Los Angeles County property record for 821 Highview Ave, Manhattan Beach, CA 90266
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 9 ba · 8,878 sqft · built 2023 |
| Lot Size | 0.275 acres (11,993 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $2,375,000 (Dec 2000) |
| Tax Bill | $79,140 (2025) |
| Deeds & Mortgages | Jun 2017 Line of Credit Nov 2017 Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 4170-042-004 |
| Primary APN | 4170-042-004 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 9 Baths |
| Total Rooms | 9 Rooms |
| Stories | 1 Story |
| Building Area | 8,878 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2023 |
|---|---|
| Effective Year Built | Effective 2023 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Wood Shingle |
| Lot Area | 11,993 sqft (0.275 acres) |
| Lot Dimensions | 166 ft deep x 72 ft wide |
| Garage Type | Attached |
| Heating Fuel | Solar |
|---|---|
| Water Source | Commercial |
| Street Address | 821 HIGHVIEW AVE |
|---|---|
| City | MANHATTAN BEACH |
| State | CA |
| Zip | 90266-5810 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | MNRS |
| Legal Description | TRACT NO 3393 1/2 VAC ST ADJ ON W AND LOT 3 BLK 23 |
| Legal Subdivision | 3393 |
| Legal Tract | 3393 |
| Legal Block | 23 |
| Legal Lot Number | 3 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | SOUTH BAY CITIES |
| Census Block Group | 3 |
| Census Block | 3017 |
| Census Tract | 620901 |
821 Highview Ave is owner-occupied and held in a trust since October 2016.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 821 HIGHVIEW AVE, MANHATTAN BEACH, CA 90266-5810 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Personal Trust |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Date | Document |
|---|---|
| Jun 7, 2017 | Deed of Trust, Mortgage · Line of Credit FIRST REPUBLIC BANK |
| Nov 3, 2017 | Deed of Trust, Mortgage · ARM FIRST REPUBLIC BANK |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Dec 28, 2000 · Amount on File |
| Deed Sale | Dec 28, 2000 · Amount on File |
| Deed Document Number | 20002023225 |
| Last Transfer Date | Oct 15, 2016 |
| Transfer Doc | 0001315014 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Property Address | 821 HIGHVIEW AVE, MANHATTAN BEACH, CA 90266-5810 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Name | Verified Name |
|---|
| Document Number | 0000627118 |
|---|---|
| Date | Jun 7, 2017 |
| Instrument | 17-0627118 |
| Name | FIRST REPUBLIC BANK |
|---|---|
| Type | Bank |
| Address | SAN FRANCISCO, CA 94111 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Property Address | 821 HIGHVIEW AVE, MANHATTAN BEACH, CA 90266-5810 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Title Company | FIRST AMERICAN TITLE COMPANY |
| Name | Verified Name |
|---|
| Document Number | 0001266983 |
|---|---|
| Date | Nov 3, 2017 |
| Instrument | 17-1266983 |
| Name | FIRST REPUBLIC BANK |
|---|---|
| Type | Bank |
| Address | SAN FRANCISCO, CA 94111 |
| Type | ARM |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Nov 1, 2047 |
| Rate Type | Adjustable Rate |
|---|---|
| Rate | 2.85% |
| Adjustable | Adjustable Rate Rider |
| Type Change Date | Nov 1, 2027 |
| Change Frequency | Annually |
| Min Rate At Change | 2.5% |
| Index | 1-Month LIBOR |
| Max Rate | 9.95% |
The 2025 property tax bill for 821 Highview Ave was $79,140 with a homeowner's exemption.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | Manhattan Beach City |
| Unified School District | Manhattan Beach Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $7,147,953 (+2%) Land $2,113,354 Building $5,034,599 | |
| 2025 | $79,140.00 Homeowner's exemption | $7,007,798 Land $2,071,916 Building $4,935,882 |
| 2023 | $48,250.00 (+1.17%) Homeowner's exemption | $4,297,583 (+46.14%) Land $1,991,462 Building $2,306,121 |
| 2022 | $47,693.00 Homeowner's exemption | $2,940,791 Land $1,952,414 Building $988,377 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 821 Highview Ave in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 1998.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 5 in force |
| Nearby Flood Claims | 1 (1998) |
| Claims Outside the SFHA | 1 of 1 |
| Most Recent Claim | Feb 1998 · Severe Winter Storms And Flooding |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
The area around 821 Highview Ave has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | MANHATTAN BEACH-CITY, WATER DEPT. serves 34,051 people · EPA ID CA1910083 |
|---|---|
| Water Source | Purchased surface water from several systems |
| Last State Inspection | Oct 2024 |
| Lead | 5 ppb (2023–2025) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 1,419 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 7,000 / 7,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: AT&T, GeoLinks, Verizon.
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