Washington School, Long Beach: A Local Realtor’s Guide to the Neighborhood
If you're looking for a Long Beach neighborhood that offers relatively affordable housing, easy access to Downtown Long Beach and a convenient commute toward Los Angeles, the Washington School neighborhood in Long Beach is worth knowing about.
I recently had the opportunity to share some of my local insight on Washington School with Homes.com for its Long Beach neighborhood guide. Having lived and worked in the Long Beach area for more than 15 years, I've watched buyers become increasingly interested in neighborhoods just outside Downtown where they can still get the convenience of an urban location without necessarily paying Downtown or coastal Long Beach prices.
Washington School is one of those neighborhoods.
Washington School is located just northwest of Downtown Long Beach in the 90813 ZIP code.
Its location is one of its biggest advantages. Residents have relatively quick access to Downtown Long Beach, Pacific Coast Highway, the 710 Freeway and the Metro A Line.
For buyers commuting toward Los Angeles, the location can make a meaningful difference.
As I told Homes.com:
“A lot of residents are coming down from LA. They want to be out of LA but still have easy access. Living here puts you right near the 710, which probably cuts your commute down about 20 minutes compared to some other parts of Long Beach.”
That combination of accessibility and relative affordability is one of the reasons I think buyers should keep Washington School on their radar.
Washington School has a diverse housing stock compared with some of Long Beach's predominantly single-family neighborhoods.
You'll find a mix of:
Single-family homes are relatively limited, while condos and multifamily properties make up a significant portion of the area's housing.
For buyers, that can create opportunities at several different price points. Someone looking for their first condo in Long Beach may be shopping in a completely different range than an investor looking for a duplex or larger multifamily property in the same neighborhood.
One of the biggest reasons buyers consider Washington School is value.
Generally speaking, housing prices tend to increase as you move closer to Downtown Long Beach and the waterfront. Washington School gives buyers the ability to stay close to Downtown while potentially finding a lower entry point.
Homes.com currently reports the neighborhood's overall median sale price in the low $400,000s, although that number needs some context. The neighborhood contains a large number of condos and multifamily properties, and relatively few single-family homes trade each year.
That's why I wouldn't recommend looking at the neighborhood-wide median and assuming that's what a typical house costs.
Property type matters considerably in Washington School.
If you're considering buying or selling here, looking at comparable sales for the specific property type is much more useful than relying solely on the neighborhood median.
Parking is something buyers regularly ask about throughout the more densely populated areas of Long Beach.
Washington School is no exception.
Street parking can vary considerably from block to block. However, in my experience, it generally isn't as challenging as some parts of Downtown Long Beach.
As I explained to Homes.com:
“It's not nearly as difficult as downtown. You'll go down one street, and it'll be packed, but the next one will have two to three spots.”
For buyers considering a condo, apartment or home without dedicated parking, I always recommend visiting the immediate block at different times of the day rather than judging parking based on a single showing.
In Long Beach, parking conditions can change dramatically within only a few blocks.
Location may be Washington School's biggest selling point.
The neighborhood provides convenient access to the 710 Freeway, which makes it attractive to residents who need to travel north toward Los Angeles while still wanting to live in Long Beach.
The Metro A Line is another transportation option, providing rail access through Long Beach and into Los Angeles County.
For someone who works in Los Angeles but prefers the lifestyle and housing options available in Long Beach, Washington School can be an interesting middle ground.
Washington School's location puts residents close to both neighborhood businesses and many of Long Beach's larger attractions.
Nearby destinations include Downtown Long Beach, Alamitos Beach, the waterfront, the LA River Trail and several local parks.
Homes.com also highlights neighborhood and nearby businesses including Trademark Brewing, Daisy Diner, Sesame Dinette and LA Pizza Shop.
The neighborhood isn't trying to be Belmont Shore or Downtown Long Beach. What it offers instead is convenient access to many of those destinations while maintaining its own more residential and urban character.
It depends on what you're looking for.
For buyers who prioritize newer suburban communities, larger lots or primarily single-family neighborhoods, there may be better fits elsewhere in Long Beach.
But Washington School can make a lot of sense for buyers who prioritize:
It's also an area where understanding the individual block and property matters.
Long Beach is extremely neighborhood-specific, and Washington School is a good example. Property type, parking, street location, condition and proximity to major roads can all influence value.
I've been selling real estate in Long Beach and the surrounding communities for more than a decade, and one of the things I enjoy most about this market is how different each Long Beach neighborhood can be.
If you're considering buying a home in Washington School, I can help you understand current inventory, recent comparable sales and how the neighborhood compares with other areas of Long Beach.
If you already own property here and are considering selling, I can also prepare a property-specific market analysis rather than relying on automated neighborhood estimates.
Tyler Rogina
Broker Associate | Compass
Founder, Rogina Group
California DRE #01925584
Tyler Rogina was recently featured as a local real estate expert in the Homes.com Washington School Neighborhood Guide, providing insight on housing prices, parking and commuting from Washington School to Los Angeles.
Read the full Washington School Neighborhood Guide on Homes.com →
Washington School is located northwest of Downtown Long Beach in the 90813 ZIP code. The neighborhood offers convenient access to Downtown Long Beach, Pacific Coast Highway, the 710 Freeway and the Metro A Line.
The neighborhood contains a mixture of condos, townhomes, multifamily properties and single-family homes. Older bungalows and Spanish-style homes can also be found throughout the residential portions of the neighborhood.
Housing in Washington School can offer a lower entry point than Downtown Long Beach and many coastal Long Beach neighborhoods. Prices vary significantly depending on whether you're considering a condo, single-family home or multifamily property.
Yes. The neighborhood has access to the Metro A Line as well as Long Beach Transit. Its proximity to the 710 Freeway also makes the area convenient for residents who commute by car.
Street parking varies by block. Some streets can become crowded, particularly at night, while neighboring blocks may have considerably more availability. Buyers without dedicated parking should visit the property at several different times before purchasing.
Washington School sits immediately northwest of Downtown Long Beach, putting restaurants, entertainment, employment centers and the Long Beach waterfront within a relatively short trip.
Tyler Rogina is a Long Beach real estate broker and founder of Rogina Group at Compass. He has lived and worked in the Long Beach area for more than 15 years and was featured by Homes.com as a local real estate expert in its Washington School Neighborhood Guide.
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