East Manhattan Beach is the largest-lot, most traditionally suburban section of the city — the area east of Sepulveda Boulevard, bordered by Aviation Boulevard to the east, Artesia Boulevard to the north, and Manhattan Beach Boulevard to the south. Unlike the Sand Section’s dense, walk-to-the-beach lifestyle, East Manhattan Beach offers the city’s largest standard lot sizes and a more traditional, family-oriented neighborhood feel, while still falling within the boundaries of the top-rated Manhattan Beach Unified School District. Known on local MLS maps as Areas 146 and 147, East Manhattan Beach has long been considered the city’s most accessible entry point — though “accessible” in Manhattan Beach still means a premium coastal market.
The Mira Costa Section
The Mira Costa section surrounds award-winning Mira Costa High School and offers lots generally around 7,500 square feet, large enough to accommodate private pools — a rarity closer to the coast. Within Mira Costa sits a smaller micro-neighborhood known as the Poet’s Section, with streets named after the Romantic poets, and a quiet pocket of lots that can exceed a half acre — an exceptionally private and secluded corner of the neighborhood where homes rarely come up for sale.
Liberty Village
Found by crossing Manhattan Beach Boulevard and staying east of Polliwog Park, Liberty Village offers residents much of what Tree Section owners enjoy — proximity to Target, Trader Joe’s, and the Manhattan Village Mall — at generally more accessible pricing than the coast-adjacent sections of the city.
Manhattan Heights
Manhattan Heights rounds out East Manhattan Beach’s Area 146 footprint, offering a mix of older single-story ranch homes and larger-scale new custom construction, with the area’s generous lot sizes continuing to draw buyers rebuilding or expanding within the Manhattan Beach Unified boundaries.
Manhattan Pointe
A small condominium community on the east side of Aviation Boulevard at 2nd Street, Manhattan Pointe is considered part of East Manhattan Beach, and children living within the complex are eligible to attend Manhattan Beach public schools — making it a notably accessible condo option within the district’s boundaries.
East Manhattan Beach trades Strand-side walkability for space, privacy, and a more traditional suburban rhythm — bigger lots, quieter streets, and a genuine neighborhood feel that differs meaningfully from the Sand Section’s compact, beach-house density. With roughly 11,794 residents and a median age of 43, the area skews toward established families who prioritize school access and lot size over proximity to the sand, while remaining close enough to downtown, the beach, and the Strand to enjoy the city’s broader coastal lifestyle when they want it.
East Manhattan Beach falls entirely within the Manhattan Beach Unified School District, which serves roughly 6,000 students across eight schools and consistently ranks in the top 5% of California public schools.
Larger-Lot Single-Family Homes — Mira Costa Section
Lots here generally run around 7,500 square feet, large enough for private pools, with a smaller number of half-acre-plus parcels in the secluded Poet’s Section. These properties attract buyers who want traditional single-family space and privacy within walking distance of Mira Costa High School.
Established Ranch Homes and New Custom Construction — Manhattan Heights
Housing stock ranges from older single-story ranch homes to large-scale new custom builds, reflecting ongoing renovation and rebuild activity as buyers take advantage of the area’s generous lot sizes relative to the Sand and Tree Sections.
Family-Oriented Single-Family Homes — Liberty Village
Offering a similar lifestyle to the Tree Section at generally more accessible pricing, Liberty Village’s homes sit close to Polliwog Park and the Manhattan Village Mall’s retail and grocery amenities.
Condominiums — Manhattan Pointe
A rare condo option within Manhattan Beach Unified boundaries, Manhattan Pointe offers a lower-maintenance, lower-price entry point for buyers who specifically want school district access without a single-family purchase.
As of late summer 2026, East Manhattan Beach’s median list price sat around $3.8 million, with average pricing around $1,260 per square foot — a meaningful discount to the citywide Manhattan Beach average of roughly $1,712 to $1,826 per square foot, reflecting the value buyers gain from larger lots east of Sepulveda relative to the coastal sections. The broader Eastside Manhattan Beach submarket (Redfin’s tracked boundary) posted a median sale price around $3.1 million in late 2025, up 13% year-over-year, with homes selling in a median of 51 days and a sale-to-list ratio near 95%.
Citywide, Manhattan Beach’s median sale price has run between roughly $3.3 million and $3.9 million through 2026 depending on the reporting window, with homes selling in an average of 28 to 43 days and roughly a third of recent sales closing above asking — evidence that demand across the city, East Manhattan Beach included, remains resilient even as broader Southern California markets have cooled. For buyers specifically targeting Manhattan Beach Unified schools and larger lot sizes without Sand Section or Hill Section pricing, East Manhattan Beach continues to offer the city’s most practical entry point — new construction here still regularly pushes past the citywide median, but established and ranch-era inventory remains available at a genuine discount to the coast.
11,511 people live in East Manhattan Beach, where the median age is 45 and the average individual income is $105,899. Data provided by the U.S. Census Bureau.
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East Manhattan Beach has 4,197 households, with an average household size of 3. Data provided by the U.S. Census Bureau. Here’s what the people living in East Manhattan Beach do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 11,511 people call East Manhattan Beach home. The population density is 8,882 and the largest age group is Data provided by the U.S. Census Bureau.
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