The units at Marina City Club in Marina del Rey, California, are commonly marketed and referred to as “condos” or “condominiums,” but they are not technically condominiums under California law—specifically, the California Subdivision Map Act.The property sits on land leased from Los Angeles County (a ground lease/leasehold arrangement), and owners hold a subleasehold interest (often described as a long-term prepaid sublease) rather than fee-simple ownership of the unit plus an undivided interest in the land and common areas, which is the standard definition of a condominium in California.Key details from official Los Angeles County documents (e.g., lease amendments and board letters, including those from around 2019–2024):
- Although governing documents and marketing materials use terms like “condominiums” or “condos,” the units do not qualify as true condominiums per the Subdivision Map Act.
- Each “condo” owner is a sublessee under a master sublease, holding a prepaid subleasehold interest for the lease term.
- This setup stems from the 1980s conversion of rental apartments to this ownership model, unique in Marina del Rey (the only leasehold allowing such “condo” ownership; other residential properties are rentals).
- Owners pay both HOA dues and a separate ground lease fee (often comparable in amount to HOA fees) to the County via the lessee, plus periodic adjustments.
This leasehold structure affects financing (some lenders treat it differently, and it’s appeared on lists of “unavailable” projects for certain conventional mortgages like Fannie Mae), resale, and long-term ownership (the master lease has an expiration, historically around 2067 or extendable).Many real estate listings and residents still call them condos for simplicity, as the practical experience (ownership rights, amenities, etc.) is similar, but the legal distinction is important for buyers, especially regarding title, taxes, and potential lease-end risks.
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