Wondering why one Santa Monica condo is priced near $800,000 while another attached home in the same city asks several million? That gap can feel confusing, especially if you are trying to buy smart or time a sale well. The good news is that Santa Monica condo and townhome price trends make more sense when you look at location, building style, amenities, and scarcity together. Let’s break down what the current numbers are really saying.
Santa Monica Attached Homes at a Glance
Santa Monica remains a premium coastal market, but the attached-home segment is not moving as one single market. Redfin’s May 2026 citywide data shows a median sale price of $1.74 million, average market time of about 47 days, and a 99.4% sale-to-list ratio. Homes are getting about one offer on average, which points to a market that is active but selective.
For attached homes specifically, current listing data shows 129 active condos with a median asking price of $1.2 million and about 72 days on market. Townhomes are much more limited, with only 15 active listings at a median asking price of $1.55 million and about 76 days on market. That price gap helps explain why townhomes often act like their own niche category in Santa Monica.
It is also important to compare these numbers carefully. The citywide figure reflects sold prices, while the condo and townhome figures reflect active listing medians. That means the clearest takeaway is directional: Santa Monica is strong, but buyers are not bidding up every attached home the same way.
Why Pocket Matters Most
If you want to understand Santa Monica condo and townhome pricing, start with the idea that micro-markets matter more than citywide averages. Downtown Santa Monica, North of Montana, and Ocean Park each show different pricing patterns. Those differences often come down to beach access, walkability, building amenities, and the type of attached homes available.
In practical terms, two homes with the same bedroom count can trade very differently depending on the block, the HOA structure, and whether the property feels more like a full-service condo or a house-like townhome. That is why broad averages only tell part of the story.
Downtown Santa Monica Prices
Downtown Santa Monica is the city’s urban core, bounded by Wilshire, Lincoln, the I-10, and Ocean Avenue and Palisades Park according to city planning materials. It includes easy access to the beach, the Downtown Metro station, and Third Street Promenade. Those location advantages help support a convenience-driven price premium.
Current condo inventory in Downtown shows 16 active listings at a median list price of $1.95 million and about 94 days on market. That is notably above the citywide condo median of $1.2 million. It also suggests that higher-end inventory can take longer to move, even in one of the city’s best-known pockets.
The price range inside Downtown is especially wide. One current one-bedroom condo is asking $730,000 with a $358 HOA, while a full-service unit at The Waverly is asking $1.799 million with a $1,737 HOA and amenities that include an attended lobby, rooftop pool and spa, and 24-hour concierge. In this pocket, service level and building experience can heavily influence both purchase price and monthly carrying costs.
Recent sold examples also show room for negotiation. Two Ocean Avenue units closed 3% and 4% below list after 74 and 63 days on market. That does not mean every Downtown condo is negotiable, but it does show that even premier locations are not immune to pricing pressure.
North of Montana Prices
North of Montana is Santa Monica’s northernmost residential neighborhood, roughly bounded by Adelaide Drive, San Vicente Boulevard, La Mesa Drive, 26th Street, Montana Avenue, and Ocean Avenue. City materials describe it as an area with wider streets, mature trees, and larger lots. Because attached homes are less common there, they can command higher prices when they do come to market.
Current condo inventory in North of Montana shows 12 active listings at a median list price of $1.59 million and about 100 days on market. That is slower than the citywide condo pace and still well above much of the more accessible condo inventory elsewhere in Santa Monica.
This pocket also shows how dramatic the spread can be within a single neighborhood. One current Ocean Avenue residence is asking $7.5 million with a $1,704 HOA and two garage spaces, while another condo is asking $1.995 million with amenities that include a rooftop pool, lounge area, and 24-hour concierge. In other words, the North of Montana label alone does not tell you enough. View quality, building prestige, and amenity package matter just as much.
Ocean Park Prices
Ocean Park sits in the southwest corner of Santa Monica, stretching from the beach east to Lincoln Boulevard and from Dewey Street north to Pico Boulevard. City planning materials describe it as flat and highly walkable, with Main Street serving as a key local anchor. That helps explain why it attracts buyers who want beach proximity with a different feel from Downtown’s full-service luxury towers.
Current Ocean Park condo inventory shows 22 active listings at a median list price of $1.14 million and about 52 days on market. That makes it the most value-oriented condo pocket among the three highlighted here, while also moving faster than Downtown and North of Montana based on current days on market.
Townhomes in Ocean Park are a different story. There are only 2 active townhome listings, with a median list price of $2.55 million and about 64 days on market. That sharp jump shows how buyers value lower density, more privacy, and more outdoor space in this neighborhood.
Listing examples make that pattern easy to see. A two-bedroom condo on 3rd Street is asking $1.475 million with an $850 HOA, while a tri-level townhome on Highland asks $2.65 million for three bedrooms, three baths, 1,963 square feet, and more than 500 square feet of private outdoor space. In Ocean Park, townhomes clearly sit in a premium lane of their own.
What Drives Condo and Townhome Prices
HOA dues and amenities
HOA dues matter a lot in Santa Monica’s attached-home market. Current listing examples range from the low $300s to more than $1,700 per month. In many cases, higher dues track with amenities like concierge service, pools, elevators, secured parking, and more service-intensive buildings.
That means your monthly budget should not stop at the asking price. Two similarly priced condos can feel very different financially once HOA costs are included.
Beach access and views
Santa Monica describes itself as a beachside city with three miles of Pacific beaches, and that identity shows up directly in pricing. Buildings near Ocean Avenue, the beach, or major lifestyle hubs often carry a premium. Access, walkability, and view corridors all influence how buyers value attached homes here.
Townhome scarcity
Townhomes are simply harder to find. With only 15 active townhome listings citywide, scarcity supports pricing. Many buyers are also willing to pay more for fewer shared walls, more private outdoor space, and a layout that feels closer to a single-family home.
Walkability
Walkability also helps explain pricing differences across Santa Monica. Redfin walk scores are 90 for Downtown Santa Monica, 93 for Ocean Park, and 63 for North of Montana. Higher walkability often aligns with stronger lifestyle demand, especially for buyers who want easy access to the beach, dining, and daily errands.
How to Read Today’s Price Bands
If you are trying to make sense of Santa Monica condo and townhome pricing, current listings suggest a few useful working ranges. These are not guarantees, but they can help frame expectations.
- Under $1 million often means smaller or older condo inventory
- Around $1.2 million to $1.6 million covers much of the citywide condo market
- Around $1.5 million and up starts to include more premium buildings and townhome options
- About $2.5 million and above is where scarcer Ocean Park or North of Montana attached homes begin to show up more often
The key is to treat these as starting points, not fixed rules. In Santa Monica, a home’s exact building, block, HOA, and outdoor space can shift value quickly.
What This Means for Buyers and Sellers
If you are buying, this market rewards precision. Instead of thinking only in terms of citywide medians, it helps to compare homes within the same pocket and building category. A condo in Downtown, a condo in Ocean Park, and a townhome in Ocean Park may all serve very different goals even when their prices overlap.
If you are selling, today’s data suggests pricing strategy matters. Santa Monica remains a premium market, but buyers are paying close attention to value, HOA costs, and how a home compares with nearby alternatives. Strong presentation and smart positioning are especially important when inventory offers buyers several ways to enter the market.
In both cases, the biggest takeaway is simple: Santa Monica attached-home trends are best understood neighborhood by neighborhood. Citywide averages are helpful, but the real story lives in each pocket’s inventory, pace, and product mix.
If you want help interpreting Santa Monica condo or townhome pricing through a more strategic, property-specific lens, Sam Araghi can help you evaluate the market with clarity and confidence.
FAQs
What is the current median condo price in Santa Monica?
- Current active condo listings in Santa Monica show a median asking price of $1.2 million.
What is the current median townhome price in Santa Monica?
- Current active townhome listings in Santa Monica show a median asking price of $1.55 million.
Why do Santa Monica townhomes usually cost more than condos?
- Townhomes are scarcer and often offer fewer shared walls, more private outdoor space, and a more house-like layout.
Which Santa Monica condo pocket is moving fastest right now?
- Based on current days on market, Ocean Park condos are moving faster than Downtown Santa Monica and North of Montana condos.
How do HOA fees affect Santa Monica condo prices?
- HOA dues can vary widely and often reflect amenities such as concierge service, pools, elevators, and secured parking, which can significantly affect monthly ownership costs.
Is Downtown Santa Monica still competitive for condo buyers?
- Yes, but recent examples show some higher-end units closing below asking, which suggests buyers may still have room to negotiate depending on the property.
What should buyers compare when looking at Santa Monica attached homes?
- Buyers should compare neighborhood, building amenities, HOA dues, outdoor space, walkability, and whether the home is a condo or townhome.
