VILLAS NORTH – Area 151
In the 1920s the Villa Tract was annexed and became “North Redondo”. Today the tract is divided into two MLS areas simply known as Villas North and Villas South. The borders of Villas North are established as south of Manhattan Beach Blvd., west of Inglewood Ave., east of Aviation Blvd., and north of Artesia Blvd. This section is desired as it borders Manhattan Beach to the west and provides easy access to main commuter routes. The Metro Green Line park-and ride lot is also within moments of Villas North. Like nearby Liberty Village in Manhattan Beach, it is close to major daily conveniences such as Costco and Trader Joe’s, while also being appx. 15 mins from LAX.
Two or three-on-a-lot style townhomes dominate the area. Many of which share a tandem-style lot configuration with a shared “common area” driveway. Some are detached with private outdoor spaces and some have large front or back yards. Understanding real estate values in this neighborhood takes expert knowledge of key variables such as the positioning of the unit on the shared lot, if there is private outdoor space, if the unit detached or attached to neighboring units, if there is an active HOA, who built the home, etc.
Because these small subdivisions were subject to the laws set forth by the Department of Real Estate and were part of an original condominium plan when developed, two-and-three-on-a-lot homes are often referred to as “units” and they show a Homeowner’s Association in the history of public record. In some cases, homeowners have dissolved the HOA but still maintain a shared utility and/or insurance bill privately between property owners. If there is an active HOA still recognized between homeowners, the fees are very low and they cover things like insurance for the common area. It is not uncommon for owners of attached units to budget for and maintain a reserve for future items such as common deferred maintenance items like termite tenting, painting or roof repairs. Your neighborhood expert will help navigate values between units that are subject to these variables.
There is a small sub-section of Villas North known as the TRW tract. This small patch of neighborhood is highly sought after for its gently curving, tree-lined streets that features rows of single-family homes on larger lots. This neighborhood can feel very similar to the Upper Avenues in South Redondo. It is called the TRW tract because it was developed post-WWII to accommodate employees of the nearby TRW campus, which is now Northrup-Grumman. The borders of the TRW tract are established as west of Inglewood Ave., north of Robinson Ave., South of Manhattan Beach Blvd., and east of Vail Ave. This is a collective of single family homes on larger lots east of Vail Ave. and north of Robinson St. Homes in this section are within walking distance of nearby Anderson Park, a 12 acre city park home to the Senior Center and local Scout houses. Aviation Park , the former site of Aviation High, is adjacent to this neighborhood and offers a public jogging track and sports field.
Food trucks are known to gather in the parking lot at the Redondo Beach Performing Arts Center, and the city also hosts an annual carnival at this location. You can utilize the RBUSD school finder app to verify elementary school attendance by property address. Students here are zoned to attend Adams Middle School and RUHS.
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