El Segundo is an incorporated city in Los Angeles County, California.
Los Angeles County · city
El Segundo
El Segundo is an incorporated city in Los Angeles County, in Greater Los Angeles. About 16,445 residents (2023 Census estimate). 5.45 sq mi of land. Includes substantial mapped water area. Verify city vs county jurisdiction on the APN. Screen any APN in or near El Segundo for zoning, FEMA flood, CAL FIRE / WUI wildfire hazard, soils, geology, and planning — every finding linked to the official source — then verify with El Segundo or Los Angeles County planning before you…
Updated 2026-08-29
Useful sources for searching El Segundo: Official sources to verify buildability in El Segundo ↓
About El Segundo land diligence
El Segundo is an incorporated city in Los Angeles County, in Greater Los Angeles. About 16,445 residents (2023 Census estimate). 5.45 sq mi of land. Includes substantial mapped water area. Verify city vs county jurisdiction on the APN.
Confirm whether the lot is inside El Segundo limits or unincorporated Los Angeles County, then verify zoning on the official planning site. Most deals need both a fast multi-layer screen and a follow-up with local planners—especially where city limits, specific plans, hillside fire standards, or floodplain rules apply.
Search intents this page answers: zoning in El Segundo, FEMA flood near El Segundo, CAL FIRE hazard severity, APN lookup, and whether a vacant lot is buildable before you spend on surveys or design.
Community snapshot
Character: Incorporated city in Greater Los Angeles.
Population: about 16,445 residents (2023 estimate) across roughly 5.449 square miles.
Climate: Southern California Mediterranean / coastal to inland desert transition by community.
Growth outlook: El Segundo has about 16,445 residents in recent Census estimates; growth and housing capacity still hinge on General Plan / Housing Element updates and infrastructure — confirm with El Segundo city/town planning (or Los Angeles County if the APN is outside city limits).
Jurisdiction check: confirm whether the APN is inside El Segundo limits or unincorporated Los Angeles County before relying on city zoning maps alone.
Housing & land patterns
Median home
$1.59M
Median income
$151k
Ownership
43%
Median year built
1964
vs California
+109%
Terrain
Coastal plain · Santa Monica Mountains · San Gabriel Mountains front
El Segundo is an incorporated city in Greater Los Angeles with a high-value housing market well above the California ACS median, above-average household incomes, a nearly even owner/renter split, and housing stock primarily built during the mid- to late-20th century.
Housing market
Median home value
$1.59M
$1,587,500
Much higher than CA
Median rent
$2,556/mo
Median household income
$151k
$150,737
Much higher than CA
Vacancy rate
5.7%
+109% vs California ACS median
Housing characteristics
1964
19202025
Typical home age signal — not a forecast of new construction.
Affordability & housing mix
Home value ÷ income
10.5×
ACS proxy — median home value divided by median household income
Rent ÷ income
20%
Annual median gross rent as share of median household income
Rent burden 30%+
45%
Share of renter households paying 30% or more of income on gross rent
Derived ACS ratios for market context — not a proprietary cost-of-living index or lender qualification standard.
Units-in-structure mix from ACS — shares of total housing units, not new construction pipeline.
Lifestyle & investment
Families
- Household incomes support a relatively affluent profile
- Neighborhood amenities and lot hazards still decide fit
- Confirm attendance boundaries on the specific APN
Retirees
- Housing stock centered around 1964 — maintenance needs vary
- Walkability and healthcare access differ street to street
- Review HOA rules, insurance, and parcel hazards before buying
Investors
- Balanced tenure mix can support rental demand
- ACS median gross rent about $2,556/mo
- Zoning, ADU rules, and insurance drive outcomes more than ACS averages
Builders
- Hillside and canyon lots almost always need slope, access, and brush/WUI diligence
- Verify zoning, setbacks, and utility access early
- Geotechnical and grading reviews are common on hillside lots
Terrain & geography
Los Angeles County packs coastal plain, basin floors, Santa Monica and San Gabriel Mountains, and Antelope Valley desert into one jurisdiction. Topography is one of the strongest predictors of wildfire, access, and grading cost.
Elevation Sea level along the Pacific to 10,000+ ft in the San Gabriel Mountains
01Coastal plainCoastal plain and Los Angeles Basin flats
02Santa Monica MountainsSanta Monica Mountains and Hollywood Hills ridges
03San Gabriel Mountains frontSan Gabriel Mountains front and canyons
04Antelope Valley desert floorAntelope Valley desert floor and alluvial fans
Development checklist
- Slope and grading feasibility
- Flood exposure and drainage
- Wildfire / WUI hazard
- Liquefaction and geology where mapped
- Zoning, setbacks, and overlays
- Utility access (water, sewer/septic, power)
- Geotechnical conditions on hillside or fill lots
Screen slope and elevation on the APN in Parcel View, then confirm grading, driveway grades, and pad feasibility with Los Angeles County planning and a licensed surveyor/engineer.
Key takeaways
- Housing prices in El Segundo sit well above the California ACS median.
- Terrain shifts across several landscapes — from coastal plain to antelope valley desert floor.
- Parcel-specific screening for zoning, flood, wildfire, soils, and slope matters more than any countywide average.
What Parcel View checks in El Segundo
Parcel & APN
Boundary and assessor parcel number context so you can confirm you are looking at the right lot inside or near El Segundo.
Zoning & land use
Reference zoning and general plan overlays from public GIS—verify final district with El Segundo or Los Angeles County planning.
FEMA flood
National Flood Hazard Layer zones across the parcel, including Special Flood Hazard Areas that affect insurance and building rules around El Segundo.
Wildfire hazard
CAL FIRE Fire Hazard Severity Zones and WUI context for insurance and defensible-space diligence around El Segundo.
Soils
USDA SSURGO map units for a first look at septic suitability, drainage, and grading constraints where mapped near El Segundo.
Geology & slope
Mapped liquefaction, fault, landslide, and terrain screens where the state publishes them for Los Angeles County.
Verify locally
Parcel View is a first-pass public GIS screen. City or county planning makes official determinations for El Segundo.
- El Segundo / Los Angeles planning ↗ — zoning, general plan, and permit rules.
- Los Angeles County Assessor ↗ — parcel numbers and lot records.
- Los Angeles County Parcel View page — county-wide layers and nearby context.
- Los Angeles FEMA flood screen
- Los Angeles wildfire hazard screen
- Los Angeles zoning screen
- FEMA Map Service Center ↗ — flood zones and base flood elevations.
- CAL FIRE Fire Hazard Severity Zones ↗ — state wildfire hazard mapping.
Living and buying land in El Segundo
El Segundo is an incorporated city in Los Angeles County, California.
Character: Incorporated city in Greater Los Angeles.
Population: about 16,445 residents (2023 estimate) across roughly 5.449 square miles.
Climate: Southern California Mediterranean / coastal to inland desert transition by community.
Growth outlook: El Segundo has about 16,445 residents in recent Census estimates; growth and housing capacity still hinge on General Plan / Housing Element updates and infrastructure — confirm with El Segundo city/town planning (or Los Angeles County if the APN is outside city limits).
Jurisdiction check: confirm whether the APN is inside El Segundo limits or unincorporated Los Angeles County before relying on city zoning maps alone.
Wildfire, flood, and insurance diligence in El Segundo
Hazard diligence is parcel-specific in El Segundo, but community patterns matter for underwriting and timeline.
Wildfire: community screening level is elevated — Hillside, canyon, and wildland-edge communities in LA County frequently need elevated wildfire and brush diligence..
Community wildfire screening note: elevated — Hillside, canyon, and wildland-edge communities in LA County frequently need elevated wildfire and brush diligence.
Flood: community screening level is variable — Coastal, river, and alluvial-fan flooding can matter — screen FEMA and local drainage history..
Community flood screening note: variable — Coastal, river, and alluvial-fan flooding can matter — screen FEMA and local drainage history.
Seismic: California is seismically active. Review Alquist-Priolo / fault maps and local geologic hazards for the APN..
Insurance diligence often focuses on: wildfire / wui underwriting; brush clearance and defensible space documentation; flood zone determination where fema indicates risk.
FAIR Plan / insurance context: Homeowners insurance can be constrained by wildfire, brush, and sometimes flood. FAIR Plan appears more often in higher wildfire zones — verify early in diligence.
Flood insurance: Flood insurance needs are driven by FEMA zone and lender requirements — confirm on the APN.
Commute, transit, and utilities in El Segundo
Commute screen: Commute times from El Segundo depend on destination, highway access, and time of day. Map drive times for your destinations rather than relying on a single city average..
Walkability: Walkability is usually higher near downtown or village centers and lower on rural/edge lots. Visit the block and check sidewalks, grade, and services..
Bike network: Bike infrastructure varies by corridor. Check local bike plans and ride the actual route you would use.
Downtown / village center: Many incorporated places have a recognizable downtown or commercial corridor — verify whether the subject APN is in that fabric or on a rural/edge lot.
Visit the parcel at the hours you would actually commute — last-mile access varies street-by-street.
Sewer vs septic: Sewer vs septic is parcel-specific in El Segundo. Confirm connection, capacity, and any septic permits with the local sanitation / environmental health desk..
Wells: Private wells appear more often on rural and edge lots. Confirm well yield, water quality, and any shared-system agreements during diligence.
Natural gas: Natural gas availability varies by street — confirm with the serving utility..
Electric service in Los Angeles County may be LADWP, SCE, or another provider — confirm on the meter and assessor/utility records.
El Segundo subareas and lot patterns
El Segundo is often searched as a single community name on listings and county maps.
Even without a long published neighborhood list, lot-level zoning, hazards, utilities, and school boundaries still vary.
When comparing two lots in El Segundo, weight WUI/fire, FEMA flood, septic vs sewer, slope/access, and easements carefully.
Lifestyle context for El Segundo
El Segundo dining and services cluster near commercial corridors and nearby centers; rural lots may be a drive from groceries and cafes.
Separate lifestyle preferences from lot-level buildability — a great street can still fail on fire insurance, flood zone, slope, or septic capacity.
Pets: Generally pet-friendly at the community level; always confirm HOA, rental, and local animal ordinances for the specific property.
How to screen a parcel in El Segundo
Enter the address or APN on Screen and confirm jurisdiction (El Segundo city/town planning vs Los Angeles County).
Review zoning, FEMA flood, CAL FIRE / WUI, soils, geology, and slope/elevation overlays.
SB 9 screen: SB 9 may apply to qualifying single-family lots inside city/town limits — confirm lot standards and exclusions with planning..
HOAs: HOAs are common in planned developments and some condo/townhome tracts — request CC&Rs early if the listing mentions an association.
Short-term rentals: Short-term rental rules vary by city and county and often require permits. Verify with code enforcement / planning before assuming Airbnb/VRBO use.
General Plan focus often includes: Confirm land-use designations and Housing Element sites with El Segundo planning..
- Population
- 16,445 (2023)
- Land area
- 5.449 sq mi
- Character
- Incorporated city in Greater Los Angeles
- Median home value (ACS)
- $1,587,500 (about 109% above the California statewide ACS median) · ACS 2020-2024
- Median gross rent (ACS)
- $2,556/mo · ACS 2020-2024
- Median household income (ACS)
- $150,737 · ACS 2020-2024
- Homeownership (ACS)
- 43% owner-occupied
- Housing stock age
- About 1964
- Market context
- Median home $1,587,500 (about 109% above the California statewide ACS median); vacancy about 5.7% · ACS 2020-2024 context
- County elevation range
- Sea level along the Pacific to 10,000+ ft in the San Gabriel Mountains
- Fire risk (community)
- elevated — Hillside, canyon, and wildland-edge communities in LA County frequently need elevated wildfire and brush diligence.
- Flood risk (community)
- variable — Coastal, river, and alluvial-fan flooding can matter — screen FEMA and local drainage history.
- Sewer / septic
- Public sewer vs septic varies by neighborhood and edge lots — confirm with local sanitation / environmental health.
- ADU screening
- California statewide ADU law is strong; confirm local ordinance standards, setbacks, and parcel hazards with planning before design.
- Downtown
- Often higher near downtown / main-street corridors; lower on rural or hillside lots.
Common El Segundo buyer questions
Short screening answers for searches buyers actually type. These are community-level notes — confirm on the parcel and with local city planning.
Is this area expensive?
Median owner-occupied home value is about $1,587,500 (about 109% above the California statewide ACS median); median gross rent about $2,556/mo. Neighborhoods vary — confirm current listings with a local agent.
Is it a buyer's market?
Median home $1,587,500 (about 109% above the California statewide ACS median); vacancy about 5.7% · ACS 2020-2024 context
Is it growing?
El Segundo has about 16,445 residents in recent Census estimates; growth and housing capacity still hinge on General Plan / Housing Element updates and infrastructure — confirm with El Segundo city/town planning (or Los Angeles County if the APN is outside city limits).
Is it family friendly?
High household incomes (about $150,737) suggest a relatively affluent community, but school quality, commute, parks, and parcel hazards still decide family fit. Confirm attendance boundaries and screen fire/flood on the APN.
Is it good for retirees?
Housing built around 1964 means maintenance needs vary. Walkability, healthcare access, HOA rules, and insurance costs should be reviewed before purchasing.
Is it good for investors?
Tenure mix is about 43% owner-occupied. Median gross rent about $2,556/mo. Rental demand may help, but zoning, ADU rules, STR ordinances, and insurance ultimately determine investment potential.
Are rentals in demand?
Median gross rent is about $2,556/mo. Confirm vacancy, comps, and any rent-stabilization or STR rules before underwriting.
Is there new construction?
Typical stock ages to around 1964; newer tracts and Housing Element sites still need local planning maps. Check current applications with El Segundo city/town planning (or Los Angeles County if the APN is outside city limits).
Can I build an ADU?
California statewide ADU law is strong; confirm local ordinance standards, setbacks, and parcel hazards with planning before design.
Is it wildfire prone?
Community wildfire screening note: elevated — Hillside, canyon, and wildland-edge communities in LA County frequently need elevated wildfire and brush diligence.
Is flooding common?
Community flood screening note: variable — Coastal, river, and alluvial-fan flooding can matter — screen FEMA and local drainage history.
Is there public sewer?
Sewer vs septic is parcel-specific in El Segundo. Confirm connection, capacity, and any septic permits with the local sanitation / environmental health desk.
Are wells common?
Private wells appear more often on rural and edge lots. Confirm well yield, water quality, and any shared-system agreements during diligence.
Are HOAs common?
HOAs are common in planned developments and some condo/townhome tracts — request CC&Rs early if the listing mentions an association.
Are short-term rentals allowed?
Short-term rental rules vary by city and county and often require permits. Verify with code enforcement / planning before assuming Airbnb/VRBO use.
What is the average commute?
Commute times from El Segundo depend on destination, highway access, and time of day. Map drive times for your destinations rather than relying on a single city average.
Is it walkable?
Walkability is usually higher near downtown or village centers and lower on rural/edge lots. Visit the block and check sidewalks, grade, and services.
Is it bike friendly?
Bike infrastructure varies by corridor. Check local bike plans and ride the actual route you would use.
Does it have a downtown?
Many incorporated places have a recognizable downtown or commercial corridor — verify whether the subject APN is in that fabric or on a rural/edge lot.
Is it pet friendly?
Generally pet-friendly at the community level; always confirm HOA, rental, and local animal ordinances for the specific property.
Screen a parcel in El Segundo Los Angeles County guide
Profile confidence: medium · Updated 2026-08-05. Informational screening only.
Frequently asked questions about El Segundo parcels
Is land in El Segundo buildable?
Buildability is not a single map label. Screen zoning, flood, wildfire hazard, access, and soils for the specific APN near El Segundo, then ask El Segundo planning whether your proposed use can be entitled and permitted.
How do I check zoning in El Segundo?
Run a Parcel View screen for a first-pass zoning/general-plan reference, then confirm the controlling district with El Segundo or Los Angeles County planning. Overlays and specific plans can change what is allowed.
Does El Segundo have FEMA flood risk?
Flood risk is parcel-specific. Parcel View intersects the FEMA National Flood Hazard Layer with the lot polygon. Always verify Special Flood Hazard Areas and base flood elevations on the FEMA Map Service Center before financing or building.
How do I screen a parcel in El Segundo?
Enter the address or APN in Parcel View. Confirm whether the lot is inside El Segundo limits or unincorporated Los Angeles County, then verify zoning on the official planning site.
Is Parcel View a substitute for El Segundo planning?
No. It is a first-pass public GIS screen with source links. City or county planning makes official determinations.