ABOUT TORRANCE CA 90501 - 90505

VIEW LISTINGS, HOME VALUES, LEARN MORE ABOUT THE NEIGHBORHOODS IN TORRANCE

TORRANCE OVERVIEW

Torrance is one of the largest cities in the South Bay of Los Angeles County. Torrance is located about 20 miles southwest of Downtown LA and offers a wide range of activities and attractions for visitors and residents to enjoy.

The boundaries are: Redondo Beach Boulevard and the cities of Lawndale and Gardena to the north; Western Avenue and the Harbor Gateway neighborhood of Los Angeles to the east; the Palos Verdes Hills with the cities of Lomita, Rolling Hills Estates and Palos Verdes Estates on the south; and the Pacific Ocean and city of Redondo Beach to the west. There are around 150,000 residents. There’s a moderate year-round climate with warm temperatures, sea breezes, low humidity and an average rainfall of 12.55 inches per year.

With great schools, easy freeway access, jobs, shopping, restaurants and 30 city parks, homes in Torrance CA are highly desirable. Torrance is also known for its low crime rates with the city consistently ranking among the safest in Los Angeles County.

Torrance Beach, which many people think of as South Redondo, lies between Redondo Beach and Malaga Cove on Santa Monica Bay. Fun fact - the southernmost stretch of Torrance Beach, on a cove at the northern end of the Palos Verdes peninsula, is known to locals as "Rat Beach". That stands for “Right After Torrance”. Whatever you call it, there’s 1.5 miles of beaches on the Pacific Ocean.

As will be discussed in this article, parts of Torrance may have Redondo Beach mailing addresses but Torrance services. Other homes with Torrance mailing addresses may be served by LA County. So lots of differences and lots of nuance.

TORRANCE HOMES FOR SALE

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THINKING OF BUYING A HOME IN TORRANCE?

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LOCATION LOCATION LOCATION

Torrance has 5 zip codes, 90501-90505 and prices vary widely as do property types, lifestyle and amenities.

Additionally, the Multiple Listing Service (MLS) subdivides Torrance into 13 areas (numbers 122-135). These are often referred to as “micro markets”.

Let’s take a look at each zip code separately. Click on the blue links to view homes for sale in each MLS Area.

90505 SOUTH TORRANCE

South Torrance 90505 includes:

There is one more sub neighborhood not defined in the MLS - Seaside Ranchos which also includes Candy Cane Lane.

Some of the most expensive homes in Torrance are found in the South Torrance neighborhoods of Seaside Ranchos and the Hollywood Riviera. Please note, some Hollywood Riviera homes have Redondo Beach mailing addresses. The listing link only shows Hollywood Riviera homes with Torrance mailing addresses.

90504 NORTH TORRANCE

North Torrance 90504 includes:

Homes in North Torrance typically sell for less than South or West Torrance. While these are still nice neighborhoods, because they border Lawndale and Gardena, both of which typically are lower priced, homes here have lower prices as well. Also some of the homes are east of the 405 Freeway which also affects value negatively.

Over the last few years, many Single Family Residence buyers who were priced out of North Redondo bought in North Torrance.

90503 WEST TORRANCE

West Torrance 90503 includes:

West Torrance rivals, and for some people, surpasses South Torrance 90505 for desirability with Area 130 and 131 both selling for a premium. Those homes are typically priced substantially below homes in South Redondo Beach that are located just steps away.

There is one more sub neighborhood not defined in the MLS - West High. Those are the homes in West Torrance 131 that are close to - your guessed, West High School.

90502 COUNTY STRIP

County Strip 90502 is defined by one area in the MLS:

MLS Area 123 “County Strip”

These are some of the least expensive homes in Torrance because they do not have Torrance services (see below).

90501

The Torrance 90501 zip codes combines multiple MLS Areas as follows:

Homes with 90501 zip codes are often the most difficult to price for both buyers and sellers because this zip code is a catch all zip encompassing a wide range of neighborhoods.

Please note that homes in the County Strip may have either 90501 or 90502 zip codes.

LOCAL JARGON

There are certain unique local idiosyncrasies and jargon such as “the hillside overlay”, “expansive soils area”, “County Strip” and more. Here’s what you need to know.

TORRANCE HILLSIDE OVERLAY

In 1977, the Hillside Overlay Area was established in Torrance. This was done to address issues concerning building, remodeling, and protecting views and privacy.

All new construction including new homes and expansion on current structures, are subject to review and input by neighbors including “flagging” where a mock up of the future structure is marked with plastic flags. This is done to approximate the outlines of any proposed addition to the structure prior to permit approval so that neighborhood input may be obtained. Please consult with the city for any and all information on the hillside overlay restrictions, requirements and regulations.

While many people - including many agents, primarily associate the Hillside Overlay with the Hollywood Riviera and to some extent the Seaside Ranchos neighborhood, Hillside Overlay restrictions extend to many other areas of Torrance where views can possibly be blocked.

Here’s a link to the Hillside Overlay Map. If you are buying in Torrance, best to check with the city of Torrance to make sure that you won’t be getting any surprises in regards to restrictions, requirements and regulations - even if you are not currently planning on doing any remodeling or expansion.

TORRANCE EXPANSIVE SOILS

Several areas within the City of Torrance contain differing amounts of expansive soil. Expansive soil is also referred to as adobe or clay soils.

Expansive soil is a fine grained clay which is found in most of North Torrance and in the Walteria Lake area of Southwest Torrance. It occurs naturally and is generally found in areas that historically were a flood plain or lake area. Properties located in these areas should follow some basic precautions to minimize the detrimental effect of the expansive soil.

Expansive soil is subject to swelling and shrinkage of the soil, varying in proportion to the amount of moisture present in the soil. As water is initially introduced into the soil (by rainfall or watering), an expansion takes place. If dried out, the soil will contract, often leaving small fissures or cracks. Excessive drying and wetting of the soil will progressively deteriorate structures over the years. This excessive wetting and drying causes damage due to differential settlement within buildings and other improvements.

Homes located on expansive soil may be more likely to experience multiple hairline cracks in the walls and slabs than a home built on sandy soil. This is due to the native soil in the area, and not much can be done to prevent minor soil movement.

It is possible to protect your house from major damage and minimize the cracking by taking a few precautions to ensure that the soil under the foundation does not become either saturated or completely dried out. Those topics are beyond the scope of this article and if you are buying a home built in the soils areas, best to consult with a foundation expert if you have issues or concerns.

Here’s a link to the soils areas in Torrance. As you can see, mostly in North Torrance 90504 and South Torrance 90505.

TORRANCE COUNTY STRIP

Some neighborhoods in Torrance have a Torrance mailing address but are actually in an unincorporated part of Los Angeles.

That means that the schools and services are provided by LA Unified School District and not Torrance Unified, and the city of Los Angeles. Typically, properties in the County County Strip sell for less than homes with Torrance services.

The borders are 182nd to the North, Sepulveda to the South, the 110 Harbor Freeway to the East and Western Blvd to the West.

The County Strip is located along the Pacific Coast Highway, which is a major transportation corridor for the South Bay area. This location provides easy access to the neighboring cities of Los Angeles, Long Beach, and San Pedro, as well as to the nearby beaches and parks. In addition, the neighborhood is served by a variety of public transportation options, including buses and trains, making it easy for residents to get around.

One of the features of the County Strip is its mix of residential and commercial properties. On one hand, the neighborhood is home to a number of charming homes, many of which have been recently updated and feature well-manicured yards and gardens. On the other hand, the area is also home to a number of busy commercial districts, including the Torrance Crossroads shopping center and the Harbor Gateway North industrial park.

In addition to its businesses, the County Strip also offers a variety of recreational and cultural amenities. The neighborhood is home to several parks and a number of museums and cultural institutions, including the Torrance Cultural Arts Center and the George Nakano Theatre.

HOLLYWOOD RIVIERA

The Hollywood Riviera neighborhood is a coastal community located in both Torrance and Redondo Beach. Known for its stunning ocean views, vibrant street life, and charming homes, this neighborhood is a popular destination for both locals and visitors alike.

The Hollywood Riviera is bordered by the Pacific Ocean to the west, Palos Verdes to the south, and the city of Torrance to the north and east. This prime location provides residents with easy access to miles of sandy beaches, shopping, dining, and entertainment options.

One of the standout features of the Hollywood Riviera is its iconic architecture. The neighborhood is home to a mix of Mediterranean, Spanish Revival, and contemporary-style homes, each with its own unique character and charm. Many of the homes in the area boast breathtaking views of the ocean and the surrounding hills, and many have been recently updated with modern amenities.

In addition to its beautiful homes, the Hollywood Riviera is also known for its active street life and community spirit. There are plenty of parks and green spaces throughout the neighborhood, including the Torrance Beach Park and the Riviera Village, which is a popular gathering place for locals. This charming shopping and dining district features a variety of restaurants, cafes, boutiques, and other businesses, as well as regular events and festivals that bring the community together.

Overall, the Hollywood Riviera is a truly special neighborhood that offers a unique blend of stunning ocean views, beautiful homes, and an active street life. Whether you're looking for a friendly community or a relaxing coastal retreat, the Hollywood Riviera is the perfect place to call home.

TORRANCE CANDY CANE LANE & CHRISTMAS LIGHTS

One of the standout features of Candy Cane Lane is, of course, its holiday decorations. Every year, starting in mid-December, the residents of the neighborhood transform their homes into a festive winter wonderland, complete with twinkling lights, blow-up Santas, and other holiday-themed decorations. The neighborhood is a popular destination for families and visitors, who come to admire the decorations and soak up the festive atmosphere.

In addition to its holiday decorations, Candy Cane Lane is also known for its strong sense of community. The residents of the neighborhood come together throughout the year to participate in various events and activities, including neighborhood block parties, charity events, and more.

IN TORRANCE DON’T MISS

DEL AMO MALL

Del Amo Fashion Center is a large shopping mall located in Torrance, California. It is one of the largest malls in the United States and features a variety of stores, restaurants, and entertainment options. Some of the anchor stores at Del Amo include Macy's, Nordstrom, Arhaus, and Crate and Barrel.

WILSON PARK FARMER’S MARKET

Wilson Park Farmer's Market is a weekly outdoor market located in Wilson Park in Torrance, California. It features a variety of vendors selling fresh produce, baked goods, flowers, and other items.

The market is a popular destination for locals and provides an opportunity to buy fresh and locally sourced products. It is usually held on a specific day of the week, typically Saturday or Sunday.

Torrance Real Estate