Short answer: Seaside is a South Torrance neighborhood, ZIP 90505, on the streets that run off Pacific Coast Highway toward the Palos Verdes hills, a short drive from Riviera Village and Torrance Beach. Per Redfin, September 2026, the median sale price was $1,624,545, up 22.6% year over year, on only three closed sales. I live here, and my mother has lived here for more than 30 years.
I have lived in the South Bay since 1993 and in Seaside today. Jenna Christensen of Compass, my mother and co-listing partner, has been a Seaside resident for 30+ years. We co-list homes here, and this year we sold 5224 Doris Way for $2,142,115 with two offers in 14 days. I am also a business partner of the Seaside Neighborhood Association.
So when a buyer asks "where exactly is Seaside," I answer as a resident first and an agent second. Here is what I tell them.
Where is Seaside, and what is not Seaside?
Seaside sits in South Torrance, ZIP 90505, inside Torrance Unified. Statistical Atlas lists Southwood and Southwood Riviera as its neighboring neighborhoods. The landmarks I use when I give directions are Seaside Elementary at 4651 Sharynne Lane, Calle Mayor Middle School, and Seaside Heroes Park at 22851 Anza Avenue, a 1.2-acre park with a playground, per the City of Torrance.
Two things are not Seaside. Hollywood Riviera is the hillside neighborhood to the west, also in Torrance, and it is its own place with its own name. Riviera Village is the shopping district across the city line in Redondo Beach. Listings sometimes borrow the Seaside name for addresses outside it, so ask me to check a specific street.
What did Redfin's $1,624,545 median mean in September 2026?
Per Redfin, retrieved October 29, 2026, here is the September 2026 picture for Seaside:
| Measure | Seaside, September 2026 | Note |
|---|---|---|
| Median sale price | $1,624,545 | Up 22.6% year over year |
| Homes sold | 3 | Down from 20 in September 2025 |
| Median days on market | 14 | 24 days a year earlier |
| Sale to list price | 104.0% | Up 4.6 points year over year |
Read the second row before the first. Three sales is a tiny sample. One large remodel closing in a month can swing the median by hundreds of thousands of dollars, and the next month can swing it back. For contrast, Redfin's September 2026 median for the city of Torrance was $1,174,441, down 4.9% year over year, on a much larger sample.
What I take from the table is not the 22.6%. It is the 14 days and the 104.0%. Well-prepared Seaside homes have been selling fast and over asking this year. That matches what Jenna and I saw on Doris Way.
What do the houses look like?
In general terms, Seaside is a neighborhood of single-family homes on curving, tree-lined streets. Most were built as one-story houses, and over the years many have been expanded, remodeled or rebuilt as two-story homes. On one block you can see an original kitchen next door to a full down-to-the-studs rebuild, which is why price per square foot varies so much here.
If you want specifics, ask me for the last 90 days of CRMLS sales. I will send the addresses, square footage, lot sizes and closing prices rather than guess at averages.
What is the Seaside Neighborhood Association?
The Seaside Neighborhood Association is a volunteer group of neighbors. I support it as a business partner, which is a plain way of saying I put money and time behind the people who look after the place where my family lives. If you buy here, ask me for the current contact and I will connect you.
When do the holiday lights go on?
The tract around Robert Road, which the City of Torrance calls Seaside Ranchos and most visitors call Sleepy Hollow, has decorated for the holidays for more than 40 years, per Discover Torrance, October 2026. The lights go on the first full weekend of December and stay up through the first week of January, roughly 6 to 10 PM. The 2025 season ran December 6, 2025 to January 1, 2026.
A few facts matter if you live here or are buying here:
- The City of Torrance states the display is not a city-sponsored or city-sanctioned event. Each homeowner decides whether to participate.
- In the 2024 season, the City posted parking restrictions from December 6 to January 2, limiting parking to one side of the street in designated areas from 5 to 10 PM on Fridays, Saturdays and Sundays, and placed message boards at PCH and Robert Road and on PCH before Calle Mayor (City of Torrance, Seaside Holiday Lights page, retrieved October 29, 2026).
- Mommy Poppins, updated January 29, 2026, advises parking on PCH or Prospect and walking in, since only a limited number of cars are let through.
For sellers, this means a December listing on those streets will have weekend evening traffic and a lot of foot traffic past your front door. For buyers, it means ask which blocks participate before you fall in love with a December-quiet street.
Which schools serve Seaside addresses?
Per GreatSchools, October 29, 2026: Seaside Elementary 7/10, Calle Mayor Middle 10/10, South High 10/10. I went to Calle Mayor and South High myself. Those are ratings, not a full picture, and as a former teacher I would tell you to tour the campus before you decide anything.
Assignment is by address and boundaries can change. Confirm the assigned schools for a specific address with Torrance Unified, in writing, before you remove contingencies. I do this with every buyer.
Questions I get asked
Is Hollywood Riviera part of Seaside?
No. Hollywood Riviera is a separate Torrance neighborhood on the hillside to the west, above Torrance Beach. Both are in Torrance, both feed South High, and both are places I have shown homes for years. They are different streets, different lots and often different prices, so I keep the names straight in every listing I write.
How far is the beach?
Most Seaside streets are a few minutes by car to Torrance Beach and Riviera Village. Some people bike it. I would not describe most of the neighborhood as a walk to the sand, and I would rather you drive it yourself at the hour you would actually go than take my word for it.
Should I wait for a Seaside home or look wider?
Redfin counted three Seaside sales in September 2026. If you need to move by a certain date, set a Seaside alert and also look at Hollywood Riviera, Southwood and South Redondo. I will tell you honestly when a Seaside house is coming, because Jenna and I often hear about them before they hit the MLS.
If you own in Seaside and want to know what this year's sales mean for your house, ask me for a written valuation at beckyhomes.com/home-value. I will pull the actual CRMLS closings, not a neighborhood average.
Becky Davidson, DRE# 01894087. Beachside Ventures, Inc. (Estate Properties) DRE# 01879720 ©2026. Information provided is from the California Regional Multiple Listing Service (CRMLS) and Combined LA/Westside MLS (CLAW). Data is for personal, non-commercial use to identify prospective properties and is deemed reliable but not guaranteed. Buyers should verify all information independently or with appropriate professionals. Estate Properties has not verified data from other sources and is not responsible for errors or omissions. Properties may or may not be listed by the office/agent presenting this information. All data is copyrighted by CRMLS, CLAW, i-Tech MLS, PSRMLS, and VCRDS. Unauthorized use or distribution is strictly prohibited. Equal Housing Opportunity.
Becky Davidson is a REALTOR® with Estate Properties in Riviera Village, Redondo Beach (DRE# 01894087). She has lived in the South Bay since 1993, taught elementary school before earning her license in 2011, and has sold 240+ homes and $205M+ across the South Bay and Los Angeles. She lives in Seaside with her husband and daughter and often co-lists homes with her mother, Jenna Christensen of Compass (DRE# 01341901). Call or text 310.920.9287.
