Long Beach ADU Market Update — June 2026: Live Comps, Rate Impact, and What's Actually Moving
The Long Beach ADU market in June 2026 has the widest inventory range I've seen in a single city in any of these monthly updates. In this comp set alone, you've got everything from a $799,900 Willmore District SFR with a detached ADU that went under contract in 46 days, to a $5.25M Ocean Boulevard coastal estate with two ADU units that just took a $200,000 price cut. The sub-markets aren't just different price tiers — they're operating on completely different buyer psychologies.
This update is built from fresh MLS data pulled June 2, 2026. Here's what the market is actually doing.
The Rate Context Going Into June
The 30-year fixed rate is holding at approximately 6.54% as of this week. It's been above 6.5% since last August, and economists broadly expect it to stay there through year-end, partly because global oil price pressure is keeping inflation elevated.
For Long Beach ADU buyers, the rate environment means the math you have to run before making an offer is more important than it's been in years. At 25% down on a $1.3M property, you're financing roughly $975,000. At 6.54%, your P&I alone runs about $6,175/month. Add taxes (~$1,190/month) and insurance, and you're carrying close to $7,600/month before any rental offset.
The buyers winning in this market are the ones who already know which properties have income that meaningfully covers that carry — and they're moving quickly on the ones that do. That's why the well-priced, well-documented ADU properties in this dataset are going under contract in days while the overpriced or underdocumented ones are accumulating DOM. The framework for evaluating Long Beach SFR investment at current rates hasn't changed — but the margin for error has gotten narrower.
What's Coming July 1: SB 79 and Long Beach's Transit Footprint
Before diving into the comps, one legislative note that is directly relevant to Long Beach investors.
SB 79, effective July 1, 2026, overrides local density limits along established transit corridors across Southern California. Long Beach has significant transit infrastructure — the Metro A Line (Blue Line) running through downtown and North Long Beach, plus dense OCTA and Metro bus corridors throughout the city. Properties near qualifying transit routes may now support development that local zoning previously prohibited.
What this means in June 2026: buyers who close before July 1 are acquiring at a time when that upside density may not yet be priced in. It doesn't apply to every lot — you'd need to verify your specific parcel's proximity to qualifying transit infrastructure — but for investors targeting North Long Beach, the Poly High corridor, or downtown-adjacent areas, this is worth understanding before you shop. California's full 2026 ADU law updates are the reference for the broader legislative context.
Active Inventory by Sub-Market
Lakewood Village — The Volume Pocket, and It's Negotiating
Lakewood Village has the most active ADU inventory in Long Beach right now, and the pattern is clear: properties are sitting and taking price cuts.
4705 Whitewood Avenue — $1,750,000 (cut TODAY from $1,849,000) The most notable listing update as of June 2. A remodeled main home on a 9,110 sq ft corner lot paired with a brand-new 2bd/2ba ADU (738 sq ft, built 2026, separate electric and gas meters). Both homes have private backyards. At 19 DOM, the seller already dropped $99,000. For a buyer who wants a newer build in Lakewood Village with a legitimately functional ADU and good bones, this is the one to be tracking this week.
4851 Faculty Avenue — $1,545,000 (cut from $1,595,000), 60 DOM The income story here is real: a permitted 2bd/2ba ADU (942 sq ft) plus a Junior ADU (463 sq ft), both built 2023 with separate meters on all utilities. Three units, all separately metered, in a strong Lakewood Village location. The problem is visible in the data — no parking. That's a meaningful appraisal handicap when lenders are trying to qualify the ADU income under Fannie Mae's ADU income guidelines. A qualified buyer who understands the financing mechanics can likely negotiate meaningfully from the current ask.
5339 E Greenmeadow Road — $1,675,000 (cut from $1,735,000), 85 DOM Originally listed in March, now 85 days on market with a price drop and still sitting. A 2025-built 362 sq ft ADU with separate electric only — gas and water are shared with the main house. That partial metering is costing the seller buyer pool depth; FHA and some conventional programs require cleaner utility separation to count ADU income. The lot (8,187 sq ft) and the Mid-Century Modern architecture are genuinely appealing, and there's room to build an additional ADU per the listing. But the property needs a buyer who either doesn't need ADU income to qualify or is willing to pay to separate the utilities post-close.
4529 Pepperwood Avenue — $2,124,900 (cut from $2,149,900), 54 DOM The appraiser was here in May and came in at $2.2M — so the seller has actual appraisal support for the ask. A 474 sq ft 1bd/1ba ADU (built 2025, separate electric) on a fully remodeled 6-bedroom main home. The solar is leased, which needs to transfer with the sale. At 54 DOM with a concession-open seller, there's room to negotiate toward the appraisal number.
4357 Sunfield Avenue — $1,295,000 (cut from $1,349,000), 38 DOM The ADU situation here is unusual: the back structure had its kitchenette forcibly removed in 2007 when the city required it, but the listing says the space could easily be converted back to an ADU. No separate meters listed and no square footage for the ADU unit. This is an ADU-potential play, not an ADU income play — and buyers should underwrite it that way. The Lakewood Village lot (8,086 sq ft) is the real asset.
The Lakewood Village takeaway: Properties with clean documentation, newer ADU builds, and properly separated meters are still saleable. Everything else is negotiating.
North Long Beach — The Entry-Level Zone, and Two Very Different Stories on Burnett
Two listings on the same street in the Westside pocket tell the whole story of the Long Beach ADU market right now.
2033 W Burnett Street — $849,900, 32 DOM Brand-new 2024 construction back house — 2bd/2ba, 780 sq ft, separate electric, gas, and water meters, separate address, already rented and occupied. The main home (2bd/1ba, remodeled) is in a walkable Westside neighborhood near the harbor. At $849,900 with separate utility meters and an income-producing tenant already in place, this is the template for what's working in North Long Beach's ADU market. The terms include 1031 exchange — a seller signal worth noting.
1335 W Burnett Street — $950,000 (cut from $995,000), 21 DOM One lot away, same street, higher price — and an unpermitted ADU. The 1bd/1ba back unit has no permit, no listed square footage (just "1.00/Other"), no separate meters. The listing does mention approved plans for additional units as a future upside, which is interesting context. But the core ADU situation is exactly the scenario that creates financing friction and shrinks the buyer pool. The $45,000 cut from the original ask is the market sending a signal.
6147 Gundry Avenue — $1,050,000, 78 DOM North Long Beach triplex with real income: a Jr ADU rented at $1,000/month and a standard ADU (800 sq ft) rented at $2,000/month. All units separately metered. The challenge is 78 days on market with no price change from the original ask — which usually means the seller isn't ready to price for the market, not that the property lacks value. At $3,000/month in combined ADU rents against a $1.05M purchase, the income story is genuinely strong. For a buyer willing to have the pricing conversation, there may be room here.
6535 Downey Avenue — $879,900, brand new listing (4 DOM) A North Long Beach Ramona Park property with a 1,184 sq ft rear unit that's currently unpermitted — the seller paid $17,000 for blueprints and permits but they expired. The rear unit has shared meters. The seller is disclosing the death on property (natural causes) and listing with no contingencies, motivated. For an investor who can take on a permitting project, this is a value-add play: the entry price is low, the lot (6,050 sq ft) has room, and the approved plans are a head start on the permit path. That said, buyers need to price the permitting risk realistically before making an offer.
Downtown / Willmore District / Alamitos Beach — Turnkey Wins Fast
The downtown corridor and adjacent neighborhoods are telling a different story: well-finished properties with clean ADUs are going under contract quickly.
1056 Hoffman Avenue — $1,700,000, 10 DOM This is the investor property of the month. A brand-new 2026 quadruplex in Alamitos Beach: two 2bd/2ba units and two 1bd/1ba units, all with designer finishes (grey shaker cabinets, black granite, LVP flooring), five detached parking spaces, and separate meters. Proforma rents are $8,900–$9,900/month. At $1,700,000, that's a gross rent multiplier in the 14–16x range — strong for new construction in Long Beach. Listed as 1031 exchange ready. This is a plug-and-play income property that a serious investor can underwrite in an afternoon.
2157 Gale Avenue — $860,000, went under contract 5/31 in 12 DOM The fastest close in this dataset. A Westside SFR with a 345 sq ft permitted ADU (built 2022), paid-off solar, and $150,000 in renovations. The speed tells you everything: permitted ADU, well-priced, well-finished, it moved before most buyers even knew it was there.
1148 Locust Avenue — $850,000, went under contract 6/1 in 13 DOM Brand-new under contract as of yesterday. A completely rebuilt 1915 home in Willmore District with a detached ADU, all-new plumbing and electrical, separate utility panels for each unit. The 13-day DOM on a 206 sq ft ADU property shows that when the renovation quality is there and the price is right, even small ADUs don't slow the sale down.
234 Lindero Avenue — $1,695,000, went under contract 5/22 in 27 DOM A 1913 Craftsman in Bluff Heights Historic District with a private rear bungalow (384 sq ft, separate entrance, updated kitchen and bath). The lifestyle premium of Bluff Heights is real — and the property went under contract despite the seller not having permit records for the existing improvements, which speaks to how much buyers in this pocket want the location.
Coastal / Luxury — Motivated Sellers with Price Cuts
2747 E Ocean Blvd, Bluff Park — $5,250,000 (cut TODAY from $5,450,000), 13 DOM A renovated 1919 coastal estate with a Jr ADU and a 2bd/2ba standard ADU, both at street level — but both on shared meters. The $200K price cut on June 2 is the seller recalibrating. This is a lifestyle purchase first, income property second. The ADU units add flexibility for multigenerational living or long-term rental, but the shared utility situation is a financing complication buyers at this price should understand before making an offer.
55 59th Place, Peninsula — $3,945,000, 13 DOM A custom 2019 Peninsula build with a 450 sq ft Jr ADU on the ground floor — but no separate utility meters and a separate address noted as "No." The main house is legitimately extraordinary (bay-to-ocean views, Miele appliances, owned solar, A-frame beams). The ADU is more of an in-law flexibility feature than a standalone income unit. The listing notes the studio and main house could be internally connected with minimal alteration.
What the Pending and Active-Under-Contract Properties Are Telling Us
Six properties are currently under contract. The purchase contract dates span from 5/8 through 6/1 — so the market has been absorbing properties through all of May and into this week. The pattern:
$799,900–$860,000: 12–46 days to contract (Gale, Maine, Locust)
$1,295,000–$1,695,000: 27–67 days to contract (Marwick, Lindero, El Parque)
The fastest movers are in the sub-$900K tier. That's where the buyer pool is deepest, FHA and VA financing opens up, and Fannie Mae's ADU income policies allow lenders to count rental income most cleanly in underwriting. For investors doing a 1031 exchange into a Long Beach income property, the sub-$1.7M Lakewood Village and North Long Beach properties are still where the math works best at current rates.
The Permitted vs. Unpermitted Divide — More Pronounced Than Ever
This dataset has more unpermitted or murky ADU situations than any prior month:
1335 W Burnett: unpermitted ADU
4357 Sunfield: ADU with kitchenette removed, needs conversion
6535 Downey: unpermitted rear unit, expired plans
1416 Orange (166 DOM): permit status unclear, on market since December
The 1416 Orange listing has been sitting for 166 days — the longest DOM in this entire dataset. A 3-unit configuration priced at $1,299,999 should be moving in this market. It's not moving because buyers can't cleanly verify permits, meters, or legal ADU status. That's the same pattern we've documented with stalled OC properties — unpermitted or undocumented ADUs aren't just a financing problem, they're a deal-velocity problem.
How a Long Beach home with an ADU is valued when you sell depends entirely on an appraiser's ability to find comparable rented ADUs near the subject property. An unpermitted unit with no rental history gives appraisers nothing to work with — and a zero-contribution ADU appraisal destroys the income story you're trying to tell buyers.
What This Means for Buyers in June 2026
The best opportunities in this comp set fall into three buckets:
Income-first investor plays: 1056 Hoffman quad ($1.7M, proforma $8,900–9,900/mo) and 6147 Gundry ($1.05M, $3,000/mo in rents, 78 DOM and no price change). Both have real income and sellers who should be having a pricing conversation.
Value-add with a clear path: 6535 Downey ($879,900, expired permits but plans already drafted) and 4357 Sunfield ($1,295,000, clear ADU conversion opportunity on a generous lot). These require work but entry prices reflect it.
Quality and speed: Anything in the $850K–$1M range with a permitted, separately metered ADU in North Long Beach, Westside, or Willmore. Those properties are moving in under two weeks. If you're not prepped to offer quickly, someone else will be.
What This Means for Sellers in June 2026
Lakewood Village sellers especially: price discipline matters more than it did six months ago. Four of the five active Lakewood Village properties have taken price cuts and are still sitting at 38–85 DOM. If your ADU has shared meters, no parking, or unclear permit history, you need to price it with that limitation built in from day one — not after 60 days of market feedback.
For tenant-occupied properties: 3711 Lemon in California Heights has been sitting 48 days with tenants in place. The showing friction from tenant access is real and it compounds with every week that passes. The question of whether to sell with tenants or vacant is a strategy decision, not an afterthought — make it before you list.
The June Summary
Long Beach is a wide market right now, and sub-market selection matters more than the citywide headline. North Long Beach and Westside under $900K are still moving on permitted ADUs. Lakewood Village is negotiating — buyers have leverage there that didn't exist six months ago. Downtown and Alamitos Beach reward finish quality and accurate pricing with fast contracts.
SB 79 adds a real density angle for transit-corridor properties, particularly in North Long Beach and downtown, that the current market isn't fully pricing in. If that's relevant to a property you're evaluating, June is the time to act.
If you want to run the numbers on a specific property or understand where your Long Beach ADU home sits in this market, let's talk.
