North of Montana vs. Sunset Park
The Ultimate 2026 Santa Monica Neighborhood Comparison · Ray Lyon Realty
North of Montana vs. Sunset Park: The Ultimate 2026 Santa Monica Neighborhood Guide
North of Montana (90402) vs. Sunset Park (90405): At a Glance
North of Montana
Santa Monica's most exclusive ultra-luxury enclave. Large flat lots, grand estate homes, and unparalleled proximity to the upscale boutiques of Montana Avenue. Primary buyer: C-suite executives, entertainment elite, and international investors.
Sunset Park
A laid-back, family-friendly enclave with rolling hills and ocean breezes. Mix of post-war bungalows and modern rebuilds with excellent access to Silicon Beach tech hubs and top-rated public schools.
Choosing where to put down roots in Santa Monica is one of the most exciting decisions you can make. The coastal city offers a unique blend of beachside relaxation and urban sophistication, but the micro-cultures within its borders are distinct. In the 2026 real estate market, two neighborhoods consistently top the lists of high-net-worth buyers and relocating professionals: North of Montana (90402) and Sunset Park (90405).
While both offer incredible access to the Pacific Ocean, top-tier schools, and vibrant dining scenes, they cater to very different lifestyles, budgets, and architectural tastes. Here's a full breakdown of the data, the vibes, and the 2026 market trends to help you find your perfect match.
North of Montana: Ultra-Luxury and Legacy Estates
Geographically defined as the area north of Montana Avenue stretching up to San Vicente Boulevard — from the Pacific Coast Highway east to 26th Street — this is Santa Monica's crown jewel. It is characterized by wide, impeccably manicured streets lined with mature Moreton Bay Fig and Jacaranda trees.
The Real Estate Landscape
Lots here are traditionally larger than anywhere else in the city, typically starting at 50×150 feet (7,500 sq ft), with the highly coveted Gillette's Regent Square tract offering parcels upwards of 8,900 square feet — allowing for sweeping front lawns, expansive pool yards, and significant square footage.
- Architectural Styles: Beautifully preserved 1920s Spanish Colonials and English Tudors sitting alongside cutting-edge Coastal Modern and East Coast Traditional masterpieces.
- The 2026 Market Vibe: Exclusivity and privacy. Buyers are often C-suite executives, entertainment industry elite, and international investors seeking a quiet retreat that remains walkable to world-class amenities.
Sunset Park: Bohemian Charm and Elevated Views
Located in the southeast quadrant of Santa Monica — bounded by Pico Boulevard to the north, Lincoln Boulevard to the west, and the Venice/Mar Vista borders to the south and east. Sunset Park has a fascinating history tied to the Douglas Aircraft Company, and many original homes were built for aviation workers in the 1940s.
The Real Estate Landscape
What makes Sunset Park uniquely desirable is its topography. Unlike the flat grid of North of Montana, much of Sunset Park is perched on a hill — providing many properties with sweeping city views, refreshing ocean breezes, and even Pacific peeks from second-story decks.
- Architectural Styles: A dynamic mix of original two-bedroom post-war bungalows and 2026's heavy trend toward architectural expansion — transforming modest footprints into stunning two-story modern homes that maximize indoor/outdoor living.
- The 2026 Market Vibe: Community-centric and vibrant. It draws young families, tech professionals working in nearby Silicon Beach, and long-time residents. Slightly more relaxed and "artsy" than its northern counterpart.
2026 Market Comparison
To truly understand the difference between these two powerhouse neighborhoods, the data tells the clearest story. (Note: Real estate markets fluctuate; these are projected 2026 averages based on current Q1 data.)
| Metric | North of Montana (90402) | Sunset Park (90405) |
|---|---|---|
| Entry-Level Price (SFR) | $3.8M – $4.2M | $1.8M – $2.1M |
| Median Home Price | $5.5M+ | $2.6M+ |
| Standard Lot Size | 7,500 – 9,000+ sq ft | 5,000 – 6,500 sq ft |
| Topography | Flat, wide grid streets | Hilly, rolling, ocean breezes |
| Primary Elementary School | Franklin Elementary | Grant Elementary |
| Measure GS Tax Exposure | High — many sales >$8M | Low — most sales <$8M |
Lifestyle & Walkability
Montana Avenue
Residents stroll to this 10-block stretch famous for upscale boutiques, health-conscious cafes (Goop Kitchen, Kreation), and fine dining. Pristine, quiet, and highly curated.
Ocean Park Boulevard
A grassroots, energetic feel. Locals love Thyme Cafe, Bob's Market (beloved independent grocer), and easy access to the eclectic restaurant scene in neighboring Venice.
Palisades Park
Bordered by the stunning Palisades Park overlooking the Pacific Ocean — one of the most scenic bluff-top promenades in all of Southern California.
Clover Park & Penmar Golf
Boasts Clover Park, a 25-acre facility with tennis courts, baseball diamonds, and playgrounds. Also adjacent to the Penmar Golf Course, a rare urban gem.
2026 Investment Outlook and the Measure GS Factor
When looking at long-term ROI, both neighborhoods are incredibly stable blue-chip investments. However, 2026 brings a unique variable: the Santa Monica Mansion Tax (Measure GS).
Frequently Asked Questions
Both neighborhoods are served by the highly acclaimed Santa Monica-Malibu Unified School District (SMMUSD). North of Montana feeds into Franklin Elementary, while Sunset Park feeds into Grant Elementary or John Muir. Both are top-tier public schools, though Franklin is often cited by parents as a primary driver for moving to the 90402 zip code.
While it is close, Sunset Park is generally not considered an easy daily walk to the sand for most residents, as it is situated east of Lincoln Blvd and elevated on a hill. It is a very quick 5–10 minute bike ride or drive down Ocean Park Blvd to the beach.
Sunset Park (90405) is significantly better for tech professionals commuting to Silicon Beach hubs in Venice, Playa Vista, or Culver City. Its southern location allows residents to bypass the heavier traffic of downtown Santa Monica.
The Gillette Regent Square is a highly desirable tract within the North of Montana neighborhood, specifically between 17th and 21st Streets, and Montana Avenue to San Vicente Blvd. It is famous for having the largest standard lot sizes in the city (typically 8,900+ square feet), originally developed by King Gillette.
North of Montana is strictly zoned for single-family residences. Sunset Park, however, features a robust mix of single-family homes, duplexes, and multi-family apartment buildings — particularly near the arterial streets — making it a prime location for investors.
Find Your Place in Santa Monica
Whether you're drawn to the sprawling legacy estates of North of Montana or the breezy, community-focused charm of Sunset Park, navigating this competitive market requires an expert who knows every block.
Schedule a Private Tour with Ray Lyon Realty