section: Often viewed as a family‑friendly balance of home and yard. Typical lots are in the roughly 4,000 to 6,000 square foot range, which allows for a real backyard by beach‑city standards.
- Hill Section: Larger estate‑style lots and panoramic views in some pockets, with pricing that reflects the combination of space and outlook.
- East Manhattan: Mix of larger lots and newer builds in places, often with more house for the price compared to the Sand Section.
What this means for you: if you want a big yard west of Sepulveda, inventory can be tight and expensive. If you can live a few minutes farther from the pier, you can often secure more land and interior square footage.
El Segundo neighborhoods overview
El Segundo’s housing stock leans post‑war bungalows, classic ranch homes, and modest two‑story infill on lots that commonly land around 5,000 to 7,500 square feet. The city’s compact Old Town places you near Main Street and neighborhood services, while residential streets throughout the city offer a quieter, small‑town feel compared with Manhattan Beach’s resort‑style core.
What this means for you: for the same headline price, you will often find a larger lot, more interior space, or a more recently remodeled home in El Segundo than in most west‑of‑Sepulveda parts of Manhattan Beach.
Schools overview
Both districts post strong results, and many families choose between them based on program fit, school size, and overall value.
- Manhattan Beach Unified: Mira Costa High School is widely recognized and posts high marks on consumer school‑rating sites. You can review details on the GreatSchools page for Mira Costa High.
- El Segundo Unified: El Segundo High also earns strong ratings and the district highlights career pathways and middle‑years programming. See the GreatSchools page for El Segundo High.
Helpful guidance:
- If your decision is school‑first and you want the very top public high school metrics, Manhattan Beach is often seen as having an edge.
- If you prefer a strong district with a smaller, tightly knit feel and want more house for the money, El Segundo is attractive.
- Always verify exact attendance boundaries and program availability for any address with the district. School assignments do not always match city lines.
Commute and location
Commute times across the South Bay vary by time of day. Federal data provides a helpful baseline. According to U.S. Census QuickFacts for Manhattan Beach, workers report a mean travel time near 28 minutes. U.S. Census QuickFacts for El Segundo shows a shorter average around 23 to 24 minutes.
Practical proximity notes:
- LAX: El Segundo borders the airport area, which shortens most airport‑related commutes. Manhattan Beach is a short drive south, generally adding time during rush hours.
- The Aviation Corridor and Playa Vista: El Segundo is typically closer, which can trim daily drive times. Manhattan Beach is still convenient but may add minutes in peak traffic.
- Transit and bikes: Both cities are car‑centric. Manhattan Beach offers direct access to the Strand bike path and walkable pier life. El Segundo’s compact downtown makes day‑to‑day errands easy on foot.
Beach and lifestyle
If daily, walkable beach time is a must, Manhattan Beach is built for it. The city features about two miles of sandy shoreline, a landmark pier, beach volleyball courts, and a continuous oceanfront bike path. For a quick overview of amenities, see the LA County Beaches page for Manhattan Beach.
El Segundo’s beach zone is smaller and more low‑profile, with quick access to larger stretches like Dockweiler to the north and Manhattan Beach to the northwest by a short drive. Water quality and safety advisories change with conditions and season. Heal the Bay’s monitoring is a useful reference, such as this Beach Report Card overview.
Cost of ownership basics
- Property taxes: California’s base property tax levy is 1% of assessed value. Local bonds, parcel taxes, and assessments can add to that rate. You should check the parcel’s tax‑rate area and ask escrow or title about any special assessments or Mello‑Roos that may apply. The LA County Property Appraiser explains how taxes are calculated.
- Insurance and coastal exposure: Proximity to the beach can increase maintenance and insurance costs. Review flood, earthquake, and wind coverage with your insurer. Sea‑level rise and coastal erosion are active planning topics along the South Bay coast; see the state’s resource on coastal hazards and sea‑level‑rise planning for context, and verify any specific property’s FEMA flood zone during due diligence.
How to decide: a simple framework
Use this five‑step process to get clarity fast:
- Define non‑negotiables
- List your top five must‑haves: yard size, bedroom count, walkability, commute time, school program, or beach access. Rank them by importance.
- Map your budget to likely outcomes
- Under about 2 million, El Segundo often delivers more single‑family options with yards. Manhattan Beach inventory is tighter in this band.
- At 2 to 3 million, you will compare larger El Segundo homes against smaller or older Manhattan Beach homes in prime locations.
- Above 3 million, both cities open up. Manhattan Beach pricing reflects micro‑location and lot size more sharply.
- Tour micro‑areas that match your list
- In Manhattan Beach, compare Sand, Tree, Hill, and East Manhattan to see how lot size and lifestyle differ street by street.
- In El Segundo, walk Old Town and surrounding residential pockets to gauge street feel, yard sizes, and proximity to parks, fields, and local services.
- Verify schools and logistics
- Price the true monthly cost
- Ask your lender to model taxes, insurance, and potential premiums for coastal exposure. Check the parcel’s tax‑rate area through the LA County Property Appraiser.
Pro tip for a sell‑to‑buy move: If timing is tight, consider Compass solutions available through our team, like Bridge Loans to buy before you sell and Concierge to prep your current home for market. These tools can help you protect equity and move with less stress.
Work with a local team you trust
Both choices are excellent. Manhattan Beach gives you iconic coastal living with a premium price. El Segundo gives you more home and yard for the dollar with strong schools and quick access to major job centers. Your best answer depends on which trade‑offs matter most to your family.
If you want a clear plan tailored to your budget, school needs, and timing, we are here to help. Our El Segundo‑based team pairs neighborhood depth with Compass marketing to guide you through a smooth sell‑and‑buy. Start a conversation with Nicol Real Estate and map your next move with confidence.
FAQs
What is the current price gap between Manhattan Beach and El Segundo?
- Manhattan Beach’s median sale price sits in the low 3 millions, while El Segundo’s median is in the mid to high 1 millions. Exact numbers change with the market, so confirm the latest data before you write an offer.
Which city usually has the shorter commute to LAX and Playa Vista?
- El Segundo typically offers shorter drives to LAX, the Aviation Corridor, and Playa Vista, while Manhattan Beach adds a few minutes during rush hours. Census travel‑time averages also show El Segundo with a shorter mean commute.
How do public schools compare between the two districts?
- Both districts are well regarded. Manhattan Beach Unified’s Mira Costa High posts very high ratings on consumer sites, while El Segundo Unified also ranks strongly with a smaller, tight‑knit district feel. Verify boundaries and programs for any address.
Where will I find larger lots and more backyard space?
- You will commonly find larger single‑family lots in El Segundo in the 5,000 to 7,500 square foot range. In Manhattan Beach, look to the Tree Section, Hill Section, or parts of East Manhattan for more land than the Sand Section provides.
Is beach water quality consistent along this stretch of coast?
- Water quality varies by location and season. For context and recent grades, review Heal the Bay’s Beach Report Card resources such as this overview, and check current local advisories before swimming.
How are property taxes calculated in Los Angeles County?
- California’s base property tax is 1% of assessed value, plus voter‑approved bonds and assessments by area. Use the LA County Property Appraiser to review a parcel’s details and verify your estimated bill.
Should I worry about flood zones or sea‑level rise near the beach?
- Coastal properties warrant extra due diligence. Ask your agent to check FEMA flood maps, and speak with your insurer about coverage. For planning context, see the state’s guidance on coastal hazards and sea‑level rise.
