Who Qualifies in Manhattan Beach?
Many people don’t realize that under current income guidelines, most public school teachers, firefighters, and city staff in Manhattan Beach qualify for low or moderate-income housing.
Based on 2024 HUD income limits for L.A. County:
Low-Income (80% AMI)
$83,500
for a single person
Moderate-Income (120% AMI)
$125,280
for a single person
🧑🏫
MBUSD Teachers
Average Salary: ~$85,000
👮
Entry-Level Police/Fire
Salary: ~$90k – $100k
💼
City & Support Staff
Often below $75,000
Bottom line: These incomes qualify. But housing in Manhattan Beach is almost completely out of reach without help. That’s where state-approved affordable housing programs come in.
What the Law Allows
Under California Government Code §7061 (SB 649), cities like Manhattan Beach can give legal preference in affordable housing to essential workers, such as:
- Teachers
- Firefighters
- Nurses
- Police officers
- Other public employees
This is allowed under both state and federal law, as long as it’s done fairly and transparently.
Programs can use this preference for affordable housing financed with LIHTC or tax-exempt bonds.
Why It Matters for Manhattan Beach
Right now, most teachers and first responders who work here can’t afford to live here. That means long commutes, less connection to the community, and more strain on local families.
This isn’t about outsiders—it’s about the people who already give back to this city every day.
Manhattan Beach’s Housing Goal (2021-2029)
The City is required to plan for 774 new housing units during the 6th Cycle Housing Element period, broken down by income level.
Extremely Low-Income
161
units
Very Low-Income
161
units
Low-Income
165
units
Moderate-Income
155
units
Above Moderate
132
units
These figures are based on the Regional Housing Needs Allocation (RHNA) determined for the city by state and regional planning authorities.
The City has committed to meeting this need through strategies including zoning changes, accessory dwelling units (ADUs), and incentives for affordable housing. All planning and implementation must be completed by the end of the cycle in 2029, with certain zoning changes required to be in place by February 2025 under AB 1398.
Supporting Information & Links
City Info: 6th Cycle Housing Element
The city’s official page with information on the 2021-2029 housing plan.
Full 6th Cycle Housing Element Document
The complete, in-depth planning document for Manhattan Beach’s housing strategy.
City of Manhattan Beach General Plan
Background information on the city’s comprehensive, long-term framework for development.
Residential Overlay District Information
Details on the specific zoning strategy created to meet state housing requirements.
CA Senate Bill 649 (Full Text & History)
The full text, history, and status of the law allowing housing preference for public employees.
HUD 2024 Income Limits for Los Angeles County
Official data from the U.S. Department of Housing and Urban Development.
Regional Housing Needs Assessment (RHNA)
Learn about Southern California’s housing goals and requirements for cities.
What You Can Do
🗣 Talk to Your Neighbors
Most people have no idea how broad the term “affordable housing” really is. Share this page and start a conversation.
📧 Email City Council
Let them know you support policies that help our essential workers find housing in the community they serve.
📚 Voices From Mira Costa
Check out the blog written by students at Mira Costa High School who care about housing, fairness, and the future of our city. We share what we’re learning about zoning, affordability, and the human side of housing policy — from a student perspective.
Visit the Student Blog