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Mar Vista / Palms Neighborhoods, Single-Family Homes Close to the Beach
Single-family homes, Gregory Ain's mid-century tract and new modern builds between Venice and Culver City.
Living in Mar Vista
Mar Vista neighborhoods are mostly streets of single-family homes: postwar houses on standard city lots, newer modern homes going up where smaller ones once stood, and a few blocks of mid-century design that architecture fans drive across town to see. Mar Vista sits on the Westside of Los Angeles between Venice, Santa Monica, Palms and Culver City, largely in the 90066 zip code.
Mar Vista was originally named Ocean Park Heights. It started out with modest, simple houses, and as Venice and Culver City grew around it, so did the value of what was here. In my market tracking I follow Mar Vista together with neighboring Palms, because the two share streets and price points more than the boundary line suggests.
Mar Vista homeowners tend to ask me two questions. What is my house worth now that the block has changed so much, and what would it take to trade up or move on? Buyers ask a different one: can I still find a house with a yard this close to the beach? Both questions have real answers, and both start with live data.
How Danielle Edney Homes Serves Mar Vista
I am Danielle Edney, a REALTOR® with Chase Skye Realty Group and the face of Danielle Edney Homes. My LA roots run deep. I am a third-generation Angeleno with more than $40 million in sales since going full time in 2020, and I work the Westside street by street.
Mar Vista rewards street-by-street attention because two houses on the same block can be decades apart. An original two-bedroom bungalow and the new modern build next door do not share a buyer, and they should not share a price. Before I suggest a number, I pull live TheMLS data for your street, your lot and your home type, then walk you through it line by line. If you want that number first, start with a real valuation of your Mar Vista home.
When you list a Mar Vista home with me, I sell it with The Curated Listing Method. That means professional photography and video that show the yard, the light and the indoor-outdoor flow, paid digital campaigns that find buyers before the home is public, and a written update from me every week through closing.
For buyers, Mar Vista is often the move out of a condo or a smaller house. If you need to sell one home to buy the next, my plan for trading up works out the sequence and the timing before you write an offer.
Mar Vista Neighborhoods & Communities
The Mar Vista Tract is the part of the neighborhood people know by name. It is a group of modernist homes designed by architect Gregory Ain in the late 1940s, with flat roofs, open plans and walls of glass facing private gardens. The tract is protected as a historic preservation overlay zone, so exterior changes there go through their own review. If you are buying or selling in the Mar Vista Tract, that review belongs in the conversation from day one.
On the higher ground in Mar Vista, some streets look west toward the ocean, which is how the neighborhood got its name. Mar Vista is Spanish for "sea view," and a home with a real view on these streets is priced on its own terms.
Closer to Venice, the homes change again. Older Mar Vista bungalows sit beside new two-story modern homes and modern farmhouses, many built where a smaller house once stood. Toward Palms and Culver City on the east side, you see more postwar ranch homes and small multi-unit buildings.
If Mar Vista is on your list, compare it with Venice walk streets and canals to the west, Culver City to the east and newer construction in Playa Vista to the south. Each one trades lot size, age of home and distance to the beach a little differently.
Mar Vista Housing Market & Home Types
Mar Vista is mostly detached single-family homes, with some condos, townhomes and small apartment buildings along the busier corridors. The original housing stock is postwar: one-story bungalows and ranch homes on standard lots. Many of those Mar Vista homes have since been remodeled, expanded or replaced with larger new construction, so price per square foot varies widely from one house to the next.
As of September 2026, TheMLS showed Mar Vista and Palms together averaging about $2.75 million in sold price, with 30 average days on market across 19 sales that month. Earlier in 2026, Mar Vista homes were selling in around 15 days near full price. Averages like these blend very different homes, which is exactly why I never price a Mar Vista house from them.
The gap between an original house and a rebuilt one is the biggest pricing question in Mar Vista. A seller with an original home on a good lot has a different set of buyers than a seller with a finished new build, and the marketing should speak to each of them directly.
Neighborhood Tour & Local Lifestyle
The Mar Vista Recreation Center is the neighborhood's big shared space, with sports fields, lighted indoor basketball courts, an indoor gym, an auditorium, picnic tables, BBQ pits and an outdoor pool. Smaller parks are scattered through the residential streets of Mar Vista.
Venice Boulevard runs through the middle of Mar Vista and carries you west to the beach or east toward Culver City. The 405 runs along the east side of the neighborhood and the 10 is just to the north, so the rest of the Westside, the airport and downtown are all within reach. The Hive and Beethoven Market are neighborhood favorites, Whole Foods on McConnell covers the weekly shop, and Culver City is a quick trip for more.
When you are ready to see what Mar Vista neighborhoods look like for your budget or your home, book a 30-minute call with me and we will start with this week's numbers.
If schools matter to your move, contact the district directly, visit in person, and use tools like GreatSchools.org before you decide.
Frequently Asked Questions
What is the Mar Vista Tract?
The Mar Vista Tract is a group of late-1940s modernist homes designed by architect Gregory Ain. It is protected as a historic preservation overlay zone, so exterior changes go through a separate review. Your architect or the city can confirm what applies to a specific home.
Is Mar Vista mostly single-family homes?
Yes. Most of Mar Vista is detached single-family homes, from original postwar bungalows and ranch homes to newer modern builds, with some condos, townhomes and small apartment buildings along the busier streets.
What do homes sell for in Mar Vista?
As of September 2026, TheMLS showed Mar Vista and Palms together averaging about $2.75 million in sold price across 19 sales. A single home's value depends on its lot, its condition and whether it is original or rebuilt, so I price from the sales that match it.
Should I remodel my Mar Vista home before I sell?
Not always. Some original homes on good lots sell best as they are, and some sell for more after targeted repairs. I show you the numbers both ways, from live data, before you spend anything.
Buying in Mar Vista / Palms
Selling in Mar Vista / Palms
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