Mar Vista at a glance
- History: once called Ocean Park Heights, the area took the name Mar Vista in 1924, briefly incorporated as its own city and was annexed to Los Angeles on March 10, 1927, according to Council District 11.
- Population: nearly 38,000 residents (Council District 11).
- ZIP code: 90066, which also covers neighboring blocks outside Mar Vista. See the 90066 data page.
- Typical home value: $1,849,421 in September 2026 (Zillow neighborhood index), up 4.8% in a year.
- ZIP 90066 Census figures: median household income $114,141, 38.3% of occupied homes owner-occupied, median year built 1967 (ACS 2020-2024).
- Landmark: the Gregory Ain Mar Vista Tract, the City's first post-World War II Historic Preservation Overlay Zone, adopted in 2003.
- School district: Los Angeles Unified.
Is Mar Vista a good area to live?
That depends on your budget and what you need nearby, so here are the facts. Council District 11 notes that residents and neighborhood associations fought up-zoning in the 1950s, which left Mar Vista much less dense than many neighboring areas. The result is a large stock of detached houses on the Westside, with a farmers market and a full-size City recreation center.
The price is the trade-off. Mar Vista's typical value of $1,849,421 is above Del Rey ($1,247,417) and Palms ($1,161,455) and about level with Venice ($1,833,693). Redfin's three-month median for a single-family house in 90066 was $2,347,908, so most detached houses sell above $2 million.
What Mar Vista is known for
Mid-century modern houses, most of all the Gregory Ain Mar Vista Tract. City Planning describes it as 52 parcels designed by architect Gregory Ain and built in 1948 as one-story Modern houses, marketed at the time as "Modernique." Landscape architect Garrett Eckbo planted the streets to feel like a park, with open space between houses instead of fences. Because it is an HPOZ, exterior changes go through the HPOZ board and the tract's preservation plan.
The other draw is the Mar Vista Farmers Market on Grand View Boulevard (3826 Grand View Blvd., per the market), and the Venice Boulevard corridor, where the Mar Vista Branch Library sits at 12006 Venice Boulevard.
Mar Vista homes and prices
Redfin's figures cover all of ZIP 90066, including Del Rey, for the three months to September 2026. Across all home types the median was $2,229,345, up 9.1%, with 106 sales, a median of 54 days on market and 3.4 months of supply.
| Home type (ZIP 90066) | Median sale price | Change in a year | Sales | Median days on market |
|---|---|---|---|---|
| Single-family | $2,347,908 | +3.2% | 86 | 51 |
| Multi-family (2 to 4 units) | $1,180,000 | -26.4% | 6 | 46 |
| Townhouse | $1,002,001 | +15.7% | 4 | 54 |
| Condo | $879,974 | +13.6% | 10 | 98 |
Single-family houses in Mar Vista
Houses made up 86 of the 106 sales and sold at a median $1,104 per square foot, a little above list price on average (101.0%). With a median year built of 1967 across the ZIP, expect older houses that have been expanded or replaced. Ask for the permit history and the final sign-off on any addition.
Gregory Ain tract houses
The 52 Ain houses come up for sale only occasionally. Buyers should read the HPOZ preservation plan before planning a second story, new windows or a front-yard change, and ask the City Planning HPOZ staff what review a project needs.
Duplexes, small apartment buildings and condos in Mar Vista
Only 38.3% of homes in the ZIP are owner-occupied, so rentals are common. Rental units in properties built on or before October 1, 1978 are generally under the City's Rent Stabilization Ordinance. Condos took a median 98 days to sell, so there is more room to negotiate. Read the HOA reserve study and any balcony inspection report; see the balcony inspection law guide.
Living in Mar Vista
Mar Vista Recreation Center
The City recreation center offers a roller hockey rink, a seasonal swimming pool, baseball diamonds, an auditorium, a gym, picnic areas, a playground and lighted courts, according to the Department of Recreation and Parks.
Shops, dining and the farmers market
Council District 11 lists the branch library and the farmers market among Mar Vista's community anchors, and the market's own site gives its Grand View Boulevard address. Check the site for the current day and hours, and walk Venice Boulevard near the library to see which shops and restaurants are close to a home you like.
Schools lookup for Mar Vista addresses
Mar Vista is in Los Angeles Unified. Council District 11 lists Mar Vista Elementary and Venice High School (13000 Venice Blvd.) among local schools, but assignment depends on the address. Use LAUSD's Resident School Identifier and check results on the California School Dashboard. Our Los Angeles schools guide explains how.
Getting around Mar Vista
Venice Boulevard is the main corridor, with the library, Venice High School and the Council District's listed community addresses along it. Test your actual commute at rush hour and check Metro's trip planner for bus lines on Venice Boulevard.
Costs of owning in Mar Vista
Property tax in Mar Vista
Prop 13 sets the base at 1% of the price, plus voter-approved bonds. In City of Los Angeles tax rate area 67 the 2026-27 total is 1.185825%, about $21,848 a year on Zillow's typical value of $1,849,421 after the homeowners' exemption. Confirm the tax rate area on the parcel; the Los Angeles County property tax guide explains supplemental bills.
Retrofits on Mar Vista apartment buildings
Buying a building of four or more units? The City's soft-story program covers pre-1978 wood-frame buildings of two or more stories with tuck-under parking. Ask for the order and the certificate of compliance.
Insurance and earthquake checks
Get an insurance quote before removing contingencies, check flood status on the FEMA map, and see the earthquake insurance guide.
Pros and cons of Mar Vista
Pro: Detached houses on the Westside
Low-density zoning kept single-family streets that are rare this close to the coast.
Pro: Strong price trend
Zillow's typical value rose 4.8% in a year while the citywide figure fell 0.5%.
Con: High prices for older houses
Detached houses sell for a median above $2.3 million, and many still need updating.
Con: HPOZ and rent rules on some properties
Ain tract owners face design review, and buyers of older rentals inherit rent stabilization limits.
For help buying or selling here, see our featured local agent for Mar Vista, or go back to the Los Angeles guide.