South of PCH (SoPCH) refers to the collection of neighborhoods located south of Pacific Coast Highway in Long Beach. While not a single defined neighborhood, it’s a commonly used term among locals and buyers to describe coastal-adjacent living with a mix of housing types, walkability, and access to the beach. SoPCH attracts buyers who want proximity to the ocean without always paying Belmont Shore or Naples-level pricing.
Living in South of PCH (SoPCH)
SoPCH covers a broad and diverse area, including parts of Bluff Heights, Bluff Park, Alamitos Beach, and surrounding residential pockets. Because of this, the lifestyle can vary significantly depending on the exact location.
The overall lifestyle is:
• Coastal-adjacent and lifestyle-driven
• Walkable in many areas
• Mixed density (single-family, condos, apartments)
• Active, with access to beach and city amenities
Residents enjoy:
• Walking or biking to the beach
• Ocean breezes and mild coastal weather
• Access to restaurants, coffee shops, and nightlife
• A mix of quiet residential streets and busier corridors
Walk Score: Moderate to High
Bike Score: High
Commute times:
• Downtown Long Beach: 5-10 minutes
• Downtown Los Angeles: 30-45 minutes
• Orange County job centers: 25-35 minutes
SoPCH offers a balance between coastal living and city access.
South of PCH Home Prices & Market Data (Updated March 2026)
Median Home Price: ~$700,000-$1,300,000+
Condos: ~$500,000-$900,000
Price Per Sq Ft: ~$600-$900
Average Days on Market: 25-45
Housing stock includes:
• Condos and apartments
• Craftsman and Spanish-style homes
• Small multifamily properties
Market insight:
Pricing varies widely depending on proximity to the beach, ocean views, and property type. Blocks closer to the coastline command significantly higher premiums.
Schools Near South of PCH
Public Schools:
• Burbank Elementary School (K-5)
• Franklin Middle School (6-8)
• Wilson High School (9-12)
Private Schools Nearby:
• St. Anthony High School
• Maple Village Waldorf School
School options vary depending on the specific micro-location within SoPCH.
Things to Do in South of PCH
SoPCH is heavily lifestyle-driven, with strong access to outdoor and social activities.
Local highlights include:
• The beach and bike path
• Bluff-top walking paths and ocean views
• Coffee shops, restaurants, and local businesses
• Yoga, fitness, and outdoor recreation
Nearby attractions:
• Belmont Shore
• Bluff Park
• Downtown Long Beach
Residents often choose SoPCH specifically for the lifestyle rather than just the home itself.
Who Lives in South of PCH?
SoPCH attracts:
• Young professionals
• Remote workers
• Beach lifestyle buyers
• Investors
The area has a mix of renters and homeowners, with higher turnover than suburban neighborhoods.
Pros & Cons of South of PCH
Pros:
• Coastal proximity
• Walkable lifestyle in many areas
• Variety of housing options
• Strong lifestyle appeal
Cons:
• Pricing varies significantly by location
• Parking can be limited near the beach
• Higher density in certain areas
Buyers need to understand micro-locations – one street can feel very different from the next.
Frequently Asked Questions About South of PCH Real Estate
What does “South of PCH” mean in Long Beach?
It refers to neighborhoods located south of Pacific Coast Highway, generally closer to the coast.
Is South of PCH a good place to live?
Yes, especially for buyers prioritizing coastal lifestyle and walkability.
Is South of PCH expensive?
It varies widely. Entry-level condos can start around $500K, while homes closer to the beach exceed $1M+.
What are homes selling for in South of PCH?
Most properties range from $700,000 to $1.3M+, depending on location and property type.
Is South of PCH a good investment?
Yes. Coastal proximity and lifestyle demand tend to support long-term value.
Recently Sold Homes in South of PCH
Example recent transactions (illustrative format – replace with MLS updates monthly):
• 1 bed condo near beach – Sold $520,000 – 30 DOM
• 2 bed Craftsman home – Sold $980,000 – 27 DOM
• Duplex investment property – Sold $1,250,000 – 34 DOM
Properties closer to the beach or with updated interiors tend to command premium pricing.
Work With Long Beach’s Coastal Experts – Team Fasnacht
“South of PCH isn’t just one neighborhood it’s a lifestyle zone. The key is understanding the micro-locations and how each block feels.” – Helene Fasnacht
Team Fasnacht provides:
• Hyperlocal guidance on coastal neighborhoods
• Investment and lifestyle property analysis
• Strategic pricing and marketing
If you are considering buying or selling South of PCH, working with a Long Beach real estate team who understands the nuances of each pocket can help you make the most informed decision.
