Santa Monica 90402: North of Montana Real Estate Overview
The 90402 zip code covers the part of Santa Monica north of Montana Avenue, running from the Palisades Park bluff on the west to the canyon edges that border Pacific Palisades and Brentwood. It is almost entirely residential. According to 2027 audited figures, the typical home value (ZHVI) here stands at $4,840,509, which reflects 12.5% growth over the past twelve months. The median household income is $159,100, a figure that sits well below what the price tags suggest, since a large share of purchases are funded by equity from prior sales, family capital, or business proceeds rather than wages alone.
The housing stock is a layered mix. Original 1920s and 1930s Spanish Revival and Mediterranean homes sit next to Cape Cod and traditional two-story houses built in the post-war decades. Mid-century ranch homes, many of them extensively modified, appear throughout the grid, and a growing number of lots have been cleared for new custom construction. Lots here run wider and deeper than in most of the city, which is why the street-by-street price spread is so large. Two houses of similar square footage can sell for very different amounts depending on lot width, alley access, and whether the parcel sits on a quiet tree-lined side street or closer to a through road.
Montana Avenue and Daily Walking Patterns
Montana Avenue is the commercial spine of the area, and it shapes how residents live. The retail stretch runs roughly from 7th Street to 17th Street and holds independent boutiques, cafes, salons, and neighborhood services. Most households north of Montana can reach it on foot in five to fifteen minutes, which is why homes within a few blocks of the corridor tend to carry a premium over comparable homes farther north. Morning coffee runs, school drop-offs, and weekend errands generally happen without a car.
Palisades Park and the Coastal Edge
Palisades Park runs along the bluff above the Pacific on the western boundary of the zip code. It gives residents a long, shaded walking and running path with ocean views, and it works as a de facto front yard for the westernmost blocks. Homes with a short walk to the park, or with partial ocean sightlines from upper floors, sit at the top of the local price range. The coastal canyons along the northern edge add steeper terrain, mature landscaping, and larger parcels, with a more secluded feel than the flat grid to the south.
Rental Market Snapshot
The Median Gross Rent Index is $6,978 per month for typical apartments in 90402. Single-family residences scale well beyond that, past $13,100 per month. Rental inventory is thin because most owners hold long term, so well-priced houses tend to lease quickly, often to families who want to test the school boundaries and the neighborhood before buying.
Public Schools
School assignment is a major driver of demand. Franklin Elementary School carries a 10/10 rating. Canyon Charter Elementary and Lincoln Middle School round out the main public options that families in the area weigh. Boundaries and enrollment rules can change, so buyers who are purchasing with a specific school in mind should confirm the address with the district before making an offer.
Demographic & Financial Data Table
| Metric | Current Value (2027) |
|---|---|
| Typical Home Value (ZHVI) | $4,840,509 |
| Average Asking Rent (Typical Apartment) | $6,978 / month |
| Single-Family Rent | $13,100+ / month |
| Median Household Income | $159,100 |
| Top School Rating | Franklin Elementary - 10/10 |
| Major Neighborhood Vibe | North of Montana Residential |
Pros and Cons of Living in 90402
Pros
- Substantial lot configurations. Wide, deep parcels support multi-million dollar builds, guest houses, pools, and real garden space, which are hard to find elsewhere in Santa Monica.
- Safety. The area is quiet and residential, with steady foot traffic and low commercial turnover. Residents routinely walk at all hours.
- Marine layer climate. Summers stay mild because of the coastal cloud cover, with cooler mornings and evenings than inland zip codes. Many homes need little or no air conditioning.
- Public school districting. Access to Franklin Elementary (10/10), Canyon Charter Elementary, and Lincoln Middle School reduces the need for private tuition for many families.
Cons
- Entry cost. With a typical value of $4,840,509 and a 12.5% annual gain, the capital barrier is steep and rising, and the monthly carry is substantial.
- Strict zoning and historic review. Local codes and landmark and design review limit how aggressively an owner can expand or modernize, particularly on older or architecturally significant homes. Plan for longer permitting timelines.
- Summer traffic. Beach-bound congestion slows San Vicente Boulevard and the surrounding feeder streets on warm weekends, and some residents adjust their errands around it.
- Limited commercial variety. North of Montana Avenue is almost purely residential. Beyond the Montana corridor, groceries, dining, and services require a short drive.
Monthly Ownership Cost Estimator
Use the calculator below to estimate the monthly cost of owning a home in 90402. It assumes a 30-year fixed mortgage at a 6.2% interest rate and adds property tax, insurance, and maintenance. Adjust any field to match your own scenario.
Estimates are for planning only and assume a 6.2% fixed rate over 30 years. Actual terms, taxes, and insurance vary by lender, parcel, and policy.
