Pacific Grove, City of Homes, #41: C.A. Towne 1904

by Matthew Tanzer

211 14th Street

Between Laurel Avenue and Lighthouse Avenue
2 beds, 2 baths, 1,279 SF on a 1,800 SF lot
Built, 1900
Last sold, 1988

This Craftsman bungalow sits half a block uphill from Lighthouse Avenue, near its transition from district to corridor, where streetcar access and the canneries made the location a target for neighborhood in-fill.

The home exterior uses wood shingle siding, broad eaves, and a low roofline to give the house its most distinctive features: exposed roof framing, restrained detailing, and a solid, grounded presence.

The front porch is organized as a three-arch arcade spanning the façade. Those arches create a covered outdoor room at the entry, with the porch floor slightly lifted above the sidewalk and a short stair leading up from the street.

The repeated arches, the deep shadow line, and the long horizontal porch edge make the front elevation feel structured around that space.

Three Things I Love About the Home

1. The Arcade: the home’s signature architectural feature, and the only rounded one.

2. The Courtyard: Open air on an otherwise dense lot, with the hedge as divider.

3. The Detached Garage: Parking, storage and matching forest green paint.

Pacific Grove, City of Homes: 1-40

by Matthew Tanzer

#1: Trimmer Hill, 230 6th Street
#2: The Gosby House Inn, 643 Lighthouse Avenue
#3: 605 Pine Avenue
#4: The Butterfly House, 309 9th Street
#5: Margaret Lawrey 1887, 592 Central Avenue
#6: Captain’s Castle, 106 7th Street
#7: 178 Central Avenue
#8: Dr. Andrew J. Hart 1894, 649 Lighthouse Avenue
#9: Frank Clark 1887, 231 Central Avenue
#10: Toad Hall, 150 19th Street

#11: The Seven Gables Inn, 555 Ocean View Boulevard
#12: 365 Ocean View Boulevard
#13: Dr. C.L. Roe 1886, 123 Forest Avenue
#14: Mrs. Mary Nichols, 131 7th Street
#15: Mary McCormick 1893, 226 Willow Street
#16: 138 10th Street
#17: Mrs. K.E. Sanderson, 1904, 108 13th Street
#18: Catherine Brown, 1903, 410 Lighthouse Avenue
#19: The Boulders, 289 Lighthouse Avenue
#20: L.A. Rogers 1887, 134 Grand Avenue

#21: Caroline Thornton, 1883, 137 16th Street
#22: Mr. C.E. Davison 1888, 352 Central Avenue
#23: 123 12th Street
#24: Mrs. J.A. Hoyt 1891, 144 14th Street
#25: Martha Cummings 1905, 215 Lobos Avenue
#26: 157 Carmel Avenue
#27: 109 14th Street
#28: The Daffodil House, 132 Forest Avenue
#29: James J. Stevinson 1883, 129 Pacific Avenue
#30: 171 Laurel Avenue

#31: 228 1st Street
#32: 243 Lighthouse Avenue
#33: 211 3rd Street
#34: 226 Laurel Avenue
#35: 215 9th Street
#36: 615 Oean View Bouelvard
#37: F. Applewood 1885, 106 19th Street
#38: 381 Laurel Avenue
#39: Mrs. B. L. Hollenbeck 1888, 118 Caledonia Ave
#40: Mrs. C.B.Sillman 1894, 162 Pacific Avenue

Pacific Grove • PG, City of Homes • July 6, 2026

Pacific Grove, City of Homes, #40: Mrs. C.B. Sillman 1894

by Matthew Tanzer

162 Pacific Avenue

Between 20th Street and Grove Street
4 beds, 3 baths, 2,395 SF on a 7,601 SF lot
Built, 1894
Last sold, 2018

This Victorian with Queen Anne influences is one of the larger early survivors among the first wave of permanent homes, and its scale still stands out among its neighbors today.

The asymmetric facade is built around a central bay, side bays, and a vertical bay on one side, with the roof broken into several gables.

The upper walls shift to patterned shingles, the trim follows the changing roof lines, and the windows are grouped in a way that gives the facade its Victorian order.

The front door is set beneath one porch, while a second sitting porch lies below the vertical bay, creating two distinct porches and separate entrances.

The facade becomes a composition of offsets, with no single porch dominating the whole.

The house received a broad exterior refresh after the last sale, with paint and trim updated while preserving the Victorian form.

Three Things I Love About the Home

1. The transitional location: At the Retreat’s western border, the home is a straight shot to Lighthouse Avenue or Lover’s Point

2. The vertical orientation: the roofline, gables, and tower work together to pull the eye upward.

3. The grouped windows: their irregular placement creates unique vantage points overlooking the neighborhood.

Pacific Grove • PG, City of Homes • July 4, 2026

Pacific Grove, City of Homes, #39: Mrs. B.L. Hollenbeck 1888

by Matthew Tanzer

118 Caledonia Avenue

Between Central Avenue and Union Street
4 beds, 3.5 baths, 2,300 SF on a 3,037 SF lot
Built, 1880
Last sold, 2008

The Caledonia homes encircling the park have Retreat-era lot patterns, visible in their spacing, setbacks, and impressive front yards. This Folk Victorian-influenced vernacular home is the second built on its lot and one of the neighborhood’s oldest survivors.

Facing the park, the frontage opens onto a public green space with a free-play area, tots’ area, ADA-compliant playground equipment, climbing equipment, a baseball field, a basketball court, picnic tables, and restrooms. The park stretches between Central and Jewell Avenues, so the house looks directly across to a broad, active open area rather than to another line of houses.

That gives the front of the property a long, open outlook and a view across a place built for children, gathering, and recreation.

The front elevation climbs in steps: retaining wall, planting, brick stairs, railings, porch, then entry.

That upward movement is the main front-facing feature, with the porch sitting above street level and the planted foreground softening the base of the façade.

The tall left-side volume, centered porch, and the layered approach from sidewalk to entry aligns very different styles within the facade while showcasing each update.

The font shows Victorian-era elements in the gable form, asymmetrical massing, shingle treatment, and porch-front composition.

Those features sit alongside later expansions, especially in the taller left-side mass, which changes the overall shape and size of the house and gives it a bigger front elevation. The result is a house with older stylistic elements still visible in a form that has been adjusted to suit the times.

Three Things I Love About the Home

1. The Park: The lot offers front-row access to the playground and creates a more spaced out neighborhood.

2. The Climb: Each level of the stately approach offers something to admire

3. The Cypress: the massive local tree gives the front yard a deep canopy and visually balances the two-story addition, which together frame the stairs and porch.

Buyer's Guide • Carmel • Monterey • Pacific Grove • Pebble Beach • Seaside • July 1, 2026

Candy Cane Lane Bulletin: Monterey at the Mid-Year (2026)

by Matthew Tanzer

The Monterey Peninsula enters mid‑2026 in a reset phase. Prices are no longer behaving like the pandemic boom years, but the market is also not breaking down; instead, it is separating clearly by neighborhood, property type, condition, and price band. Buyers and sellers are being rewarded or punished less by broad market momentum and more by fundamentals: location, lot, architecture, parking, light, floor plan, and pricing discipline.

Pacific Grove

Pacific Grove remains one of the most resilient and highest-quality submarkets on the Monterey Peninsula. The market is still commanding strong price-per-square-foot figures, but the tone has changed from urgency to selectivity. Homes that are well located, well maintained, and thoughtfully presented continue to attract strong attention, while homes with pricing mismatches or obvious functional compromises can linger.

What stands out most in Pacific Grove is the gap between the homes that solve daily living problems and the ones that do not. Parking, light, privacy, noise exposure, and floor plan efficiency matter more now than they did during the peak frenzy. Buyers are still willing to pay a premium for a home that genuinely lives well, but they are far less willing to pay a premium for a home that only looks good from the curb.

Detached single-family homes continue to dominate the market, with pricing still being set primarily by the quality and scarcity of its single-family stock..

What buyers should know

For buyers, Pacific Grove is no longer a pure bidding-war market, but it is still a high-barrier coastal market. The best homes can move quickly, especially when they are on desirable streets, have parking, and do not require immediate work. Those homes still justify strong offers.

The opportunity now is in the homes that have been mispriced, overlooked, or allowed to sit too long. In those cases, buyers can often negotiate more thoughtfully. The key is to focus on value, not just price.

What sellers should know

For sellers, you only get once chance to make a first impression. Launching too high and hoping the market will “find” the price is usually a mistake now. Buyers in PG are well informed, selective, and quick to reject mis-priced listings.

Homes that present well from day one are still selling well. Homes that need price corrections are often taking longer and creating doubt along the way. In this market, the first impression matters more than ever. If a home is going to trade well, it usually needs to be priced right, shown well, and positioned with clarity from the beginning.

Peninsula market contrast

Seaside has become one of the more active and fast-adjusting submarkets on the Peninsula. Prices have pushed higher in some segments, especially where homes have been renovated or expanded, and buyers there are increasingly stretching for updated product with yards and practical commute access. Monterey is steadier and more mixed, with a broader range of product and a more obvious distinction between homes that are genuinely turnkey and homes that need work.

Carmel-by-the-Sea and Pebble Beach remain luxury markets with very thin supply and large swings based on a small number of closings. Carmel Valley is more negotiable and more inventory-rich, with longer marketing times and greater sensitivity to pricing, fire risk, and commute considerations. Together, these markets show a Peninsula that is not moving as one block, but as a collection of very different micro-markets moving in very different directions.

Beyond the Peninsula

Santa Cruz remains expensive and competitive, supported by strong demand and limited supply. Salinas sits in a very different affordability bracket and gives the region a useful lower-price comparison point. Big Sur remains a trophy market where volume is extremely limited and pricing can vary dramatically based on site, view, and uniqueness.

The broader takeaway is that the Monterey Peninsula is still a premium coastal market, but the premium is now more selective. Buyers are paying for quality, not just geography. Sellers who understand that distinction will do better than sellers who rely on old assumptions about how coastal homes used to trade.

2026 into 2027

The most likely path heading into 2027 is gradual normalization. If rates ease further, more buyers should re-enter the market, especially in the more practical, move-up segments. That would likely support slightly higher transaction volume without creating the kind of broad price surge we saw earlier in the decade.

For Pacific Grove specifically, the outlook remains constructive. Well-positioned homes should continue to hold value, and the town’s scarcity, character, and livability should keep it near the top of the Peninsula’s desirability hierarchy. The homes that will struggle are the ones that ask premium pricing without delivering premium quality.

Buyer's Guide • Pebble Beach • June 29, 2026

Buyer’s Guide: Pebble Beach

by Matthew Tanzer

Overview: Living in Pebble Beach Today

Pebble Beach is a world class resort inside a low-density gated community within Del Monte Forest. Known for its golf corridors, private roads and the world-famous oceanfront 17 Mile Drive, Pebble attracts owners seeking privacy, quiet and space.

Historical Context

In 1919, Samuel F. B. Morse founded the Pebble Beach Company and Pebble Beach Golf Links opened for play. The area quickly became identified with championship golf and luxury tourism.

Why Buyers Choose Pebble Beach

Owners pay a premium to be inside Pebble’s gates, where it gets very quiet after business hours. Buyers love its refined coastal setting and its quieter pace, and the property is managed by one of America’s best and most affordable HOAs.

Who Pebble Beach Tends to Fit Best

Pebble Beach tends to fit owners comfortable with a car-based lifestyle and prioritize setting over convenience. It is often a strong match for second-home owners, golf-oriented buyers, and primary residents who want privacy, natural beauty, and a high-end residential environment.

Market Expectations

Pebble Beach is a premium market where pricing is driven less by square footage alone and more by lot quality, view, privacy, condition, and exact placement within the landscape. Buyers should expect limited inventory, wide variation in home type and condition, and strong pricing for properties with the best views, access, or golf adjacency.

Ownership Challenges to Understand Up Front

Pebble Beach ownership has a few recurring realities that matter early in the decision process. These are not deal-breakers, but they do affect maintenance, planning, and day-to-day ownership.

Private service structure. Pebble Beach is served through the Pebble Beach Community Services District, so buyers should understand how sewer, garbage, and local service responsibilities are handled for each property.
Coastal wear and moisture. Fog, salt air, and wind can shorten the life of exterior finishes, roofing, metal components, and window systems, especially on exposed sites.
Site access and maintenance. Winding drives, slope, landscaping, and tree cover can create real considerations for parking, drainage, storm preparation, and ongoing upkeep.
Utility interruptions in storms. Power outages can occur during rain and wind events because of fallen trees, and some outages may last longer in forested conditions.

How Pebble Beach Is Laid Out

Pebble Beach is not organized like a grid city; it is laid out as a network of winding roads, golf corridors, forested residential pockets, and shoreline-adjacent areas spread across the Del Monte Forest. The community’s internal character changes noticeably by elevation, exposure, and proximity to the coast or the golf courses.

17 Mile Drive: This is Pebble Beach’s signature corridor.
Interior forest neighborhoods. These areas tend to feel more secluded, with mature landscaping and quieter residential character.
Golf-adjacent pockets. Homes here are shaped by course orientation, views, access, and the relationship between open space and privacy.
Shoreline-facing areas. These locations tend to be the most exposed to wind, fog, and salt air, but also offer the most dramatic coastal setting.

Big Picture Geography

Pebble Beach sits on the Monterey Peninsula between Monterey and Carmel, with the Pacific Ocean defining its western edge and the Del Monte Forest shaping much of its interior. The community is closely tied to 17-Mile Drive, Pebble Beach Golf Links, Spanish Bay, and the broader resort landscape that makes this part of the Peninsula so recognizable.

Local Weather Context for Lifestyle

Pebble Beach weather is defined by marine air, fog, wind, and frequent microclimate shifts from one pocket of the community to another. Homes near the coast or on more open exposures usually feel cooler, damper, and windier than more sheltered inland or forested locations.

Sunlight can vary a great deal by lot orientation and tree cover, so two nearby homes can live very differently in practice. Buyers should think about morning sun, afternoon exposure, and moisture management as part of the purchase decision, not as afterthoughts.

Schools and School Geography

Pebble Beach is served through the Monterey Peninsula public school geography, but assignment depends on the exact property location rather than the community name alone. Because Pebble Beach overlaps with broader Del Monte Forest and nearby district boundaries, school confirmation should be handled parcel by parcel.

There is also a notable private-school presence nearby, including Stevenson School in Del Monte Forest/Pebble Beach. For many families, the practical issue is less about a single neighborhood school and more about confirming the actual district assignment and whether a private-school plan is part of the household’s routine.

Utilities, City Contacts, and Everyday Resources

Pebble Beach is served by the Pebble Beach Community Services District rather than a city government, so PBCSD is the first stop for many homeowner questions. The district office is at 3101 Forest Lake Road, Pebble Beach, CA 93953, the main phone number is (831) 373-1274, and the website is pbcsd.org.

For sewer-related matters, the district notes that it owns and maintains sewer collection and interceptor lines and lift stations, and it provides sewer emergency guidance through the main number with extension 260. For water service, California American Water serves Pebble Beach, and its local contact information is 831.646.3205, with customer service at 1-888-237-1333.

Trash and recycling are handled through the district’s service arrangement, with weekly curbside collection of garbage, recyclables, and organics. The district also lists fire protection, emergency medical services, and supplemental law enforcement as part of its local service structure.

Childcare and family services

Pebble Beach itself is not a dense childcare hub, so many families use nearby Monterey Peninsula services for preschool, enrichment, medical appointments, and day-to-day support. In practical terms, this means families should think carefully about commute time, school routing, and where regular errands will actually happen.

That matters especially for households balancing school-age children with a home in a more private, spread-out setting. The community works best for families who are comfortable organizing routine life around the Peninsula rather than expecting services to sit right outside the door.

Key Microclimate Themes

The main microclimate theme in Pebble Beach is the difference between exposed coastal settings and more sheltered forested pockets. Ocean-facing homes and open fairway properties tend to see more wind, fog, and moisture, while interior sites can feel calmer and slightly warmer.

Topography and tree cover matter a great deal here. A home’s orientation, exposure, and relationship to the surrounding forest can influence comfort, maintenance, and even how often a room feels bright versus gray.

Neighborhood Guide

Pebble Beach is best understood as a collection of micro-areas, each with its own setting and tradeoffs. Buyers should compare these areas by privacy, exposure, golf proximity, and access rather than assuming the community feels the same everywhere.

Spanish Bay. A strong fit for buyers who want a resort-adjacent feel, golf presence, and a more open coastal environment.
Spyglass Hill. Often favored by buyers who want a golf-centered setting with a quieter residential feel and strong site identity.
Central forest areas. These pockets can offer more privacy, mature landscaping, and a tucked-away feel that many Pebble Beach buyers value.
Shoreline-adjacent areas. These locations can deliver the most dramatic scenery, but they also require more attention to wind, moisture, access, and maintenance.

Buyer Considerations

Pebble Beach rewards buyers who understand that the setting is part of the product. The best fits are usually buyers who are comfortable with privacy, distance, and a more deliberate daily rhythm.

Isolation and distance from services. Pebble Beach can feel wonderfully private, but that also means you are usually a meaningful drive from everyday services, and the community does not function like a compact town center.
Tourism and event traffic. Pebble Beach is a destination, not just a neighborhood, so buyers should be prepared for photographed streets, visitor presence, and heavier traffic during major events like Car Week.
Forest-versus-coast tradeoff. Pebble Beach is both wooded and coastal, but those are different living experiences; buyers should be clear about how close to the coast they want to be versus how much forested privacy they prefer.
Quiet, spread-out residential character. The area has fewer nearby neighbors and less constant neighborhood activity than denser Peninsula communities, which is part of the appeal but also something buyers should genuinely want.

Buyer's Guide • Seaside • June 28, 2026

Buyer’s Guide: Seaside

by Matthew Tanzer

Overview: Living in Seaside Today

Seaside is the Peninsula’s coastal city east of Monterey, shaped by older in-town housing, newer Fort Ord-side development and, usually, better prices. Many people begin here because it offers a real mix of entry-level homes, post-military planning, and a few pockets with bay and hillside views.

Historical Context

Seaside grew with the expansion of Fort Ord, and its residential development followed the growth of the military base and the housing needed to support it. Over time, the city built out as a practical, service-oriented community with a broad grid, modest homes, and a pattern shaped by that period of growth.

Why buyers choose Seaside

Seaside offers a more attainable entry point to Monterey Peninsula homeownership while still providing easy access to beaches, dunes, trails, and regional connections. The city’s housing stock ranges from mid‑century bungalows and ranch homes to hillside properties with sun and views and newer planned subdivisions, giving buyers options across condition, size, and price. For many, Seaside strikes the balance of Peninsula lifestyle with more realistic price points.

Who Seaside tends to fit best

First time buyers with more limited budgets
Families seeking yards, garages, and neighborhood schools within a reasonable commute of Peninsula amenities.
Remote workers and professionals who value both beach access and freeway connections.
House‑hackers and small investors looking for properties with rental or ADU potential in specific pockets.

Ownership challenges to understand up front

Older systems and hidden maintenance

A large part of Seaside’s housing stock is mid-century or older, so buyers should expect that roofs, electrical panels, plumbing, windows, drainage, and sewer laterals may need attention sooner rather than later. Cosmetic updates can make a home look finished while more expensive system work is still ahead.

Hillside access, drainage and slope

In higher and more elevated parts of Seaside, access, drainage, and slope deserve close attention. Driveway steepness, runoff, retaining walls, and hillside stability can all affect both comfort and long-term maintenance.

Parking and lot constraints

In the older grid and some mixed-density areas, parking and lot size can be real everyday issues. Much of Seaside’s residential grid is on narrower one-way streets and loops. Buyers should pay attention to driveway usability, street parking, side-yard access, and whether the lot actually functions as expected

HOA rules and planned-community costs

In newer parts of Seaside, especially the Seaside Highlands and former Fort Ord areas, HOA rules and dues can be part of ownership. Buyers should understand the monthly cost, what the HOA covers, and how much control they will or will not have over exterior changes.

Market expectations

Seaside is a competitive market with active demand across price tiers. Expect well‑presented, well‑priced homes to receive offers quickly; properties needing work can sit longer and may present negotiation opportunities. There is meaningful variance by neighborhood—central grid areas, hillside tracts, Golden Horseshoe, and Seaside Highlands each follow different price norms.

How Seaside Is Laid Out

Big picture geography

Seaside stretches from coastal and dune‑adjacent areas to hillside neighborhoods that back toward former Fort Ord land. Lower Seaside contains the compact grid with ready access to retail corridors; mid and upper Seaside rise into sunnier, quieter tracts.

Local weather context for lifestyle

Seaside generally receives more sun than the foggier neighborhoods to the west; lower, dune‑adjacent streets feel cooler and breezier, while elevated tracts enjoy warmer afternoons and more consistent sun. For outdoor living and gardening, visit candidate homes at multiple times of day to assess wind, light, and temperature.

Schools and School Geography

Public schools serving Seaside

Seaside is served by the local school district. Key local campuses include the city high school, middle school, and several elementary schools and K–8 programs within or near city boundaries. Attendance boundaries and program placements change periodically; always confirm current assignments with the district for a specific address.

How buyers should approach schools

Verify attendance zones directly with the district before relying on school names in listings. Factor in commute routes for drop‑off and pickup, after‑school program availability, and how major arterials may affect daily travel.

Utilities, City Contacts, and Everyday Resources

City of Seaside

City Hall: 440 Harcourt Ave, Seaside, CA 93955
Phone: 831‑899‑6700
Website: ci.seaside.ca.us
Police (non‑emergency): 831‑899‑6748
Planning and Community Development: 831-899-6736
Public Works: 831-899-6841

Utilities

Electric & Gas: PG&E
Customer service: 1-800-743-5000
Website: pge.com
Trash / Recycling / Organics: GreenWaste
Website: greenwaste.com/service-areas/seaside
Internet / Cable options commonly available by area may include: Xfinity, AT&T, and other wireless or satellite alternatives. Buyers who work from home should always confirm service availability at the exact address.

Childcare and family services

Seaside offers a range of preschool, daycare, and early-childhood options. Buyers with young children should evaluate both location and wait-list realities when planning their move. Popular programs include:

Seaside Child Development Center — Early childhood care serving infants through preschool-age children. Address: 1450 Elm Avenue, Seaside, CA 93955. Website: mpusd.net/apps/pages/index.jsp?uREC_ID=3865321&type=d&pREC_ID=2476939. Phone: 831-392-3456.

Avondale Early Education Center — Early education and preschool programming for young children. Address: 1405 La Salle Avenue, Seaside, CA 93955. Website: earlydevelopmentservices.com/agency-centers. Phone: 831-899-4757.

Highlands Early Education Center — Preschool and early education program serving Seaside families. Address: 1650 Sonoma Avenue, Seaside, CA 93955. Website: earlydevelopmentservices.com/agency-centers. Phone: 831-393-0750.

Peninsula Center for Infant & Toddler Development — Infant and toddler care focused on early-childhood development. Address: 780 Elm Avenue, Seaside, CA 93955. Website: earlydevelopmentservices.com/agency-centers. Phone: 831-393-2240.

Tisztelet Children’s Center — Childcare and preschool programming for local families. Address: 1284 Broadway Avenue, Seaside, CA 93955. Website: earlydevelopmentservices.com/agency-centers. Phone: 831-586-6161.

Kids Club After School Program — City of Seaside after-school program for K–5 youth. Address: 986 Hilby Avenue, Seaside, CA 93955. Website: ci.seaside.ca.us. Phone: 831-899-6814.

Pattullo Swim Center — City aquatics center offering youth swim lessons and family swim programs. Address: 1148 Wheeler Street, Seaside, CA 93955. Website: ci.seaside.ca.us. Phone: 831-899-6821.

Seaside Branch Library — Children’s reading programs, story times, and family activities. Address: 550 Harcourt Avenue, Seaside, CA 93955. Website: montereycountyfreelibraries.org. Phone: 831-899-8222.

Key microclimate themes

Dune/coastal pockets: strong marine influence, cooler temps, breezier evenings.
Mid‑slope neighborhoods: balanced sun and breeze, residential feel.
Upper/hillside areas: warmer afternoons, more sun exposure, quieter streets.

Neighborhood Guide

Water, power, and trash
Electric and gas: PG&E — residential account setup and customer service.
Water: Confirm the specific water provider for the property (common regional suppliers serve the Peninsula).
Trash & recycling: City‑contracted hauler (residents should confirm pickup days and container sizes).

Parks and recreation
Public pools, recreation centers, and community parks provide swim lessons, youth sports, and programs; check the city’s Parks & Recreation calendar for seasonal offerings and schedules.

How Seaside Is Laid Out: Key microclimate themes

Dune/coastal pockets: strong marine influence, cooler temps, breezier evenings.
Mid‑slope neighborhoods: balanced sun and breeze, residential feel.
Upper/hillside areas: warmer afternoons, more sun exposure, quieter streets.

Neighborhood Guide

For my detailed breakdown of Seaside’s neighborhoods, click here.

Buyer Consideration

Seaside is one of the Monterey Peninsula’s most value-sensitive markets, so the main tradeoff is often price versus condition, location, and long-term upkeep. Buyers who are shopping more carefully on budget are often drawn to the city’s older grid and middle-market neighborhoods because they offer a more attainable entry point than nearby coastal towns, but that lower price can come with older systems, tighter lots, or more functional compromises.

Value-driven entry point: Seaside is where many Peninsula buyers land when they want to stay local without jumping to the highest-priced coastal markets, so the city attracts a lot of buyers who are comparing condition and affordability very carefully.
Older housing stock and deferred maintenance: Many homes in Seaside were built decades ago, so roof age, plumbing, electrical systems, windows, and general maintenance often deserve close attention.
Parking and lot function — In the older grid, how a lot works day to day can matter as much as the house itself, especially for parking, guest parking, and side-yard access.
Drainage and runoff — Seaside’s layout and local topography make stormwater and drainage worth checking, especially where slopes, paved areas, or older site improvements are involved.

Buyer's Guide • Monterey • June 28, 2026

Buyer’s Guide: Monterey

by Matthew Tanzer

Overview: Living In Monterey Today

Monterey is the central city of the Monterey Peninsula—part historic coastal town, part working city, part hillside and Highway 68 corridor—so “living in Monterey” can mean very different things depending on where you land. Buyers encounter walkable, tourist-oriented waterfront blocks, quiet New Monterey hillsides, practical North Fremont neighborhoods, and more secluded communities along Highway 68.

Why Buyers Choose Monterey

Many buyers choose Monterey because it combines a true coastal lifestyle with year-round employment, services, and schools that are harder to find in smaller neighboring towns. Monterey’s role as a regional hub creates a more everyday city feel than purely resort communities, while still offering classic Monterey Bay scenery. Buyers also value the range of housing options, from compact condos near downtown to larger homes in hillside and Highway 68 neighborhoods.

Who Monterey Tends To Fit Best

Monterey tends to fit buyers who want to be in the middle of the Peninsula—close to work, schools, shops, and major roads—rather than in a niche, purely residential village. It works well for professionals tied to local institutions, households who want a balance of walkability and car access, and buyers who prefer to trade a bit of storybook charm for daily convenience. Monterey also fits buyers who care about having multiple micro-environments within one city: foggy waterfront mornings, sunnier inland afternoons, and cooler hillside evenings are all part of the normal rhythm here.

Market Expectations

Monterey remains a competitive coastal market, but it has become more selective than the peak frenzy of recent years. Pricing varies significantly by neighborhood, with downtown and waterfront-adjacent areas behaving differently from inland grids and hillside homes. Buyers should expect that condition, location, view orientation, and parking can affect value just as much as square footage.

Ownership Challenges To Understand Up Front

Monterey is not a single housing product

Buyers are choosing among older coastal housing stock, mid-century grids, hillside homes, and newer planned neighborhoods, each with its own tradeoffs.

Tourism, traffic, and noise near the waterfront

Owners near Cannery Row, Del Monte Beach, and downtown restaurants should prepare for seasonal tourism, event traffic, and more noise than in purely residential pockets.

Older construction and coastal wear

Many Monterey homes and buildings are older and coastal humidity, salt air, and historic construction methods can require more attention to maintenance, windows, roofs, and moisture management than in newer inland markets.

Hillside living and access

New Monterey, Skyline Forest, Deer Flats, and Highway 68 areas often bring slope, stairs, and driveway considerations; buyers need to think about access, parking, and drainage, not just views.

How Monterey Is Laid Out

Big Picture Geography

Monterey arcs along the southern edge of Monterey Bay, with the historic downtown and waterfront at its core, hills rising into New Monterey and Skyline Forest above, and residential neighborhoods extending east toward North Fremont and inland along Highway 68.

The city’s geography makes it feel both coastal and inland: Cannery Row and Del Monte Beach are right on the water, while Highway 68 communities feel more like foothill or golf-course suburbs. Many buyers experience the city through a few key corridors that shape commute patterns and how connected different neighborhoods feel.

Local Weather Context For Lifestyle

Monterey’s climate is shaped by the marine layer and bay breezes: mornings can be cool and foggy near the water, with afternoons clearing to sun and mild temperatures, and evenings cooling quickly once the fog returns.

Neighborhoods closer to the bay tend to be cooler and more consistently foggy, while inland and elevated areas along Highway 68 and in the hills often enjoy warmer, sunnier conditions. Wind is a factor near the open shoreline and exposed hilltops, so buyers who are sensitive to breeze and chill should pay attention to how each block actually feels at different times of day.

Schools And School Geography

Most Monterey public schools fall under Monterey Peninsula Unified School District, which serves Monterey along with several neighboring communities on the Peninsula. School assignments are geography-based and can change over time, so buyers should confirm exact attendance boundaries, program availability, and any magnet or choice options directly with the district and via current boundary maps.

Because Monterey includes dense downtown areas, hillside neighborhoods, and Highway 68 communities, buyers often care not just about school rankings but also about commute patterns, bus routes, and how a given school fits into their daily lifestyle.

Utilities, City Contacts, and Everyday Resources

City of Monterey

City Hall: 580 Pacific Street, Monterey, CA 93940
Main phone: 831-646-3799
Website: monterey.gov
Police non-emergency: 831-646-3914
Police records / general information: 831-646-3830
City Clerk’s Office: 831-646-3935
City Manager’s Office: 831-646-3760
Service request / city feedback: available through the City of Monterey online service portal

Utilities

Electric & Gas: PG&E
Customer service: 1-800-743-5000
Website: pge.com

Trash / Recycling / Organics: Monterey Disposal Service
Phone: 831-372-7977
Website: montereydisposal.com

Landfill: Monterey Regional Waste Management District
Phone: 831-384-5313
Website: mrwmd.org

Water: California American Water
Customer service: 1-888-237-1333
Website: calamwater.com

Water management, permits, and conservation: Monterey Peninsula Water Management District
Phone: 831-658-5600
Water permit and conservation: 831-658-5601
Website: mpwmd.net

Sewer: Monterey One Water
Phone: 831-372-3367
Website: montereyonewater.org

Internet / Cable

Internet / cable options commonly available by area may include Xfinity, AT&T, and other wireless or satellite alternatives. Buyers who work from home should always confirm service availability at the exact address.

Public Schools

Monterey Peninsula Unified School District
Website: mpusd.net

Childcare and family services

Monterey buyers with children often want more than a school district name; they want practical early-childhood options, family support, youth programs, and places where kids can actually do things after school and during breaks. The city and county both offer useful resources, and families often end up combining city recreation, library programming, and county child-care support.

Bright Beginnings / Monterey County Child Care Resource & Referral — Child care support, early learning resources, and provider referrals for families searching for infant, toddler, preschool, and after-school care. Website: montereycountychildcare.org. Phone: 831-757-0775.

County of Monterey Child Care — County child care support and referral services for families looking for providers and early learning help. Website: countyofmonterey.gov. Phone: 831-796-3530.

Family and Children’s Services, County of Monterey — Family support services including counseling, parenting-related help, and broader child and family welfare support. Website: fcsmc.org.

Special Kids Connect — Support for families raising children with disabilities or special needs, including advocacy and family resources. 831-372-2730.

San Andreas Regional Center — Support services for individuals with developmental disabilities and their families. 831-900-3636.

Monterey Recreation — Youth camps, sports leagues, playground programs, and seasonal activities for children of different ages. monterey.gov/rec. 831-646-3866.

Monterey Recreation Youth Programs — Organized youth sports and enrichment, including soccer, flag football, track and field, basketball, volleyball, gymnastics, art, LEGO, and summer camp options. monterey.gov/programs_for_youth

Monterey Public Library — Children’s activities, story times, reading support, and seasonal family programming. monterey.gov/library.

Monterey Peninsula YMCA — A common Peninsula option for youth activities, family fitness, and child-oriented programming. Families often use it for after-school structure and recreation. centralcoastymca.org

Key Microclimate Themes

Monterey’s microclimates matter more than many out-of-area buyers expect—climate and exposure can change noticeably over short distances.

Waterfront fog belt: Cannery Row, Del Monte Beach, Wharf-side downtown, and immediate coastal corridors live in the fog belt, with more gray mornings, breezy afternoons, and cooler evenings.

Hillside and skyline warmth: Elevated neighborhoods like Alta Mesa, Deer Flats, Skyline Forest, and portions of Highway 68 often see more sun and slightly warmer daytime highs, especially in summer.

Inland Highway 68 corridor: Communities along Highway 68 tend to have more inland, foothill-style weather: less fog, more temperature swing between day and night, and more sun than the immediate bayfront.

Wind-exposed pockets: Some hilltops and open shoreline areas are consistently breezier, which can be refreshing but also chilly—buyers who entertain outdoors or care about patio use should test the feel at different times of day.

Neighborhood Guide

For my detailed breakdown of Monterey’s neighborhoods, click here.

Buyer Considerations

Choose your Monterey first.
Downtown, New Monterey, Skyline Forest, North Fremont, and Highway 68 are all “Monterey,” but they are extremely different and favor totally different lifestyles.
Understand the fog line and the sun line.
Monterey is not one climate; some parts live under marine layer much of the day while other parts sit noticeably above it, and that difference affects how a home feels, how outdoor spaces get used, and how often buyers open the windows.
Look at the city through maintenance, not just charm.
Monterey has a lot of older housing stock and coastal exposure, so the right question is often not whether a home is charming, but whether its exterior, systems, and site conditions have been cared for at a level that makes sense for long-term ownership.
Think about daily movement, not just a map.
Monterey works differently depending on how often you’ll be heading toward downtown, the highway network, the waterfront, or out of town, and that practical pattern matters as much as the address itself.

Buyer's Guide • Pacific Grove • June 27, 2026

Buyer’s Guide: Pacific Grove

by Matthew Tanzer

Overview: Living in Pacific Grove Today
1. Why Buyers Choose Pacific Grove
2. Who Pacific Grove Tends to Fit Best
3. Ownership Challenges to Understand Up Front
4. Market Expectations
How Pacific Grove Is Laid Out
1. Big Picture Geography
2. Weather, Fog, and Daily Life
3. Schools and School Geography
4. Utilities, City Contacts, and Everyday Resources
5. Key microclimate themes
Neighborhood Guide
Buyer Considerations

Overview: Living in Pacific Grove Today

“America’s Last Hometown,” Pacific Grove is known for its walkable downtown, dramatic shoreline, and strong small-town identity. It offers a mild coastal climate, a highly distinctive collection of neighborhoods, and a housing market that remains one of the Monterey Peninsula’s most desirable and competitive.

Historical Context

Home to a summer religious retreat at Lover’s Points since 1875, permanent housing developed around the retreat grounds and, after a decade of rapid growth, Pacific Grove incorporated in 1889. By the turn of the 20th century, the expansion of Monterey’s cannery industry and the arrival of streetcar service along Lighthouse Avenue helped Pacific Grove grow into a more established residential community.

Why Buyers Choose Pacific Grove

People are often drawn to Pacific Grove because it offers a combination that is difficult to duplicate: coastal beauty, neighborhood variety, small-town scale, strong identity, and practical day-to-day livability.

Compared with other Monterey Peninsula towns, Pacific Grove often stands out for its sense of community, its school draw, its walkable core, and its balance between charm and usefulness. Some buyers will choose another town for more sun, more land, or a different price point, but for many, Pacific Grove feels like the place where they can most fully build a life.

Who Pacific Grove Tends to Fit Best

Pacific Grove tends to appeal strongly to buyers who value one or more of the following:

Walkable small-town coastal living.
Distinctive neighborhoods with real personality.
Strong public-school appeal.
Access to the shoreline and outdoor recreation.
Historic charm mixed with everyday livability.
A community-oriented atmosphere rather than a purely resort-oriented one.

Common buyer profiles include families, retirees, second-home buyers, local professionals, and long-term lifestyle buyers who want a town that feels both residential and special.

Ownership Challenges to Understand Up Front

Traffic, parking, and visitor activity

Certain parts of Pacific Grove experience meaningful traffic or parking pressure, especially near Lovers Point, Ocean View Boulevard, downtown, Lighthouse Avenue, Forest Avenue, and certain seasonal event areas. Buyers should evaluate streets not just on a quiet showing day but also at busier times.

Coastal maintenance

Salt air, moisture, fog, and wind can be hard on paint, windows, roofs, and exterior fixtures. Ocean-adjacent and exposed homes generally require more diligent exterior maintenance than more sheltered inland homes.

Older housing stock

Many Pacific Grove homes are older and highly individual. That charm is part of the appeal, but it also means buyers should be realistic about repairs, upgrades, energy efficiency, and long-term upkeep.

Trees, drainage, and city-interface issues

Because Pacific Grove has a mature urban forest and varied topography, drainage, roots, tree maintenance, and public-right-of-way issues can matter more than some out-of-area buyers expect. These details are worth considering early in the process.

Market Expectations

Pacific Grove remains a premium coastal market, and buyers should expect pricing to reflect the city’s location, school district, neighborhood identity, and limited inventory. In general, the highest prices tend to cluster in the most view-oriented, shoreline-adjacent, and prestige neighborhoods such as the Beach Tract, Ocean View, and parts of Asilomar and Point Pinos.

Buyers typically find the broadest middle of the market in neighborhoods like Washington Park/Marino Pines, Pacific Grove Acres, the central grid, and some inland residential sections. More budget-sensitive buyers often look closely at Del Monte Park and Seaview, or certain homes on busier streets where location tradeoffs improve affordability.

Elementary school geography also matters. Homes within the Robert Down Elementary attendance area are widely perceived as a premium segment, and that perception can influence both demand and pricing.

In competitive parts of Pacific Grove, well-prepared buyers need to move decisively. In higher price bands or more specialized properties, there may be more room for negotiation, but location, condition, and neighborhood still drive pricing very strongly.

How Pacific Grove Is Laid Out

Big Picture Geography

Pacific Grove occupies the northwestern edge of the Monterey Peninsula, with Monterey to the east, Pebble Beach and Del Monte Forest to the south, and the Pacific Ocean and Monterey Bay wrapping the west and north sides of town.

The city includes a number of distinct residential areas that feel different from one another in daily life. Some are highly walkable and close to downtown or the shoreline, some are quieter and more residential, some offer stronger ocean orientation, and some appeal more on value, schools or convenience.

Key microclimate themes

Ocean-exposed west side (Asilomar / Sunset / Point Pinos / parts of Beach Tract): More wind exposure and more frequent summer fog, but also some of the most dramatic coastal scenery.
Bay-facing north side (Beach Tract / Ocean View / Lovers Point): Still distinctly coastal, but in some pockets slightly more sheltered than the outer Asilomar side.
Central grid (Retreat, Downtown, Washington Park, much of the traditional town): Cool coastal weather with a balance of walkability, neighborhood charm, and convenience.
Inland and southern edge (Candy Cane Lane, Country Club Heights, Del Monte Park, Seaview, Buena Vista / Highway 68 Hill): Often a little more sheltered from wind and sometimes a bit sunnier than the immediate coast.

These differences are not dramatic in the way they would be inland, but they are real enough to matter if a buyer is sensitive to fog, wind or sun exposure.

Weather, Fog, and Daily Life

Pacific Grove has a cool coastal climate with relatively mild temperatures year-round. The more important neighborhood-level differences are usually not temperature extremes but rather the amount of wind, fog persistence, and afternoon sun.

Oceanfront and ocean-exposed areas tend to see more wind and more persistent marine influence. Inland and more sheltered neighborhoods may clear a bit earlier or feel slightly more temperate in day-to-day living. Buyers who care strongly about sun exposure should pay attention to exact location, topography, and the orientation of the house and yard.

Schools and School Geography

Pacific Grove Unified School District is a major draw for many buyers. The city is served by Forest Grove Elementary School, Robert Down Elementary School, Pacific Grove Middle School, and Pacific Grove High School.

At the elementary level, the school geography is especially important. Homes from the north side of Sinex Avenue to the shore attend Robert Down Elementary School, while homes from the south side of Sinex Avenue to and including Pebble Beach attend Forest Grove Elementary School. In practice, that makes Sinex Avenue the key dividing line buyers should understand first.

For many buyers, Robert Down attendance is seen as a premium location factor, and homes within that side of the boundary can attract stronger demand for that reason. Because school assignment can affect buyer behavior and perceived value, parcel-specific confirmation with the district is still essential during the search and before writing an offer.

Utilities, City Contacts, and Everyday Resources

City of Pacific Grove

City Hall: 300 Forest Avenue, Pacific Grove, CA 93950
Main phone: 831-648-3100
Website: cityofpacificgrove.org
Police non-emergency: 831-648-3143
Community Development / Planning / Building: 831-648-3183
Public Works: 831-648-5722

Utilities

Electric & Gas: PG&E
Customer service: 1-800-743-5000
Website: pge.com
Trash / Recycling / Organics: GreenWaste
Website: greenwaste.com/pacific-grove
Internet / Cable options commonly available by area may include: Xfinity, AT&T, and other wireless or satellite alternatives. Buyers who work from home should always confirm service availability at the exact address.

Public Schools

Forest Grove Elementary (north of Sinex Avenue)
Robert Down Elementary (south of Sinex Avenue)
Pacific Grove Middle School
Pacific Grove High School

Childcare and family services

Pacific Grove offers a range of preschool, daycare, and early-childhood options. Buyers with young children should evaluate both location and wait-list realities when planning their move. Popular programs include:

Parents’ Place — Parent education and early-childhood support; classes for babies, toddlers, and young children. Website: parentsplacefrc.com. Phone: 831-646-6623.
Tumble By The Sea — Children’s gymnastics and movement classes, including baby, toddler, preschool, and school-age programs. Website: tumblebythesea.com. Phone: 831-200-5588.
Lovers Point swim lessons — Seasonal children’s swim lessons and rec swim at Lovers Point Park. Phone: 408-730-7388.
Pacific Grove Public Library — Children’s reading programs, story times, and summer reading activities. Website: pacificgrovelibrary.org. Phone: 831-648-5760.

Neighborhood Guide

For my detailed breakdown of PG’s neighborhoods and how to find your best fit, see my Pacific Grove Neighborhood Guide.

Buyer Considerations

Decide what part of Pacific Grove fits best

Before getting too attached to any one listing, buyers should identify the part of town that best fits their lifestyle. That usually means weighing questions like:

Do you want to walk to downtown or the shoreline?
Do you want a quieter residential setting?
Do you want more sun, less wind, or easier parking?
Do you care more about views, schools, yard space, or convenience?

Understand Pacific Grove-specific property tradeoffs

Many homes in Pacific Grove are older, distinctive, and not entirely standard. Buyers should pay attention to:

Permit history and past additions.
Condition of systems and deferred maintenance.
Coastal wear from salt air and fog.
Street parking and traffic patterns.
Walkability versus topography.
Disclosure package quality and inspection findings.

Be prepared to act decisively

In Pacific Grove, the most desirable homes move quickly. Buyers who already understand their financing, target neighborhoods, and must-have criteria are in the best position to act with confidence. When a new home lists in PG, visit early and write your offer before a competitor finds the listing.

Pacific Grove • PG, City of Homes • June 25, 2026

Pacific Grove, City of Homes, #38: Margaret Gholz 1921

by Matthew Tanzer

381 Laurel Avenue

Corner of Laurel Avenue and 10th Street
2 beds, 2 baths, 1,535 SF on a 3,561 SF lot
Built, 1925
Last sold, 2021

This home’s presence comes from the way its Spanish Colonial Revival form is set into the raised site. The slope gives the front elevation weight, and the architecture gives that elevation shape. Together, they establish the house as part of the hillside.

White stucco walls and clay tile accents set the tone, with an arched opening and large windows shaping the front of the house.

The front mixes solid wall surfaces with open glazing, and the entry is off-center, with the entry, windows, and upper volume arranged unevenly across the façade.

The house sits above the sidewalk, with stairs rising from the street beside a wrought-iron railing.

The stair approach, retaining walls, and planted foreground create a layered transition overlooking the street.

The front windows, upper openings, and right-side deck all point toward the bay, making the view a key part of the home’s design.

Three Things I Love about the Home

1. The Stone and Stucco combo: the perfect marriage of sturdy and smooth

2. The Deck: bay-facing front outdoor space showcasing the view

3. The Hedge: Offering extra privacy on an otherwise-exposed corner lot