Thinking about a quieter slice of Santa Monica that still keeps you close to the beach and daily conveniences? North of Montana in 90402 offers a calm, residential feel with easy access to Montana Avenue’s boutiques and cafés, plus canyon streets that bring privacy and character. In this guide, you’ll get a clear look at homes, lifestyle, transportation, and the practical trade-offs that come with living here. Let’s dive in.
North of Montana at a glance
North of Montana describes the residential pocket north of Montana Avenue within zip code 90402. It is known for tree-lined streets, mostly single-family homes, and a strong neighborhood identity. Compared with downtown Santa Monica, it feels quieter and less tourist-oriented. Versus Ocean Avenue’s bluff-front properties, the interior streets feel more sheltered and inward-facing.
You will also notice a distinct difference from nearby Venice. North of Montana leans more traditional coastal residential, while Venice has a more eclectic and arts-focused vibe. Community associations are active here and often weigh in on streetscape, traffic calming, and local events. City planning and coastal rules guide development and remodels, especially for bluff or canyon-adjacent properties.
Homes and architecture
Single-family homes dominate, set on small to medium lots. You will find early 1900s Craftsman bungalows, Spanish and Mediterranean Revival, mid-century designs, and contemporary rebuilds. Many older homes have been remodeled or expanded, and custom new construction is common.
There is a smaller inventory of condominiums and townhomes, mainly closer to Montana Avenue and the southern edges of 90402. Prices in this pocket are among the higher tiers in Santa Monica. Single-family homes often trade in the low millions to several millions, while condos and townhomes are typically in the high six-figure to low seven-figure range depending on size and finishes.
Canyon streets, character, and privacy
Canyon streets set this area apart. Homes along these slopes often have multiple levels, terraced landscaping, and driveways with steeper grades. Many lots are irregular and highly site-specific, which can create both privacy and unique design opportunities. You get a more tucked-away feel compared with the busier coastal promenade.
There are practical trade-offs. Stairs, deliveries, and guest parking can be more challenging, and some streets have permit or time restrictions. If you value quiet and privacy, the canyons can be a fit. If you prioritize flat lots and easy access, you might prefer interior streets closer to Montana Avenue.
Daily life and Montana Avenue
Montana Avenue acts as your neighborhood main street. You can walk or bike to independent cafés, bakeries, specialty markets, fitness studios, salons, and restaurants. The corridor feels pedestrian-friendly and geared to daily errands rather than tourism.
Weekends often mean a leisurely coffee, a quick shop for gifts or groceries, and a short ride to the beach. Seasonal community and retail events add local energy. Evenings tend to be calm within the interior streets.
Parks, beach, and the outdoors
You are close to Santa Monica’s bluffs and beach. Palisades Park and the Ocean Avenue promenade offer coastal views, walking routes, and green space. Depending on where you live, it can be a short bike ride or drive, and some canyon streets involve a moderate uphill or downhill walk.
Outdoor routines are a big part of life here. Residents commonly bike, run, and dog-walk through the neighborhood. You also have nearby access to trail networks that connect into the Santa Monica Mountains. The canyons provide quieter paths away from the busier beach areas.
Getting around the Westside
Driving access is straightforward to Pacific Coast Highway for north-south coastal trips and to the I-10 for reaching central Los Angeles. Commute times vary widely by time of day. Public transit options include Santa Monica’s Big Blue Bus routes and the Metro E Line station in downtown Santa Monica for rail to Culver City and Downtown LA.
Biking is popular on lower-speed neighborhood streets and toward the beach. Keep in mind that some canyon streets are steep, so hills will factor into your daily ride.
Market dynamics to know
Inventory for move-in-ready single-family homes is often limited, which can create competition when a property is well priced. Many buyers plan to remodel or expand to fit their needs, so value-add potential is a common theme.
For sellers, presentation matters. Given the neighborhood’s high demand and limited supply, well-prepared listings can perform strongly. For buyers, a clear plan for inspections, due diligence, and renovation budgeting can make the difference in a competitive situation.
Practical considerations and risks
Topography affects daily logistics. Steep driveways, stairs, and tight street parking are common on canyon roads. Check local parking rules and guest options if you entertain often. Delivery and service vehicles may need extra coordination on narrower streets.
Environmental and regulatory topics are part of smart due diligence. Properties near canyons may have higher wildfire exposure and related insurance requirements. Bluff-edge and near-bluff parcels are subject to specific permitting and long-term erosion considerations. Older homes may need seismic or structural upgrades.
Costs beyond the purchase price can be significant. Higher property values mean higher taxes based on assessed value. Hillside properties can require maintenance for retaining walls, drainage, and landscaping. Insurance premiums can be higher for some canyon or older homes, and quotes are best obtained early.
How it compares to nearby areas
- Versus Downtown Santa Monica: Choose North of Montana if you prefer a quieter residential setting with boutique shopping and less tourist activity. Downtown offers more nightlife and direct transit access.
- Versus Venice: Choose North of Montana if you want a traditional coastal neighborhood feel. Venice leans more eclectic with a stronger arts and nightlife scene.
Who this area tends to suit
You might enjoy North of Montana if you value a calm residential setting, boutique shopping and cafés within reach, and easy access to parks and the coast. You may also appreciate the privacy and character that come with canyon streets. If you want lively nightlife outside your door, you may prefer downtown or areas closer to the beach promenade.
Work with a local team
If North of Montana is on your radar, local guidance helps you weigh street-by-street nuances, topography, inspections, and the right offer or pricing strategy. The Jasan Sherman Real Estate Collective provides residential sales support for buyers and sellers, plus rental and tenant placement, investor building management, and relocation assistance. When you are ready to talk through timing, budgets, and next steps, connect with Jasan Sherman.
FAQs
What are home prices like in North of Montana 90402?
- Among Santa Monica’s higher tiers, with single-family homes commonly in the low millions to several millions and condos or townhomes typically in the high six-figure to low seven-figure range depending on size and finishes.
How walkable is Montana Avenue from the neighborhood?
- Many homes are within a short walk or bike ride to Montana Avenue, though canyon slopes can make walking times vary by street.
Which public schools serve North of Montana in Santa Monica?
- The area is served by the Santa Monica–Malibu Unified School District, and you should verify current school boundaries and enrollment policies for specific addresses.
Is canyon living more expensive to maintain or insure?
- It can be, since wildfire exposure, hillside drainage, retaining walls, and structural considerations may increase maintenance and insurance costs; site-specific inspections and quotes are advised.
What should buyers know about bluff or near-bluff properties?
- These parcels may have special permitting and geotechnical requirements, and long-term erosion considerations make coastal due diligence essential.
What is parking like on canyon streets north of Montana?
- Parking is often tighter on narrow roads, and some streets have permit or time limits; check local rules and guest options before you buy.
How are commutes from 90402 to major job centers?
- Westside destinations are relatively close, but travel into central Los Angeles can be lengthy at peak times; Big Blue Bus and the Metro E Line in downtown Santa Monica offer public transit options for some routes.
