Pebble Beach area / Upper Forest
A Pebble Beach neighborhoodUpper Forest Homes for Sale: Pebble Beach from the hilltop.
The Upper Forest sits at the top of Huckleberry Hill, off Highway 68 on the Monterey side of Pebble Beach, with single-family homes, condos, and some big views through the pines. It’s in unincorporated Monterey County, inside the gated Del Monte Forest, and in my experience it’s usually the most approachable price point in Pebble Beach. If you’re looking at Upper Forest homes for sale, here’s what I’d tell a friend first.
- Jurisdiction
- Unincorporated Monterey County, inside the Del Monte Forest
- Schools
- Monterey Peninsula Unified (confirm by address)
- Coastal zone
- Yes, within the county’s Del Monte Forest coastal plan (confirm by parcel)
- Getting around
- Off Highway 68, close to the Highway 1 Gate
- The feel
- Hilltop pines, homes and condos
What it’s like to live in the Upper Forest
It’s a quieter, easier-to-reach corner of Pebble Beach, with Monterey, Pacific Grove, and Carmel-by-the-Sea all close by.
- Views from the topFrom the top of Huckleberry Hill, some homes and condos look out to the Pacific, Monterey Bay, Point Lobos, or Carmel Bay. Many others are tucked into the pines.
- Easy in and outThe neighborhood is off the roundabout at the top of Highway 68, across from Monterey’s Skyline Forest, so Monterey, Pacific Grove, and Carmel-by-the-Sea are all a few minutes away.
- Houses and condosAlongside single-family homes, there are condos, including the gated Shepherd’s Knoll and Ocean Pines, reached through the Highway 1 Gate on Scenic Drive.
- Trails and the hospital nearbyPine forest and trails surround the neighborhood, including trails used for horseback riding, and Community Hospital of the Monterey Peninsula is a couple of minutes away.
What to know before buying here
None of this should scare you off. It’s just much easier to plan for up front than to discover in escrow.
Two reviews, not one
Pebble Beach is in unincorporated Monterey County, under the county’s Del Monte Forest coastal plan, and exterior projects also go to Pebble Beach Company’s Architectural Review Board under the deed restrictions.
My advice: if you’re buying to remodel or rebuild, let’s talk to an architect who knows both the county and the ARB before you’re locked in.
The schools may surprise you
Unlike most of Pebble Beach, the Upper Forest is in the Monterey Peninsula Unified School District, not Carmel Unified or Pacific Grove Unified.
My advice: if schools matter to you, we’ll confirm the district for the exact address before you write an offer.
Buying a condo here
If you’re looking at a condo, the HOA matters as much as the unit: its budget, reserves, any planned projects, and its rules on rentals and pets.
My advice: we’ll read the HOA documents and recent minutes carefully during your contingency period.
Trees, habitat, and insurance
The Monterey pines and native habitat are protected, so removing trees can need a permit. Homes in the forest can also take longer to insure, so it’s worth starting early.
My advice: get insurance quotes during your inspection period, and build tree permits into any plans that involve grading or landscaping changes.
Rules change, so we’ll confirm current requirements with Monterey County and Pebble Beach Company for any home you’re serious about. Check with Monterey Peninsula Unified School District for school assignments.
Nearby neighborhoods
Seeing Upper Forest homes before they hit the market
Homes and condos in the Upper Forest can move quickly, so an early look matters. Compass is now part of the same family as Coldwell Banker, Sotheby’s International Realty, Corcoran and more, so I can see coming-soon listings from those brokerages too.
Upper Forest home buying FAQ
How is the Upper Forest different from the rest of Pebble Beach?
The Upper Forest is the most inland and elevated section of Pebble Beach, sitting atop Huckleberry Hill with access off Highway 68 rather than through the main Pebble Beach gates off 17-Mile Drive. It has a quieter, more private and forested character compared to the coastal neighborhoods near The Lodge and Golf Links. Homes and condos here tend to offer relative value within Pebble Beach, without the oceanfront or fairway-fronting premiums of the Lodge Area neighborhoods. It is still within the gated Del Monte Forest and subject to the same ARB and Pebble Beach Company rules.
What is the Architectural Review Board requirement in the Upper Forest?
Like all properties within the Del Monte Forest, homes in the Upper Forest are subject to the Pebble Beach Company's Architectural Review Board (ARB) in addition to Monterey County planning. Any exterior changes, remodeling, or new construction requires ARB approval under the community's deed restrictions, as well as applicable county permits. Buyers planning improvements should consult with an architect familiar with both the ARB process and Monterey County requirements before removing contingencies.
Are there both homes and condos for sale in the Upper Forest?
Yes. The Upper Forest includes both single-family homes and condominiums, making it one of the more varied sections of Pebble Beach in terms of property type and price point. Condominium buyers should request and review HOA documents, CC&Rs, monthly dues, reserve fund balance, and any rental restrictions during the inspection period.
Is the Upper Forest in the California coastal zone?
The Upper Forest is generally outside California's coastal zone, as it sits inland atop Huckleberry Hill rather than along the coast. This is an important distinction from the Lodge Area and other coastal sections of Pebble Beach, as it means projects here are less likely to require a coastal development permit. Coastal zone status should always be confirmed by specific parcel before planning any construction or remodeling.
What schools serve the Upper Forest area of Pebble Beach?
School district assignments in the Upper Forest can vary by specific parcel given the area's position near the boundary between school districts. Some properties may be served by Carmel Unified School District and others by Monterey Peninsula Unified School District. Confirming the school district assignment by specific property address before making an offer is strongly advisable for buyers with school-age children.
Is water available for additions or new construction in the Upper Forest?
New water is tightly limited across the Monterey Peninsula, including in the Del Monte Forest. Buyers planning an addition, a pool, or new construction should confirm the specific property's water entitlement situation before removing contingencies, as water availability can be a significant constraint on development plans even within Pebble Beach.
Have a question that isn’t here? Contact me.
Upper Forest homes for sale right now
The live listings are just below. There may only be a handful of homes and condos for sale here at any time, and sometimes none. If nothing fits today, tell me what you’re after and I’ll keep an eye out.
Curious about the Upper Forest? Let’s talk it through.
Tell me what you’re picturing, and I’ll tell you honestly what it takes to get there: what to watch for and what a fair price looks like. No pitch.
Prefer to text? 831-747-0310 · [email protected]
Selling too? Start with a no-pressure home valuation, and we’ll plan both moves together.
Jonathan Balog, Associate Broker | Compass | DRE# 01980970
Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. Information deemed reliable but not guaranteed. Neighborhood boundaries are approximate. Local rules summarized here are general information, not legal advice; confirm current requirements with Monterey County and Pebble Beach Company.