Just by observing the Long Beach listings for a month, you can get a sense of which types are being posted more frequently. In recent months, the proportion of condos and townhomes has noticeably increased, while single-family homes are becoming scarcer. This change is evident just by looking at the price tags.

According to Redfin, as of June 2026, the median sale price for all homes in Long Beach is $879,521, which is a 0.6 percent increase from a year ago. However, this figure is an average that mixes all three types, so it doesn't provide much help when planning a budget.

Focusing solely on single-family homes, the average price is $1,194,062, with a median price around $1,020,000, and contracts are typically finalized in an average of 31 days (according to Redfin). In contrast, condos are showing a stable price around $500,000 as of the first quarter of 2026, indicating a price gap of more than double even within the same city.

Townhomes can still be referenced by their current listing prices rather than completed sales, with the median asking price for 15 townhomes available in Long Beach being around $849,000 (Redfin, as of August 2026). This places them lower than single-family homes but higher than condos, occupying a middle ground.

In recent years, the proportion of townhomes among new housing supplies across Southern California, including Long Beach, has been increasing. This is because they can utilize narrow lots efficiently and be offered at relatively lower prices compared to single-family homes (according to NAHB data). This trend is also evident in redevelopment areas near downtown Long Beach.

Following the case of a family looking to settle in Long Beach with a budget of around $600,000 reveals how this pricing structure actually works. Initially, they sought a single-family home with a yard, but most listings within their budget were either on the outskirts or needed remodeling. Ultimately, they shifted their focus to condos closer to downtown, significantly reducing their initial financial burden, even with the added monthly maintenance fees.

The maintenance fee structure also varies by type. On average nationwide, condo HOA fees are around $400 per month, while townhomes are about $200, and single-family homes often have no HOA or fees ranging from $200 to $300 (according to Condo Control data). Some condo complexes near the coast may have fees higher than this average, so it's essential to check the maintenance fee details before signing a contract.

If a family places great importance on school districts, location takes precedence over type. Within Long Beach, areas with high GreatSchools ratings often have neighborhoods mixed with single-family homes and townhomes, and these areas tend to have fewer condo listings. However, school district boundaries change frequently, so it's wise to verify the assigned school for a specific address before purchasing.

For those moving to Long Beach from another state, it's important to keep in mind that property tax and insurance calculations may differ from their previous residence. In California, property taxes are based on the purchase price, with limits on how much they can increase afterward, which can lead to significant tax differences among neighbors depending on when they bought their homes. The specific criteria can vary slightly by county, so verification is necessary.

From an investor's perspective looking for rental income, condos have the advantage of a lower initial entry barrier, but some HOA regulations may restrict rentals or impose conditions on rental periods, so it's crucial to review the covenants before purchasing. There is no guarantee that prices will rise, and it's prudent to factor in vacancy risks and potential increases in maintenance fees.

In summary, first-time homebuyers in Long Beach tend to choose condos, families needing a bit more space often opt for townhomes, and those with extra funds typically select single-family homes. This article does not constitute investment or legal advice, and it is recommended to consult with real estate professionals and tax advisors before finalizing any contracts.