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        <title>MB Confidential</title>
        <link>https://www.mbconfidential.com/blog/</link>
        <description>Manhattan Beach Real Estate Blog with Market Data and Expert Analysis, News, Opinion, Listing Reviews and Open Houses. By Dave Fratello, Manhattan Beach Broker with Edge Real Estate Agency.
</description>
<item>
    <guid>https://www.mbconfidential.com/blog/competition-helps-find-the-price.html</guid>
    <link>https://www.mbconfidential.com/blog/competition-helps-find-the-price.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Competition Helps Find the Price</title>
    <description> <![CDATA[ 



Pricing for some homes can be very straightforward.


But all across Manhattan Beach, you'll encounter unique combinations of home size, style, lot size and location. The more &quot;unlike&quot; other homes that a property is on some of those factors, the greater the mystery in its value. 


So, then, how do you figure out what it's worth?


Most commonly, there isn't much choice but to make your best guess and put it out there and see how the market responds. 


Eventually, individual buyers will tell you what it's worth. 


A new sale shows how that process can work over time. 


We're looking at 1756 Voorhees (4br/4ba, 3033 sqft.), a single-level modern with a pool that we have previously called &quot;quite an achievement architecturally.&quot; 


We also referred to it as &quot;one of those homes where you just park the car and forget the world. Fun.&quot;


Custom-built in 2022, the home is &quot;underbuilt.&quot; By sticking to one level, the owner missed the chance at another 1500+ sqft. that could have been with a second story. And they didn't even consider a basement, which could have added more space.


What they built has a wide-open, free-flowing floorplan, with high ceilings and disappearing glass doors. It offers one of the most compelling indoor/outdoor spaces we've seen in MB. 


But... that block. The home is only 5 doors up from Aviation Blvd., and if you walk or drive the block, let's just say, you'll see that not all the homes are as updated. (There's one home across the street that is striking in its state of disrepair.) It's just not the sort of location buyers dream about. 


So the mystery of pricing would involve how many buyers are out there who want an &quot;underbuilt&quot; house, how many like modern style and having a pool take up the yard, and how many would like those things and be OK with the location?


In April 2025, 1756 Voorhees first came to market boldly at $4.895M. 


At that time, we had clients in the Sand Section looking for a single-level home who fancied Voorhees online. We made a date to go see it.  


They liked it tons, but struggled with the location. None of us could see a clear basis for the price. 


Our buyers concluded that they would pay $4.600M, but not more. (Do you know where this is going yet?)


We had a chat with the out-of-area listing agent, who shared that the seller was pretty firm on the price, and didn't really have to sell, anyway. 


We never got to writing an offer, as our buyers' attention moved on to other things. The listing canceled after 10 weeks at that $4.895M. 


Fast forward several months, and the home was back with that same out-of-area agent this March. Now the price was lower: $4.695M. 


We mentioned it to those clients who had been willing to go to $4.600M. &quot;They're getting closer to your number,&quot; we wrote. But they weren't in the market anymore.


After 2 months, 1756 Voorhees again didn't sell. The listing canceled.


Then, in late May, it was back with a local agent, and priced much lower: asking $4.250M.


Golly, that was $645K (13) below its first price, and $445K (9) below that last asking. 


When a seller makes cuts like that, they're trying to send a message: We're open for business Bring your offers now


People came. Suddenly, it turned out that there were a lot of people who were interested in a modern, single-level home with a pool on the eastern edge of Voorhees.  


Four of them wrote offers. 


And they drove the price up.


The final sale price: $4.600M. (With a backup offer at the same number.)


Why, that's exactly where our buyers saw it a year ago


(We tend to have really smart buyer clients. They make us look good.)


The funny part is, someone could have tried $4.600 last year, when it was priced $300K higher, just making their case to the seller. (Even if the seller was supposedly stuck on the higher number.)


Or someone could have tried $4.600 this year when the asking was $4.695M. They both start with 4.6


But maybe no one wanted to go that &quot;high&quot; if they didn't see anyone else chasing the home. Maybe they'd have gone to $4.600, but were afraid that'd be an overpay. 


The dynamics of multiple offers changed all of that. The mentality flipped to: If we don't pay $4.600, we won't get it


Turns out, that's what it was worth the whole time.
 ]]> </description>
    <pubDate>Fri, 26 Jun 2026 16:15:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/home-sales-totals-higher-supply-lower-so-far-in-2026.html</guid>
    <link>https://www.mbconfidential.com/blog/home-sales-totals-higher-supply-lower-so-far-in-2026.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Home Sales Totals Higher, Supply Lower So Far in 2026</title>
    <description> <![CDATA[ 



As the Summer market dawns, the vibrancy and continued recovery of the Manhattan Beach real estate market shows up again in some new data.


We were looking at some internal market tracking data, and noted that the pace of escrows for our mid-June report was typical, or a tad slow. But inventory was low, too. 


Even a decent sales pace with lower inventory will show up in some market-movement stats. 


The best measure is &quot;months of supply,&quot; which incorporates both kinds of data. Here's our latest chart, and we'll explain terms more below.





As of the end of May, our local market had only a 2.7 month supply of homes on market. The figure has not been this low since 2022, as the hyperactive covid market ended. Before covid, the &quot;months of supply&quot; figure had only been this low briefly once in more than 10 years.


Truly, you look at the whole of that 10-plus-year chart, and you see months of supply mostly in the 3-4 months-plus range. This 2.7 month figure stands out as low. 


Keep in mind, this is no flash-in-the-pan figure. It's a 6-month rolling average, so it reflects a longer-term trend. (Data for individual months is too noisy to display.)


Quick refresher: The measure &quot;months of supply&quot; takes into account the pace and number of homes going into escrow, and estimates how long it would take to sell every listing active on the market. (That's what the number of months means.) Analysts used to say that 6 months of supply signified a buyers' market, but 4 months of supply is now more associated with &quot;buyers' market&quot; conditions. 


So we're nowhere near a buyer's market here, using either 4 months or 6 months as the standard.  


We're more obviously in a supply-constrained seller's market at 2.7 months of supply.


Ask a local buyer. At several market tiers, they'll roll their eyes and say, &quot;Tell me something I didn't know.&quot;


But these data do not purely result from a buyers snapping up the few available properties. 


See our next chart.





Here, we're looking at the number of closed sales in rolling 3-month periods. And we're looking at a shorter period of time, just since early 2023. 


In these three-plus years, there has been no figure higher than the 108 sales recorded for the 3 months ending in May 2026. 


Last year at this same point, there were only 90 sales for the 3 months ending in May.


But wasn't that in the immediate wake of the tragic LA County wildfires? It was. 


We've reported several times, starting in February, that 2026 is busier than 2025 was in Manhattan Beach. But we know it sounds counterintuitive, which is why we produce charts, instead of just words. 


Part of what's happening is that listings are selling faster. That translates to a lower inventory overhang, and a lower median days-on-market figure among listings that go under contract. (The median is 9 days right now in MB.) 


As noted above, we're in Summer now, a time when things tend to slow down a bit. Listings need a little more seasoning to find buyers, and fewer sellers even choose to list at this time. That's some of the surprising seasonality in the local market. (The best explanation: &quot;everybody's gone.&quot;)


But with plenty of hungry and frustrated buyers on the sidelines, waiting for the right house to pop up, Summer might not be so sleepy after all. 
 ]]> </description>
    <pubDate>Tue, 23 Jun 2026 18:31:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-620-62126.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-620-62126.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (6/20-6/21/26)</title>
    <description> <![CDATA[ 
Summer starts... now, apparently. 


That can mean a slowdown in new listings, but not this week. Indeed, we're seeing some very compelling new offerings in East Manhattan, the Sand Section and the Trees. It's a good time not to be out of town if you're a buyer. 


Open house times for new listings are listed below, but you can also click SEARCHES then &quot;Open Houses&quot; at the top of our site, which displays all the Manhattan Beach open houses. There are also links right at the top to Hermosa Beach and Redondo Beach opens.


----------------------------------------


PLEASE NOTE: Below, we present listings new to the Manhattan Beach market this week, via the MLS. They are listed and brokered by a variety of agents and firms. The name of the listing broker and agent for each property, along with any contact information supplied through the MLS, is displayed with each property, next to the price. Blog author Dave Fratello of Edge Real Estate Agency is not the listing agent unless so stated with the listing. Excerpts of the listing agent's description of each property are provided in quotes.


Click on any property address or photo to open a new page with full listing details, all photos, listing broker and agent information, and other MLS information. Any observations and comments about listings represent the professional judgments and opinions of the author, Dave Fratello, not the listing brokers or agents. Please see our blog disclaimer.


----------------------------------------


East Manhattan Beach





 1626 1st Street (5br/8ba, 5179 sqft.) comes along at a time when new construction in the 1700-1800 blocks of East Manhattan are selling in the high 5s and into the 6s. This 2013 custom build, in a better location than some of those recent sales, aims toward $7M, starting out at $6.899M. 


The highest sale ever in the Mira Costa area for a home on a conventionally sized lot came earlier this year, when new construction at 1525 10th (6br/7ba, 5051 sqft.) sold for $6.325M. 


If any home is going to seize the crown for top sale, it could be this one.  


It's an absolutely dramatic, open, warm modern design, with high ceilings, a large family room opening out via disappearing doors to a covered dining area, splendid pool plus outdoor room, and nice ensuite bedrooms upstairs. 


While some accents trend toward darker colors than are trendy today, it's a cohesive look and not at all unpleasant. The primary suite, with its ample balcony and interesting views of the rolling hills of the area, is ultra attractive. 


The basement level features no only a home gym, but also a &quot;hidden&quot; screening room and a truly vast closet room, both tucked behind a faux bookcase that opens like a secret passage. Who was having fun with this design?


From the official description:


&quot;Perched atop a private, sun-drenched knoll, this extraordinary 5,179 SF custom estate with massive 6 car garage... embodies the pinnacle of sophisticated design and resort-style entertaining. With a coveted south-facing backyard, the home is filled with natural light while offering exceptional privacy amid mature landscaping. A dramatic floating wood-and-glass staircase blends contemporary elegance with cutting-edge functionality. At the heart of the home, a world-class chef’s kitchen is designed for both grand entertaining and everyday living... Expansive La Cantina sliding glass walls create a seamless indoor-outdoor connection, opening to a breathtaking backyard retreat. The grounds showcase a glass-tiled saltwater pool and spa with water features, automated cover, and a custom underground equipment vault. Four automated StruXure pergolas provide comfort across multiple entertaining areas enhanced by integrated lighting, built-in speakers, gas fireplaces, electric heaters, a Lynx barbecue station, beverage refrigeration, fire pit, and a three-person infrared sauna. The primary suite features a fireplace, custom cabinetry, Sub-Zero mini fridge/freezer, and La Cantina doors opening to a serene private balcony... The lower level is anchored by a fully equipped fitness center with professional-grade flooring including a gym bath with steam capability, storage, workbench, high-amp EV charging, commercial-grade security, home server infrastructure, and over 1,000 square feet of additional storage.&quot;


1626 1st Street begins at $6.899M.


1626 1st Street is listed by Michael Rossi, Strand Hill Properties.


 


 1212 Magnolia Avenue (5br/6ba, 3400 sqft.) is new construction on a quiet block near Pennekamp. 


It's closer to MB Blvd. than a recent new construction sale at 1612 Magnolia (5br/5ba, 3380 sqft.), which sold in March over asking at $4.100M. This new listing begins at $4.595M. 


From the official description:


&quot;Blending timeless design with effortless California living, this exceptional 5-bedroom, 5.5-bath residence is filled with natural light, expansive living spaces, and captivating city views... Step outside and discover your own private resort-inspired retreat. The beautifully designed backyard features a detached pergola and a retractable roof, creating the ultimate setting for unforgettable evenings under the stars. Whether hosting summer dinner parties, enjoying sunset cocktails with friends, or spending quiet nights by the fire, this outdoor oasis was made for making memories. Every space has been thoughtfully curated to capture the essence of the Manhattan Beach lifestyle—light-filled, sophisticated, and effortlessly connected to the outdoors. Offering the perfect balance of luxury, comfort, and functionality, 1212 Magnolia is more than a home—it's the backdrop for your next chapter.


1212 Magnolia Avenue begins at $4.595M and is open Sat. &amp; Sun. 2-4pm.


1212 Magnolia Avenue is listed by Joseph Nuzzolo, Thompson Team Real Estate, Inc.


Sand Section





 324 17th (4br/5ba, 3634 sqft.) is a 2009 custom modern on a walkstreet close to town. After a recent purchase (2023), the current owners undertook a substantial remodel that lightened and refreshed the home, allowing its core assets to be more visible. 


(Truly, the before/after comparisons show a dramatic evolution for the kitchen &amp; baths, particularly.)


High ceilings are featured on the middle/main floor, which hosts most bedrooms, and the top level. That middle level opens out to a sizable front walkstreet patio.


The top floor has a break-the-mold design, with an ocean-view great room flowing back to the kitchen, then to a sunny patio/terrace with both outdoor dining and an outdoor living space centered around a fireplace and big-screen TV. Beyond the patio is a separate office with extremely nice ocean views to the south and west. 


From the official description:


&quot;Architecturally significant modern walkstreet residence... on a full walkstreet lot with ocean views, extensive recent upgrades, and an exceptional location just moments from downtown Manhattan Beach, the beach, and Live Oak Park. Recently enhanced through approximately $650,000 in renovations and improvements, the home combines timeless modern architecture with a fresh, sophisticated living environment. Clean lines, abundant natural light, and thoughtful indoor-outdoor connections define the residence throughout. The upper level serves as the centerpiece of the home, featuring expansive living and dining areas, an open kitchen, soaring ceilings, and ocean views that create an ideal setting for everyday living and entertaining. A front-facing view deck captures sweeping vistas, while a protected terrace with fireplace beneath a trellis extends the living experience outdoors. Beyond the terrace, a separate office or studio provides exceptional flexibility for remote work, creative space, fitness, or additional entertaining. The home offers four bedrooms, four-and-one-half baths, elevator access to all levels, generous storage, an oversized garage, and additional off-street parking... At a price point where buyers are often evaluating half-lot properties with substantially less square footage, 324 17th Street offers approximately 3,600 square feet on a full walkstreet lot with strong ocean views, acclaimed architecture... steps-away proximity to Live Oak Park, and walkability to both downtown Manhattan Beach and the beach.&quot;


Click here to view the virtual tour (3D)


324 17th begins at $7.500M.


324 17th is listed by Bryn Stroyke, Bayside.





 536 24th Street (2br/1ba, 936 sqft.) is a cute original cottage on a full, street-to-alley lot (2712 sqft.) just east of Grand View elementary. 


It has to be seen primarily as a land-value sale with potential for a nice, new home, but these little places don't always get razed right away. Too charming.


From the official description:


&quot;Rare opportunity to own an original Manhattan Beach cottage in one of the community's most sought-after locations. Full of warmth and character, this charming 2-bedroom, 1-bath home features beamed ceilings, hardwood floors, and a cozy fireplace that captures the timeless appeal of beachside living. Set on a beautiful lot with a grassy front yard, abundant curb appeal, and a sunny backyard complete with a mature orange tree, the property offers a wonderful indoor-outdoor lifestyle. Whether enjoyed as-is, updated over time, or used as the foundation for a future dream home, opportunities like this are increasingly rare.&quot;


Click here to view the virtual tour (3D)


536 24th Street begins at $2.899M.


536 24th Street is listed by Jennifer Caskey, Compass.





 1016 The Strand (4br/4ba, 2859 sqft.)


From the official description:


&quot;Rare South Manhattan Beach Strand opportunity at a price point not seen south of the Manhattan Beach Pier since 2017. Located just two homes south of the pier, 1016 The Strand is a triplex property offering exceptional oceanfront frontage, walkability, income potential, and long-term flexibility. Originally built in 1938, the property is currently configured with a main residence, Strand-level studio, and separate one-bedroom residence above the garage. The main residence encompasses approximately 2,850 square feet and enjoys sweeping views of the Manhattan Beach Pier, Catalina Island, Palos Verdes, the Malibu coastline, and the Pacific Ocean beyond. Just steps from downtown Manhattan Beach's restaurants, shops, and cafés, the property offers a unique combination of oceanfront living and everyday convenience. Recent planning changes have further enhanced redevelopment opportunities for triplex properties, creating a compelling opportunity for owner-users, investors, and developers alike.&quot;


1016 The Strand begins at $9.295M.


1016 The Strand is listed by Bryn Stroyke, Bayside.


Tree Section  





 3008 Agnes (5br/5ba, 3595 sqft.) is an early-2000s traditional-style home with one asset that's hard to match: A west-facing corner lot along Agnes at 31st. That is a heck of an address and location, in one of the prime parts of the Tree Section.


(It calls to mind our office's listing last Fall at 3208 Agnes, sold for $6.250M. See those photos again – what a property)


We always like it when there's an option to hide the garage and present a full, welcoming home design at the entry – as is the case here. 


The home design is 100 what you'd expect, with a first-floor bedroom, formal living room and dining room at the entry and kitchen/great room in back. The great room opens to a flagstone-paved patio/yard on the sunny southern side of the house, along 30th St., with a pergola and built-in bbq. Upstairs, it's 4 bedrooms, including a sizable primary suite with a balcony. 


To be certain, the materials and finishes read like a time-capsule version of what was trending near the turn of the millennium. Given the prime location and easy nature of the exterior look, we'd hazard a guess that most buyers will want to bring a designer in to upgrade the interior of the properly. It'll be worth it.


From the official description:


&quot;Timeless architecture, generous proportions, and an effortless sense of home defines this exceptional Tree Section Residence. The unique west facing corner location provides amazing light and air and almost total privacy with only one east neighbor... The dream kitchen is just beyond with newer stainless appliances, a large pantry, and a huge center island with counter seating for casual dining. The sunny breakfast room as an excellent option. Both are open to the fabulous familyroom with the second of four total fireplaces and French door access to the private patio and yard with built in Bar B Que.' At the other end of the home is a ensuite bedroom and bath and a guest powder room. The double garage brings you to the completely finished storage room with shelves and closets and even a sinkThe sculptural staircase takes you to the primary suite with vaulted ceiling, professionally designed walk-in closet, a breezy balcony with tree top views and a spa-like bathe with glass shower and free standing tub. There is second upstairs ensuite bedroom and bath. And a set of Jack and Jill bedrooms one with a private balcony. A convenient laundry room with cabinets, racks, and a soaking dink. This home will excite you and calm you. It is the kind of home that people wait for….A place to put down roots&quot;


3008 Agnes begins at $4.875M and is open Sat. 1-4pm.


3008 Agnes is listed by Kurt Allen, Compass.





 2913 Pacific (3br/2ba, 1888 sqft.) is an upgraded, single-level 1950s home. 


From the official description:


&quot;Quintessential Coastal Manhattan Beach Home. Nestled in the Manhattan Beach Tree Section, this charming home has a warm and welcoming curb appeal with mature landscaping. This home has been remodeled throughout. As you enter the front door there's an abundance of natural light, high ceilings and 8&quot; wood floors throughout the home. The living room is spacious and offers multiple options for daily living and entertaining. The open gourmet kitchen has been completely updated with a beautiful quartz countertop with a large island, new appliances and cabinetry with lots of storage. The kitchen opens to a formal eating area and large family room with a cozy fireplace. This home has two bedrooms and a updated bathroom. The primary suite is very spacious with large closets. The bathroom has double sinks with a quartz countertops and large walk-in shower. There is a private backyard for entertaining and relaxing. The two car garage has direct access into the home. This home is close to Greenbelt, Beach, Downtown shops and restaurants and award winning Elementary Schools. Don't miss out on this beautiful home. This home has upgraded electrical panel, heater and air conditioning/ducting, reverse Osmosis Drinking System, Dedicated Laundry Area, and many more upgrades.&quot;


2913 Pacific begins at $2.750M.


2913 Pacific is listed by Kimberly O'Hanlon, Pacifica Properties Group, Inc.
 ]]> </description>
    <pubDate>Sat, 20 Jun 2026 11:40:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-61526.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-61526.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Townhouse Resale Record - Manhattan Beach Market Update for 6/15/26</title>
    <description> <![CDATA[ 



If you look at most of the market for Sand Section townhomes, it's been a challenging time, with several units going unsold in the past year, and a couple now trying to figure out a price level that will be attractive to buyers. 


And then there is the South End. 


South of the pier, walkable to town, a fairly modern (2017) build at 300 7th (4br/5ba, 2680 sqft.) has just closed for $6.250M in an off-market sale. That's a record for a resale townhome anywhere in town.  


Previously, the top sales among non-new/resale townhomes in the Sand Section – off The Strand, to be clear – were both on Alma in the North End: 2616 Alma (4br/4ba, 2650 sqft.) at $6.030M in July 2025 and 2400 Alma (4br/4ba, 2818 sqft.) (pictured) at $6.000M earlier this year. 


Someone had just bought 2400 Alma for $5.825M last year. Plans change


During the same period here for our early-June report, a new-construction townhome at 212 Manhattan Ave. (4br/5ba, 2521 sqft.) closed for $6.425M. 


Only 2 non-Strand townhomes have ever sold higher than 300 7th and 212 Manhattan, but both were substantially larger – over 3000 sqft. 


Among recent Tree Section closings, 1801 Oak (6br/5ba, 5370 sqft.) stands out. The newest sale at $5.700M marks the third time this specific home has set the record for Oak Ave. It last sold for $5.425M in June 2024, and before that, $4.700M new in 2020. (Those are a couple of short stays.)


There's much more in our full market update spreadsheets, linked below.  


 


------------------------------------------------------





New Listings (21)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

START






2913 Pacific


3/2


1,888


4,707


$2,750,000


$1,457


1


$2,750,000


06/15/26




120 Marine


3/2


1,290


1,347


$2,475,000


$1,919


4


$2,475,000


06/12/26




424 S Meadows Ave


3/2


1,529


6,164


$2,690,000


$1,759


4


$2,690,000


06/12/26




2300 John Street


6/7


5,220


6,745


$7,850,000


$1,504


5


$7,850,000


06/11/26




308 21st Street


2/2


1,473


2,701


$1,995,000


$1,354


5


$1,995,000


06/11/26




409 Crest Drive


4/4


2,508


3,331


$4,800,000


$1,914


5


$4,800,000


06/11/26




457 26th Street


5/5


4,022


2,691


$8,950,000


$2,225


5


$8,950,000


06/11/26




2710 Pine Ave.


4/3


3,072


4,203


$3,900,000


$1,270


6


$3,900,000


06/10/26




413 7th


5/5


3,609


2,712


$9,450,000


$2,618


6


$9,450,000


06/10/26




3313 Pacific


4/3


1,856


4,484


$2,750,000


$1,482


7


$2,750,000


06/09/26




927 9th Street


5/6


4,982


7,485


$7,276,500


$1,461


7


$7,276,500


06/09/26




1827 9th Street


5/6


4,956


7,498


$5,440,000


$1,098


7


$5,440,000


06/09/26




1736 Voorhees Avenue


5/6


4,982


7,492


$5,685,000


$1,141


7


$5,685,000


06/09/26




1712 Ruhland Avenue


5/6


4,982


7,490


$5,850,000


$1,174


7


$5,850,000


06/09/26




424 9th Street


3/2


1,136


2,703


$4,895,000


$4,309


11


$4,895,000


06/05/26




1427 15th Street


3/3


2,135


7,503


$2,299,000


$1,077


12


$2,299,000


06/04/26




636 12th Street


5/5


4,514


3,001


$7,700,000


$1,706


13


$7,700,000


06/03/26




1013 10th Street


5/7


5,016


7,491


$8,399,000


$1,674


13


$8,399,000


06/03/26




525 17th


3/1


1,226


6,327


$4,899,000


$3,996


14


$4,899,000


06/01/26




1447 Manhattan Beach Boulevard A


3/2


1,224


5,506


$1,100,000


$899


15


$1,100,000


06/01/26




1136 5th Street


5/5


4,400


7,506


$4,950,000


$1,125


37


$5,600,000


01/12/25






 


New Pendings (13)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

START






652 35th


4/2


1,490


5,403


$2,699,000


$1,811


13


$2,699,000


06/03/26




2317 Elm Avenue


4/3


2,277


4,485


$2,985,000


$1,311


121


$3,275,000


02/05/26




1901 Oak Avenue


4/3


2,277


4,482


$3,150,000


$1,383


19


$3,150,000


05/28/26




4308 The Strand


5/5


4,354


3,494


$8,849,000


$2,032


89


$8,849,000


03/19/26




126 43rd


3/3


1,548


1,353


$2,240,000


$1,447


13


$2,240,000


06/03/26




320 31st Street


3/3


1,523


1,350


$2,850,000


$1,871


27


$2,850,000


05/14/26




441 3rd Street


5/5


4,467


2,692


$8,500,000


$1,903


5


$8,500,000


06/04/26




653 Manhattan Beach Blvd. A


2/3


1,215


12,022


$1,999,000


$1,645


23


$1,999,000


05/24/26




1540 1st Street


5/6


4,509


7,511


$5,599,000


$1,242


15


$5,599,000


06/01/26




2004 Faymont


3/2


1,505


5,395


$2,550,000


$1,694


12


$2,550,000


06/04/26




308 N Herrin Street


4/2


1,767


5,391


$2,649,000


$1,499


15


$2,649,000


06/01/26




1305 11th


5/4


3,692


4,917


$3,295,000


$892


19


$3,295,000


05/28/26




1709 23rd Street


4/3


2,842


5,723


$4,399,000


$1,548


102


$4,599,000


08/18/25






 


New Sales (16)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

CLOSED






2422 N Ardmore Avenue


4/4


3,017


4,775


$3,375,000


$1,119


6


$3,375,000


06/12/26




229 Marine Place


3/2


1,360


1,353


$2,850,000


$2,096


16


$2,850,000


06/12/26




3204 Crest Drive


3/4


2,260


1,799


$2,210,000


$1,104


49


$2,495,000


06/11/26




729 27th Street


3/4


1,826


6,601


$4,250,000


$2,327


0


$4,250,000


06/10/26




408 4th


2/3


1,782


2,715


$4,250,000


$2,385


0


$4,250,000


06/10/26




529 3rd


4/4


2,840


2,694


$4,550,000


$1,602


0


$4,550,000


06/09/26




2101 Lynngrove


4/4


3,334


5,436


$3,495,000


$1,049


11


$3,499,000


06/09/26




919 N Herrin Street


2/2


1,000


3,743


$1,590,000


$1,495


11


$1,495,000


06/09/26




592 30th Street


5/7


4,648


4,804


$6,025,000


$1,398


16


$6,500,000


06/08/26




221 17th


5/6


4,551


2,696


$6,990,000


$1,593


8


$7,250,000


06/05/26




212 Manhattan Avenue


4/5


2,521


3,332


$6,425,000


$2,578


131


$6,500,000


06/03/26




1331 17 Street


2/1


1,113


7,017


$2,140,000


$1,923


0


$2,140,000


06/03/26




1801 Oak Ave


6/5


5,370


4,484


$5,700,000


$1,117


48


$6,250,000


06/02/26




436 32nd St.


4/4


3,774


2,710


$4,318,250


$1,259


71


$4,750,000


06/02/26




300 7th


4/5


2,680


3,328


$6,250,000


$2,332


0


$6,250,000


06/02/26




926 N Rowell Avenue


3/2


1,464


5,009


$2,225,000


$1,468


6


$2,149,000


06/02/26






Here's the rest of our local real estate market update report for the period ending 6/15/26:


&gt; 77 active listings as of 6/15/26 (+11 from 5/31/26) 


&gt; 56 SFRs (+9)


&gt; 21 THs (+2)


See the Inventory list as of 6/15/26 here, or see the MB Dashboard for up-to-the-minute data.


Active listings by region of Manhattan Beach in this report:


&gt; Tree Section: 15 actives (+4)


&gt; Sand Section: 38 actives (+1)


&gt; Hill Section: 5 actives (+2)


&gt; East MB: 19 actives (+4)


We're also providing a report on closed sales by region of MB.


Sales data, including PPSF for all properties, are organized by sub-region of Manhattan Beach.


Here's a link to the spreadsheet: &quot;MB Pending/Sold as of 6/15/26&quot;.
 ]]> </description>
    <pubDate>Fri, 19 Jun 2026 15:59:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/did-we-say-underpriced.html</guid>
    <link>https://www.mbconfidential.com/blog/did-we-say-underpriced.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Did We Say 'Underpriced?'</title>
    <description> <![CDATA[ 
 


When a Tree Section listing that had not sold cancelled and came right back to market priced 10 lower, we speculated that the listing was then &quot;underpriced.&quot;


The sellers had tried marketing 2422 N. Ardmore (4br/4ba, 3017 sqft.) for almost 4 weeks in April at $3.750M. 


When that did not work, they cancelled and went straight to a mark-to-market strategy.


Perhaps they expected to be starting an auction. Their new start price was $3.375M (-10), and they announced a deadline for offers right in the text of the listing. (We laid all of this out in &quot;There's Nothing Like a Deadline to Make Things Happen.&quot;)


It worked. They got at least one offer. The house is now sold. 


And they got exactly $3.375M.


That is the lowest price for a move-in-ready Tree Section home of 3000 square feet or more in at least 14 months. 


This year, only 3609 Walnut (5br/4ba, 3780 sqft.) came in lower ($3.238M), but that's for good reason: It's a going to be a major project.


Going back to 2025, here are 5 sales on a similar plane to the new closing at 2422 N. Ardmore (presented in date order):




3405 Pacific (4br/4ba, 3218 sqft.) - $3.400M, June 2025


590 35th (5br/4ba, 3008 sqft.) - $3.400M, June 2025


2901 Oak (5br/5ba, 3157 sqft.) - $3.250M, March 2025


3525 Walnut (5br/4ba, 3509 sqft.) - $3.200M, Feb. 2025 (off-market)


2611 Pacific (4br/3ba, 3300 sqft.) - $3.285M, Jan. 2025




Most had location issues of their own. Two of those were on Pacific Ave., a street built for traffic, one was way east on Oak and one (3525 Walnut) had tried unsuccessfully to sell for most of a year prior to its off-market sale, struggling perhaps due to location as well. (The Chevron refinery can feel very present right around that spot.)


For even more perspective, we looked at a two-year dataset of Tree Section sales – looking only at SFRs of 3000-4000 sqft. in size on their own lots. There were 60 sales.


By price per square foot, 2422 N. Ardmore was 45th at $1,119/PSF. (Four of the other 5 sales noted above were lower buy PPSF.)


Was 2422 N. Ardmore &quot;underpriced&quot; at $3.375M, like we had said? 


The market tells us no, it was perfectly priced. Precisely, to the dollar.


It was lower than most other sales mainly due to the mysteries of location. On the one hand, this home is walkable to school and town, and very near to the greenbelt. On the other hand, the corner lot is exposed to a 5-way intersection that's busy all day. We had active buyer clients who were open-minded as to so-so locations who still rejected this one out of hand. Add to that, the home could use some style upgrades.


So the sellers found the market value, but there are always going to be questions: How wise was the strategy of marking down and announcing a deadline? Were there more buyers out there if they had waited a bit? 


You can torture yourself with questions like those.


There is really no need. The goal was to sell, and it is sold. 
 ]]> </description>
    <pubDate>Wed, 17 Jun 2026 17:50:00 -0700</pubDate>
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