Long Beach ADU Market Update — May 2026: What's Active, What's Sitting, and What the Data Is Telling Us

The Long Beach ADU market in May 2026 is doing something almost no other Southern California market can match right now: producing brand-new ADUs at scale across every price tier and every neighborhood. Long Beach is California's per-capita ADU leader for a reason, and the May inventory makes that lead obvious.

But the same data tells a sharper story underneath the surface. The right ADU property at the right price is moving fast — sometimes in under two weeks. The wrong price or the wrong positioning, and you're sitting at 100+ days on market with multiple price reductions.

Here's the full breakdown across Long Beach's neighborhoods.

Long Beach's Active ADU Inventory by Price Tier

The May 2026 active ADU inventory in Long Beach is unusually deep. A few things to highlight before the neighborhood breakdowns:

Entry Tier ($770K–$1.05M):

• 2676 Golden, Wrigley (90806) — $770,000 — Brand new on market 5/4. Fixer. 3-bed main + 500 sq ft ADU. Doesn't qualify for FHA or VA — only renovation loans (FHA 203k, Fannie Mae renovation, etc.). The cheapest entry price in Long Beach right now, but you're buying a project.

• 1029 Maine Ave, Willmore District (90813) — $799,900 — Historic 1914 Craftsman + 400 sq ft 2-bed/1-bath detached ADU. Rent Control disclosed.

• 2911 Baltic, Wrigley (90810) — $826,000 — 3-bed main + permitted 1-bed ADU 360 sq ft. 112 days on market.

• 2033 W Burnett St, Westside (90810) — $849,900 — Brand new on market 5/1. Brand-new 2024 detached 2-bed/2-bath ADU 780 sq ft + remodeled front home. Both units rented.

• 161 W Harcourt St, North Long Beach (90805) — $899,999 — Reduced from $949,999. Permitted attached studio ADU 403 sq ft. 44 DOM.

• 6147 Gundry, North Long Beach (90805) — $1,050,000 — 1927 Spanish-style + permitted 2023 standard ADU (1 bed, $2,000/mo rent) + 2021 Junior ADU (studio, $1,000/mo). Triple-income property.

Mid Tier ($1.04M–$1.4M):

• 1835 E Florida St, Alamitos Beach (90802) — $1,049,000 — Brand new 5/5. Updated 1919 Craftsman + studio ADU rented at $1,250/mo. 3 DOM — already moving fast.

• 757 N Loma Vista, Willmore (90813) — $1,150,000 — Reduced from $1,350,000 ($200K cut). 1903 duplex with permitted ADU. 88 DOM.

• 1901 N Bellflower Blvd, Los Altos (90815) — $1,243,000 — Coming Soon, showings start 5/16. Brand-new 2026 detached studio ADU + remodeled main + paid solar + EV-ready.

• 1131 E 21st, Poly High (90806) — $1,299,990 — Reduced from $1,399,000. Two brand-new 2026 ADUs (Junior ADU + Standard) on a renovated 1929 main.

• 1416 Orange, Cambodia Town (90813) — $1,299,999 — 141 DOM. Triplex configuration with main + large 1,600 sq ft attached ADU (3 bed/4 bath).

• 456 Cherry Ave, Retro Row/Alamitos Beach (90802) — $1,375,000 — Reduced from $1,399,500. 1912 Craftsman + 750 sq ft ADU built 2023. 64 DOM.

• 5840 E Oakbrook, Los Altos (90815) — $1,379,000 — Brand new 5/7. Watson Brothers renovation + permitted detached ADU built 2020. Corner lot.

• 3246 N Marwick, South of Conant (90808) — $1,390,000 — Active Under Contract 5/6 (35 DOM). Renovated 2023 main + ADU garage conversion + heated pool.

• 3945 Gondar Ave, Carson Park (90808) — $1,399,000 — Designer renovation + ADU. Seller disclosed ADU is unpermitted.

• 774 Gladys, Rose Park (90804) — $1,399,000 — Active Under Contract in 10 DOM. 1919 Craftsman + permitted 2024 ADU + Mills Act for huge tax savings.

Premium Tier ($1.49M–$2.15M):

• 2151 Euclid Ave, Artcraft Manor (90815) — $1,499,000 — Reduced from $1,525,000. Two new construction 2026 ADUs + remodeled main. 70 DOM.

• 4851 Faculty, Lakewood Village (90808) — $1,595,000 — Permitted ADU + Jr. ADU both built 2023.

• 5339 E Greenmeadow, Lakewood Village (90808) — $1,675,000 — Reduced from $1,735,000 (60 DOM). Permitted 2025 ADU 362 sq ft. Room for additional ADU + pool.

• 234 Lindero Ave, Bluff Heights Historic (90803) — $1,695,000 — Brand new 5/6. Restored 1913 Craftsman duplex + 384 sq ft ADU. Sellers have no permit records for the existing improvements.

• 3711 Lemon, California Heights (90807) — $1,800,000 — Three-residence triplex on three parcels (~10,000 sq ft total). $1,158/mo + $2,055/mo current rents.

• 4529 Pepperwood Ave, Lakewood Village (90808) — $2,149,900 — 6-bed main with 3 primary suites + brand-new 2025 detached ADU. 29 DOM.

Top Tier ($3.15M+):

• 4217 Cedar, Virginia Country Club (90807) — $3,149,000 — Brand new 5/7. Kenneth Wing-designed 1956 estate + small detached ADU casita. "Lowest price per sq ft amongst the Estate homes in Virginia Country Club."

• 5401 E El Parque, Park Estates (90815) — $3,895,000 — Designer-renovated mid-century with heated pool + 616 sq ft ADU. Back on market after a previous deal fell through. 42 DOM total.

What the Data Is Telling Us About Long Beach

1. Long Beach is genuinely producing more ADUs than any other OC/LA market. Look at the build years on active inventory: 2021, 2023, 2023, 2024, 2025, 2025, 2026, 2026, 2026. Brand-new construction ADUs aren't a rare feature here — they're the norm. The City of Long Beach's Pre-Approved ADU Program (PAADU) and streamlined building department processes are exactly why you see this volume — Long Beach is a city built around making ADU construction easier, and the inventory reflects it.

2. The Mills Act is a real differentiator at the historic-tier price points. Look at 774 Gladys in Rose Park — it went under contract in 10 days at $1.399M. The Mills Act enrollment alone is worth thousands per year in property tax savings. When a historic Long Beach Craftsman has a permitted ADU AND the Mills Act, the buyer pool widens dramatically and the deal closes fast. Same dynamic I broke down on the Anaheim side with the historic Hensley House sale.

3. Triplex stacking is standard play in Long Beach. Look at 4851 Faculty (3 units in Lakewood Village), 3711 Lemon (3 residences in Cal Heights), 6147 Gundry (3 units in North LB), 1131 E 21st (3 units in Poly High), 1416 Orange (3 units in Cambodia Town), 2151 Euclid (3 units in Artcraft Manor). Long Beach is one of the few SoCal markets where the SFR + ADU + JADU stack is so common it almost feels expected. The buyer pool for these is investor-heavy, but multigenerational families show up too — especially in the more residential pockets.

4. The market is punishing mispriced listings hard. 1416 Orange at 141 DOM. 2911 Baltic at 112 DOM. 757 N Loma Vista at 88 DOM with a $200K reduction. 5339 Greenmeadow with a $60K cut. 161 W Harcourt with a $50K cut. 1131 E 21st with a $99K cut. 2151 Euclid with a $26K cut. The pattern is clear: when a Long Beach ADU property doesn't pencil at the original list price, buyers wait it out. I broke down the full pricing trap in why ADU properties stall on the market. Long Beach is no different from OC — the math has to work for the buyer pool that's actually active.

5. Fast-moving listings have a clear pattern. 774 Gladys (10 DOM, under contract), 1835 E Florida (3 DOM, momentum heavy), 3246 N Marwick (35 DOM, under contract). The fast-movers all share traits: realistic pricing, quality finishes, permitted ADUs (or the Mills Act in lieu of), and clean documentation. The slow-movers have one or more of these missing.

6. Unpermitted ADU disclosures are showing up across multiple listings. 3945 Gondar (seller disclosed unpermitted ADU), 4357 Sunfield (city previously forced kitchenette removal), 234 Lindero (sellers have no permit records), 4357 Sunfield. For these properties, the buyer needs a clear plan — legalize under California's AB 2533 pathway or build a new permitted detached ADU. The presence of unpermitted units doesn't kill a deal, but it changes the math meaningfully.

Long Beach Sub-Market Notes

Lakewood Village (90808) — The ADU Activity Capital. More active ADU inventory than any other Long Beach pocket. Active listings here run from $1.35M (4357 Sunfield) to $2.15M (4529 Pepperwood). Premium price tier, mid-century housing stock from 1939–1954, and a steady flow of brand-new permitted ADUs being added to renovated mains. The buyer pool here is owner-occupant and house-hacker heavy — people who actually want to live in this neighborhood.

Los Altos (90815) — Premium with CSULB Tenant Pool. Active inventory $1.24M–$1.7M. Watson Brothers Fine Homes is showing up as a recurring renovator (5840 Oakbrook). Cal State Long Beach proximity means strong rental demand for any ADU here. The 1901 N Bellflower property coming on the market 5/16 is a great example of the standard play — main home + brand-new 2026 ADU + paid solar.

Bixby Knolls / California Heights / Virginia Country Club (90807) — Premium Money. $1.8M (3711 Lemon triplex) up to $3.149M (4217 Cedar VCC estate). The buyer pool here skews toward owner-occupants and multigenerational families with budgets to match the prices. ADU comes as a bonus, not the lead feature.

Park Estates (90815) — Designer-Forward Top Tier. 5401 E El Parque at $3.895M is the headliner — sitting on a 15,891 sq ft corner lot with a fully equipped ADU. Limited inventory, premium pricing, longer days on market because the buyer pool at this price point is small.

Belmont Heights / Bluff Heights / Eastside (90803, 90804) — Coastal Historic. Bluff Heights Historic District (234 Lindero, $1.695M restored 1913 Craftsman). Rose Park (774 Gladys, $1.399M with Mills Act, under contract in 10 days). These are some of the strongest niches for the right buyer — historic charm + ADU income + sometimes Mills Act tax savings.

Alamitos Beach / Retro Row / Downtown (90802) — Walkable Coastal Lifestyle. 1835 E Florida ($1.049M, 3 DOM). 456 Cherry Ave ($1.375M, 64 DOM). The lifestyle premium is real here — walkable to Retro Row, coffee shops, the shoreline. Smaller lots and ADUs make the math tighter, but the lifestyle pull keeps demand consistent for the right properties.

Willmore District / Cambodia Town (90813) — Downtown Value. 1029 Maine ($799,900), 757 N Loma Vista ($1.150M after $200K cut), 1416 Orange ($1.299M, 141 DOM). Older housing stock (1903–1941), opportunistic pricing, but the buyer pool is more cautious — partly because of rent control disclosures and zoning complexity.

North Long Beach (90805) — The Value Pocket. 161 W Harcourt ($899,999), 6147 Gundry ($1.05M with two permitted ADUs producing $3,000/mo total). Lowest entry price for properties with real ADU income already in place. Investor-heavy buyer pool. The pocket I covered in detail in why North Long Beach is the LA County ADU market new investors should be in right now.

Wrigley / Westside (90806, 90810) — The Sub-$1M Tier. 2676 Golden ($770K fixer), 2911 Baltic ($826K with permitted ADU, 112 DOM), 2033 W Burnett ($849,900 with new construction ADU). These are the lowest-entry-price plays in Long Beach proper. Tight lots, smaller homes, but the math works if you're patient and selective.

Long Beach's ADU Permitting Edge

One reason Long Beach moves so much ADU inventory is the city's well-developed permitting infrastructure. The City of Long Beach ADU department processes more ADUs per capita than any other city in California, and the PAADU pre-approved plan program gives buyers a real shortcut for new builds.

For investors looking at properties with unpermitted units — common across Long Beach's older Wrigley, Willmore, and North LB stock — California's AB 2533 legalization pathway lets you bring pre-2020 units into compliance without penalties. This applies to LA County properties just like OC.

These local resources sit on top of the state framework from California HCD, which keeps Long Beach's by-right ADU buildability protected even as local rules continue to evolve.

The Build-Year Sweet Spot Is Different in Long Beach Than in Anaheim

In Anaheim, the sweet spot is older home (1949–1965) + recent ADU (2018–2025).

In Long Beach, the pattern is similar — but Long Beach has a much higher concentration of brand-new 2024–2026 ADU builds. This matters for two reasons:

1. Buyers don't have to wait. A buyer of 2151 Euclid or 1131 E 21st gets a fully permitted, brand-new, ready-to-rent triplex setup on day one. No 12+ month construction timeline.

2. Resale comp data is improving fast. Every new ADU build that closes adds to Long Beach's already-deepest-in-California ADU comp pool. By the time today's brand-new construction hits resale in 5–10 years, the comp data will be exceptional.

The implication: if you want maximum cash flow on day one and you don't want to manage a build project yourself, Long Beach's brand-new construction inventory is genuinely the strongest in OC/LA right now. If you'd rather build your own (and capture the construction-cost-to-value spread), the older housing stock in North LB and Wrigley gives you the best entry price for that play.

What This Means If You're a Buyer in Long Beach Right Now

The opportunity zones depend on your strategy:

• Pure cash flow investor: North LB and Wrigley at $850K–$1.05M with existing permitted ADU income. The 6147 Gundry play (2 ADUs producing $3,000/mo on a $1.05M property) is a model.

• House-hacker: Lakewood Village or Los Altos. Buy a property with a brand-new 2024–2026 ADU, live in the main, rent the ADU, let the income offset the mortgage. Use the Fannie Mae projected rent rule to qualify.

• Lifestyle owner-occupant: Belmont Heights, Bluff Heights, Rose Park, or Alamitos Beach. Pay the lifestyle premium, get Mills Act savings if you can, and let the ADU subsidize the cost of being in the neighborhood you actually want to live in.

• Value play with renovation budget: Wrigley, Westside, or downtown at $770K–$900K. Be honest about your renovation and ADU build budget before you commit. The cheapest entry price doesn't always pencil.

What This Means If You're a Seller in Long Beach Right Now

The market is selective. Three things are driving the strongest sale outcomes in May 2026:

1. Realistic pricing backed by Long Beach ADU comp data. With Long Beach producing more ADU comps than any other city in California, the data exists to defend a strong price — but it also exists to expose an aggressive one. I broke down the pricing framework in what your home with an ADU is actually worth.

2. Clean permits and documentation. Properties with vague or missing permit records are sitting longer. 234 Lindero ("sellers have no permit records") is a $1.7M property with a permit cloud over it — that uncertainty is doing real work in extending DOM.

3. Tenant strategy locked in before listing. Properties with month-to-month tenants and clean rent rolls (3711 Lemon with documented $1,158 + $2,055 rents) are easier for investor buyers to underwrite. Below-market or unclear tenant situations create friction. I covered the framework in whether to sell vacant or with tenants in place.

The Bottom Line

Long Beach's May 2026 ADU market has more inventory, more brand-new builds, and more sub-market variation than any other OC/LA city. That depth is an advantage for buyers who know exactly what they're looking for — and a challenge for sellers who don't price and position for the buyer pool that's actually active in their specific pocket.

The fast-movers (3, 10, 12, 35 days on market) all share the same traits: priced for the real comp data, well-documented, well-finished. The slow-movers (88, 112, 141 days) all share the opposite. Long Beach rewards discipline.

If you want to talk through a specific Long Beach property — buying or selling — that's exactly what I do. Let's go through the numbers together.

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For more on the Long Beach market overall: Long Beach ADU Market Page

Dylan Serna is a Realtor (DRE# 02217359) with eXp Realty specializing in ADU and investment real estate across Orange County and LA County. Learn more at adurealtor.net.