Your Complete Neighborhood Guide to ZIP Codes 90066 & 90034

Discover Greater Mar Vista Living

Mar Vista, meaning "ocean views" in Spanish, is a premier residential neighborhood on Los Angeles' coveted Westside. Spanning ZIP codes 90066 and 90034, this expansive community encompasses six distinct zones governed by the Mar Vista Community Council, each offering unique character while maintaining the neighborhood's signature small-town charm and beach-proximity lifestyle. Annexed to Los Angeles in 1927 and officially designated as a city neighborhood in 2006, Mar Vista has evolved into one of the most sought-after locations for families, young professionals, and tech industry workers seeking an authentic Westside lifestyle.

The Six Zones of Mar Vista

Mar Vista is organized into six zones under the Mar Vista Community Council, providing localized representation and community engagement. Each zone has its own elected director and distinctive neighborhood associations:

Zone 1: Westside Village

Boundaries: South of National Boulevard; western boundary along the 405 Freeway to west side of Overland Avenue; north side of Charnock Road between Overland Avenue and Sepulveda Boulevard.

Character: Primarily residential area with convenient freeway access, featuring a mix of single-family homes and multi-family properties. Close proximity to Culver City amenities.

Zone 2: North Westdale

Boundaries: South of the 10 Freeway, north of National Boulevard, east of Centinela Avenue, west of 405 Freeway.

Character: Highly desirable area featuring the North Westdale Neighborhood Association. Known for strong community engagement, excellent schools including Richland Avenue Elementary and Webster Middle School. Mix of established single-family homes and apartments. Part of the 90064 ZIP code overlap.

Zone 3: Westdale

Boundaries: South of National Boulevard, north of Palms Boulevard, east of Centinela Avenue/Bundy Drive, west of 405 Freeway.

Character: Home to the prestigious Westdale Homeowners Association and the highly sought-after Westdale-Trousdale neighborhood. Features some of Mar Vista's most desirable real estate, including storybook homes and new luxury construction. Strong sense of community with active neighborhood participation.

Zone 4: Central Mar Vista

Boundaries: South of Palms Boulevard, north of Venice Boulevard, east of Centinela Avenue, west of 405 Freeway.

Character: Represented by Mar Vista Neighbors Association. The heart of Mar Vista featuring Venice Boulevard's shopping and dining corridor. Home to Mar Vista Elementary School and diverse housing from mid-century modern architecture to contemporary builds. The Hilltop Neighborhood Association also serves portions of Zones 3 and 4.

Zone 5: South Mar Vista

Boundaries: South of Venice Boulevard, north of Culver City border, east of Centinela Avenue, west of the Culver City border along Albright Avenue.

Character: Covered by the South Mar Vista Neighborhood Association. More densely populated area with significant multi-family housing including classic dingbat apartments under rent stabilization. Excellent value proposition with strong rental market and diverse housing options.

Zone 6: West Mar Vista

Boundaries: South of Santa Monica Airport, north of Venice Boulevard, east of Walgrove Avenue, west of Centinela Avenue.

Character: Served by West Mar Vista Neighborhood Association. Western gateway to the community with close proximity to Venice and Santa Monica. Features the Mar Vista Recreation Center, numerous parks, and easy beach access. Mix of residential styles with strong community amenities.

Mar Vista Real Estate Market Overview

The Mar Vista real estate market spans two ZIP codes with varying price points, offering opportunities across the housing spectrum while maintaining the desirable Westside location premium.

Market Performance by ZIP Code:

ZIP Code 90066 (Primary Mar Vista)

·       Median Home Value: $1,638,023

·       Median Sale Price: $1.99M to $2.26M (varying by source and timing)

·       Market Status: Very Competitive (73/100 score)

·       Average Days on Market: 48 days

·       Year-over-Year Appreciation: Up 5.3% to 10%

·       Median Price per Square Foot: $1,080

Coverage: Zones 4, 5, 6 and portions of adjacent zones. Includes core Mar Vista neighborhoods, Venice Boulevard corridor, and areas closest to the beach.

ZIP Code 90034 (Westdale/Palms Border)

·       Median Home Value: $1,378,987

·       Market Status: Competitive with strong value proposition

·       Characteristics: More affordable entry point to Mar Vista living

Coverage: Zones 1, 2, 3 and overlap areas. Includes North Westdale, Westdale, and Westside Village. Borders Palms and Culver City for additional amenities.

Overall Market Characteristics:

·       Strong seller's market conditions with frequent multiple offers

·       Homes typically sell for 2% above list price

·       Hot properties can sell for 4% above asking in under 30 days

·       Limited inventory driving sustained price appreciation

·       Tech industry proximity supporting strong demand

Diverse Housing Inventory Across All Zones

Mar Vista's 26,591 housing units offer exceptional architectural diversity across all six zones:

Architectural Styles & Types:

Single-Family Detached Homes (39.8%): Ranging from 1920s bungalows to new luxury construction, concentrated in Zones 2, 3, 4, and 6. The prestigious Westdale-Trousdale area features particularly sought-after properties.

Mid-Century Modern Architecture: Surviving examples along Beethoven, Meier, and Moore Streets, primarily in Zone 4. Originally built as affordable housing, now architectural treasures valued over $1 million.

Mar Vista Oval District: Historic circa-1912 development featuring distinctive oval street patterns and palm-lined streets north of Washington Boulevard.

Multi-Family Buildings: Concentrated south of Venice Boulevard (Zone 5). Includes iconic dingbat apartments subject to Los Angeles Rent Stabilization Ordinance, providing long-term housing stability.

Attached Units (2.7%): Duplexes and townhouses throughout, with development opportunities in Zones 1, 3, and 5.

New Luxury Construction: Custom builds and contemporary farmhouses emerging in Zones 1, 3, and 4, particularly in Westdale and Westside Village areas.

Notable Neighborhoods:

Mar Vista Hill: Exclusive section in Zone 4 with elevated views and premium properties representing some of the most expensive real estate in the entire Mar Vista area.

Westdale-Trousdale (Zone 3): Highly desirable pocket featuring storybook homes and sophisticated new construction with custom finishes.

The Oval District (Zone 4): Historic character neighborhood with distinctive curved streets and mature landscaping.

Community Demographics & Lifestyle

Mar Vista is home to approximately 54,975 residents across its six zones, representing one of Los Angeles' most economically diverse and well-educated communities.

The community's high education levels and strong median income reflect Mar Vista's appeal to tech professionals, creative industry workers, and established families seeking excellent schools and quality of life.

Outstanding Schools Across All Zones

Mar Vista is served by some of the highest-performing schools in the Los Angeles Unified School District, with multiple elementary school options across the six zones.

Elementary Schools (LAUSD):

Mar Vista Elementary School (90066, Zone 4): 3330 Granville Ave. Ranked #222 in California with exceptional performance - 76% math proficiency, 84% reading proficiency, significantly exceeding district and state averages. A-minus rating by Niche. Student-teacher ratio: 22:1.

Beethoven Elementary School (90066, Zone 6): 3711 Beethoven St. Serves western Mar Vista zones with strong community support.

Walgrove Elementary (90066, Zone 6): 1630 Walgrove Ave. Located near Venice boundary, serving western portions of Mar Vista.

Grand View Boulevard Elementary (90066): 3951 Grand View Blvd. Additional option for central Mar Vista families.

Clover Avenue Elementary (90034, Zone 1/2): 11020 Clover Ave. Serving northern Mar Vista zones near Culver City border.

Richland Avenue Elementary (90064, Zone 2): 11562 Richland Ave. Highly regarded school serving North Westdale area.

Short Avenue Elementary (90066): 12814 Maxella Ave. Serving families in western zones.

Stoner Avenue Elementary (90066): 11735 Braddock Drive. Additional option for Mar Vista families.

Middle Schools:

Mark Twain Middle School (90066, Zones 5/6): 2224 Walgrove Ave. Rated B by Niche. Primary middle school for Mar Vista students with comprehensive programs.

Daniel Webster Middle School (90064, Zone 2): 11330 Graham Place. Highly regarded option serving North Westdale and northern zones.

Marina del Rey Middle School (90066): 12500 Braddock Drive. Additional middle school option.

High Schools:

Venice Senior High School (90066): 13000 Venice Boulevard. Established 1910, historic campus serving Mar Vista students. Comprehensive academic programs, athletics, and arts. Originally "Venice Union Polytechnic High School," moved to current neo-Romanesque building in 1920s.

Charter & Private Schools:

·       Citizens of the World Charter School (90064): 11561 Gateway Blvd

·       Ocean Charter School (90066): 12606 Culver Blvd

·       Goethe International Charter School (90066): 12500 Braddock Drive

·       Magnolia Science Academy 4 (90064): 11330 Graham Place

·       Windward School (90066): 11350 Palms Blvd - Elite private school

·       Wildwood School (90066): 12201 Washington Place - Premier private option

Preschools & Early Education:

·       A Kids Place: 12306 Venice Blvd

·       Building Blocks Christian Academy: 3734 S. Centinela Ave

·       DIG Childhood Center: 3840 Grand View Blvd

·       Kinder Circle Preschool: 11827 Venice Blvd

·       Lily Pad Preschool: 12958 Short Avenue

·       Mar Vista Montessori: 3865 Grand View Blvd

·       New School West: 12731 Venice Blvd

Inter-District Transfers: As of 2014, Wiseburn School District accepts Mar Vista families on inter-district transfers, providing additional high-quality educational options.

Parks, Recreation & Community Amenities

Major Parks & Recreation Centers:

Mar Vista Recreation Center (Zone 6): 11430 Woodbine St. Community cornerstone featuring auditorium, barbecue pits, unlighted baseball diamond, lighted indoor/outdoor basketball courts, children's play area, indoor gymnasium, outdoor roller hockey rink, outdoor AstroTurf soccer field, picnic tables, lighted tennis court, outdoor pool, and lighted volleyball court. Extensive fitness, recreation, sports, music, and camp programs. Meeting location for Mar Vista Community Council.

Clover Park (Zone 1/2): Sports facilities, playgrounds, picnic areas serving northern zones.

Penmar Park (Zone 6): Recreational facilities near Venice border.

Penmar Golf Course (Zone 6): Public golf course with tee times available for residents and visitors.

Airport Park (Zone 6): Features popular dog park for pet owners, located near Santa Monica Airport.

Mar Vista Stairs: Popular outdoor fitness destination for hikers and exercise enthusiasts.

Venice Beach: Just 5-7 minutes from all Mar Vista zones for beach activities, boardwalk, and ocean access.

Dining, Shopping & Entertainment

Venice Boulevard Corridor (Zones 4, 5, 6):

The Venice Boulevard corridor serves as Mar Vista's main commercial spine, offering diverse dining, shopping, and services throughout the southern zones.

·       Café Laurent: Popular brunch spot serving casual French fare

·       Taverna at the Mar Vista: LA Times "Best of the Southland Regionals" finalist with tapas-style Greek dishes and house cocktails

·       Eclectic mix of restaurants, cafes, and bars

Grocery & Essential Shopping:

·       Trader Joe's (Zone 4): Convenient location for all zones

·       Ralphs (Zone 4): Full-service supermarket

·       Whole Foods Market: Organic and specialty groceries

·       Mitsuwa Marketplace - Mar Vista Center (Zone 5): Large Japanese grocery with specialty snacks, prepared foods, and multiple Japanese fast-food restaurants inside

·       Sunday Farmers Market: Fresh, locally-grown produce weekly

Specialty Retail:

·       The Council Shop: Popular thrift store

·       Local boutiques and specialty shops along Venice Boulevard

·       Close proximity to Culver City's dining and retail scene (Zones 1, 2, 5)

Neighborhood Character & Lifestyle

Mar Vista offers an exceptional work-life balance combining small-town community character with urban sophistication across its diverse zones. Each zone maintains distinct personality while sharing the neighborhood's core values of community engagement, walkability, and quality of life.

Community-Wide Lifestyle Highlights:

·       Active neighborhood associations in all six zones fostering community engagement

·       Small-town atmosphere despite urban location

·       5-7 minute drive to Venice Beach and Pacific Ocean from all zones

·       Newly enhanced bike lanes and sidewalks (LA Great Streets Initiative)

·       Pedestrian-friendly streets with tree-lined boulevards

·       Tech industry hub proximity - ideal for Silicon Beach workers

·       Diverse population of families, young professionals, and established residents

·       Progressive, liberal-leaning community values

·       Strong public school performance across multiple zones

·       Safe, quieter alternative to Venice and Santa Monica

·       Vibrant local business community and dining scene

Zone-Specific Characteristics:

Zones 1-3 (90034): More suburban feel, strong homeowner associations, excellent schools, near Culver City amenities and tech employers.

Zones 4-6 (90066): More urban density, walkable to restaurants/shops, closer to beach, mix of ownership and rentals, vibrant street life.

Location, Boundaries & ZIP Codes

ZIP Codes: 90066 (primary), 90034 (northern zones), 90064 (partial overlap Zone 2)

Total Area: 2.9 square miles

Council District: 11 (City of Los Angeles)

Overall Neighborhood Boundaries:

·       Northeast: San Diego Freeway (405) to Culver City boundary at Venice Boulevard

·       Southeast: Culver City line

·       Southwest: Walgrove Avenue

·       Northwest: Santa Monica city boundary

·       Northern apex: San Diego Freeway and National Boulevard

·       Southern apex: Washington Boulevard and Tivoli Avenue

Adjacent Communities:

·       North: Santa Monica and Sawtelle

·       Northeast: Palms (overlapping with Zones 1-3)

·       East: West Los Angeles, Westwood, Rancho Park

·       South: Culver City and Del Rey

·       West: Venice

Transportation & Connectivity

Mar Vista offers exceptional connectivity via multiple transportation options serving all six zones:

·       I-405 San Diego Freeway: Direct access for Zones 1-4

·       I-10 Santa Monica Freeway: Serves Zone 2 (North Westdale)

·       Venice Boulevard: Primary east-west arterial through Zones 4-6

·       National Boulevard: Serves Zones 1-3

·       Centinela Avenue: North-south corridor connecting all zones

·       LAnow Shared-Ride Service: On-demand shuttle via smartphone app, online, or phone with pick-up/drop-off points throughout Mar Vista

·       Metro bus lines: Multiple routes serving Venice and National Boulevards

·       Bike-friendly infrastructure with dedicated bike lanes

Community Resources & Services

Mar Vista Library (Zone 5): 12006 Venice Boulevard. Full-service branch of Los Angeles Public Library system serving all zones with books, digital resources, programs, and community meeting spaces.

LAPD Pacific Division: Serving Mar Vista with community policing and public safety services across all zones.

James J. McBride Special Education Center: 3960 Centinela Avenue. Specialized educational services.

Active Neighborhood Associations:

·       Westside Village Civic Association (Zone 1)

·       North Westdale Homeowners Association (Zone 2)

·       Westdale Homeowners Association (Zone 3)

·       Mar Vista Neighborhood Association (Zone 4)

·       Hilltop Neighborhood Association (Zones 3 & 4)

·       South-Mar Neighborhood Association (Zones 5 & 6)

·       West Mar Vista Neighborhood Association (Zone 6)

Mar Vista Community Council: City-sanctioned neighborhood council meeting third Thursday monthly at 6:30 PM at Mar Vista Recreation Center. Provides unified voice for all zones on development, quality of life, and city services.

Historic Character & Notable Features

Originally called Ocean Park Heights (1904-1924), Mar Vista developed along the Venice Short Line rail (now Venice Boulevard) built in 1902. Briefly incorporated as an independent city before annexing to Los Angeles in 1927 for water access. The neighborhood fought successfully against up-zoning in the 1950s, preserving its residential character and creating the less dense environment that defines Mar Vista today.

Architectural & Historic Districts:

Mar Vista Hill (Zone 4): Exclusive elevated section featuring premium real estate with ocean breezes and views. Among the most expensive properties in the entire Mar Vista area.

Mar Vista Oval District (Zone 4): Circa 1912 Palm Place development north of Washington Boulevard, south of Venice Boulevard. Distinctive oval street patterns with mature palm trees creating iconic neighborhood character.

Mid-Century Modern Heritage (Zone 4): Surviving examples along Beethoven, Meier, and Moore Streets. Originally built 1950s-1970s as basic, affordable homes now recognized as architectural treasures valued over $1 million each.

Westdale-Trousdale (Zone 3): Prestigious pocket development featuring quality construction and cohesive architectural character. Home to storybook residences and new custom builds.

Real Estate Investment Outlook

Mar Vista presents diverse investment opportunities across both ZIP codes, offering entry points from mid-$1.3M (90034) to over $2M (90066) while maintaining strong appreciation potential community-wide.

Investment Drivers:

·       Silicon Beach Proximity: Major tech employers including Google, Snap, Amazon, Facebook in adjacent Playa Vista, Venice, Santa Monica, and Culver City driving sustained demand

·       Limited Westside Supply: Constrained inventory in highly desirable area

·       Strong Year-Over-Year Appreciation: 5-10% annual gains across most zones

·       Top-Tier Schools: Mar Vista Elementary and Webster Middle attracting families

·       Infrastructure Investment: Great Streets Initiative improvements enhancing walkability

·       Beach Premium Without Beach Prices: 90034 particularly attractive value

·       Rent-Stabilized Buildings: Zone 5 multi-family properties offering stable cash flow opportunities

·       Development Opportunities: Zones 1, 3, 5 with zoning for density

Investment Strategies by Zone:

Zones 1-3 (90034): Value-oriented single-family purchases, development opportunities, strong rental demand from tech workers, appreciation play near Culver City growth.

Zone 4 (90066 core): Premium single-family investment, mid-century modern appreciation, long-term hold strategy in established neighborhood.

Zone 5 (90066 south): Multi-family cash flow, rent-stabilized income properties, highest density with strong tenant demand.

Zone 6 (90066 west): Beach-proximity premium, strong owner-occupant market, family-oriented long-term holds.

Annual Events & Community Activities

Abbot Kinney Festival: One of Westside LA's most popular events drawing 100,000+ attendees annually. Features carnival rides, live performances, 300+ local artist and food vendors. Held on nearby Abbot Kinney Boulevard in Venice, easily accessible from all Mar Vista zones.

Mar Vista Community Council Monthly Meetings: Third Thursday at 6:30 PM at Mar Vista Recreation Center. Open to all stakeholders across six zones. Committees cover land use, transportation, public safety, and community improvement.

Neighborhood Association Events: Each zone's association hosts meetings, social events, and community activities fostering local connections and civic engagement.

Mar Vista Farmers Market: Weekly Sunday market bringing together residents from all zones for fresh produce and community gathering.

Why Choose Mar Vista?

Mar Vista offers unparalleled diversity of housing, price points, and neighborhood character across its six zones, all while maintaining the core Westside lifestyle values that make this community exceptional. Whether you're seeking:

·       Affordable Westside Entry (Zones 1-2, 90034): Strong value proposition with excellent schools, community engagement, and growth potential near Culver City tech corridor.

·       Established Family Neighborhoods (Zones 2-4): Top-rated schools, active homeowner associations, mid-century modern architecture, and strong community identity.

·       Investment Opportunities (Zones 1, 3, 5): Multi-family properties, development sites, and appreciation plays across varying price points.

·       Beach-Proximate Living (Zones 4-6, 90066): Five-minute drive to Venice Beach with walkable neighborhood amenities, restaurants, and community gathering spaces.

Mar Vista delivers exceptional schools, engaged community governance through six zone-based neighborhood associations, diverse housing from $1.3M to $2M+, strong appreciation history, and authentic small-town character—all within minutes of the Pacific Ocean and major Westside employment centers. With organized community structure providing targeted representation and active civic participation, Mar Vista residents enjoy both neighborhood-level connection and city-wide influence.

The combination of two ZIP codes, six distinct zones, multiple top-rated schools, strong real estate fundamentals, and genuine community engagement makes Mar Vista one of Los Angeles' most compelling and well-rounded neighborhoods for families, professionals, and investors alike.