Venice
Canals, creativity, and the best walk-to-the-sand streets.
Sources: Redfin (Jul 2026). Figures change monthly; ask us for the latest numbers for your street.
Venice packs canals, the boardwalk, Abbot Kinney and Rose Avenue into a few square miles. People live here for the creative energy, and a lot of residents rarely use their cars on weekends. Homes range from 1920s beach cottages on walk streets to glass-and-steel architectural houses, sometimes on the same block.
We help buyers sort through what is really a set of micro-markets. The Canals, the walk streets near the beach and the Oxford Triangle each price differently. Venice is in the City of Los Angeles and inside the Coastal Zone, so permit history and coastal rules affect what a property is worth and what you can do with it.
Who it's for: Creatives, tech professionals and anyone who wants to walk to the beach and to coffee and likes the neighborhood's mix of architecture and people.
Venice neighborhoods
Venice Canals
Homes on six walkable canals. Waterfront lots are rare and in demand.
Walk Streets
Car-free lanes of gardens and cottages a few blocks from the sand.
Abbot Kinney / East of Abbot
Close to the boutique strip, with many architect-designed new builds.
Oxford Triangle
A quiet, tucked-away pocket next to Marina del Rey and Washington Boulevard.
Rose Avenue / North Venice
Near Santa Monica, with cafés, Erewhon and a steady stream of creative-office tenants.
Penmar / Venice Golf Course area
More single-family homes, bigger lots and a calmer feel near Penmar Park.
Why people love it
- Venice Beach, the boardwalk, the Skatepark and Muscle Beach are all within walking or biking distance for most residents.
- Abbot Kinney Boulevard is one of the best-known shopping and dining streets in LA.
- Rose Avenue and Washington Boulevard have strong café and restaurant scenes.
- The Venice Canals walkway is a quiet path through the neighborhood, just a block or two from the busy boardwalk.
- It's very bike-friendly, with the Marvin Braude beach path connecting Santa Monica and Marina del Rey.
- Many tech and creative employers in Silicon Beach are within a short ride.
Where locals go
- Gjusta. A bakery and deli that's become a local daily stop for bread, smoked fish and coffee.
- Gjelina. The Abbot Kinney restaurant that helped make the street a dining destination.
- Felix Trattoria. Chef Evan Funke's handmade-pasta restaurant on Abbot Kinney. Book well ahead.
- Great White (Ocean Front Walk). A breezy all-day café right on the boardwalk.
- Venice Canals Walkway. Footbridges and gardens for an evening stroll.
- Venice Skatepark. The famous beachfront bowls. Worth watching even if you don't skate.
What you'll find
Condos and lofts are the entry point, generally around $900K to $1.8M. Original beach cottages and bungalows typically run $1.8M–$3M, and many buyers purchase them to remodel or rebuild. Architectural new builds and canal-front homes usually start around $3M and can go well above $6M.
Price ranges are rough guides. Ask us for current comps.
Public & private
| Venice High School | Los Angeles Unified School District |
| Westminster Avenue Elementary | Los Angeles Unified School District |
| Broadway Elementary (Mandarin dual-language program) | Los Angeles Unified School District |
| Coeur d'Alene Avenue Elementary | Los Angeles Unified School District |
Always confirm school boundaries for a specific address with the district.
Venice is in the California Coastal Zone and covered by the Venice Coastal Zone Specific Plan. Additions, new construction and changes to the number of units usually need a Coastal Development Permit, and the Mello Act can come into play when units are demolished or converted. Before you count on adding a second story or an ADU, pull the property's LADBS permit history and confirm the permit path.
Read the Buyer's GuideVenice homes often come with additions or garage conversions that were never permitted. Order a permit-history report and a pre-listing inspection before you go on the market, so buyers see that documentation up front and you're not renegotiating during escrow. Venice is in the City of LA, so sales of $5.4M or more pay Measure ULA as of July 1, 2026, and pricing around that line deserves careful thought.
Get a home valuationVenice questions
Is Venice part of Los Angeles?
Yes. Venice is a neighborhood in the City of Los Angeles. City rules apply, including LAUSD schools and the Measure ULA transfer tax on sales above the current threshold.
How much do homes on the Venice Canals cost?
Prices vary widely with size and condition. Canal-front homes typically sell at a large premium over the rest of Venice, often in the multi-millions.
Do I need a coastal permit to remodel in Venice?
Often, yes. Most of Venice is in the Coastal Zone, so many additions and new builds need a Coastal Development Permit along with City building permits.
Talk to someone with over half a billion in career sales
Get a personal valuation, a custom search or a straight answer. Brennan replies within one business day.