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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>
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    <guid>https://www.mbconfidential.com/blog/quitting-to-win.html</guid>
    <link>https://www.mbconfidential.com/blog/quitting-to-win.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Quitting to Win</title>
    <description> <![CDATA[ 



There's a big new sale on one of the walkstreets east of Highland.


324 18th (4br/5ba, 4215 sqft.) just sold for a cool $10.000M. 


That's pricier than every walkstreet home sold during last year's &quot;surge&quot; soon after the tragic LA County wildfires (some hit the 9s) and is the highest-ever price for a walkstreet home east of Highland on a standard-sized lot. 


324 18th beats out two sales on the adjacent 17th St. walkstreet (no slouch, that block):




a 2022 sale at 333 17th (4br/6ba, 4599 sqft., $9.500M), and


a 2019 sale at 329 17th (4br/7ba, 5350 sqft. on a lot-and-a-half, $9.750M).




The home itself is an ultra-modern, confident, bold 2021 build. In an appreciation of both the location and the home, we wrote in March:




[T]hese few blocks (17th-20th) contain some of the quietest walkstreets with some of the best views you can get near town. Someone knew that and build a 5-star-hotel-level residence to match up with the prime location.&quot; 




The listing was at $9.700M, and ran just 3 weeks. 


Oh, you're thinking the home sold in 3 weeks? 


Not so fast. 


They quit after 3 weeks. Seems the seller was no longer game to hand over the keys. 


You know how they say &quot;absence makes the heart grow fonder?&quot; How sometimes, you want the thing you can't have?


There is this phenomenon that happens with listings sometimes: As soon as it goes off the MLS, the buyers show up. 


What do you mean it's not for sale anymore? I loved it online. I was just about to visit and make an offer


If the seller really doesn't want to sell anymore, the buyer is going to have to sweeten the deal. 


In this case, it looks like the sweetener was about $300,000. Good for a nice brunch. In Monaco.


We've had something like this happen more than once with listings that quit the market for the season, expecting to re-list later. We even had one listing fetch 3 offers after shutting down.


Obviously, it's not a marketing strategy to try the MLS, then quit.


What's most likely to happen once you cancel off the MLS is not a sale, but rather an absolute barrage of phone calls and messages to the seller from hustling new real estate agents and boiler rooms (and, we suppose, AI these days). These mostly useless solicitations make some sellers wish they'd stayed on the market forever.


Still, there is a whole philosophy out there about how &quot;letting go,&quot; not trying so hard, allowing things to flow – instead of trying to control everything – actually brings better results in life, in business.


Sometimes you have to quit to win. 


No guarantees, but it's nice when it works out.
 ]]> </description>
    <pubDate>Tue, 19 May 2026 12:03:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-516-51726.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-516-51726.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (5/16-5/17/26)</title>
    <description> <![CDATA[ 
It's that final push of Spring, seems like. 


Memorial Day is around the corner, graduations are happening all over the place and you can just feel Summer creeping up. 


In real estate, that means it's time to get your listing out there while the market is still rolling. And plenty of sellers did this week, and we've got a baker's dozen listings to share below. 


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.


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

Tree Section





 3307 N Poinsettia (5br/5ba, 3374 sqft.) feels almost like the very definition of a modern, pretty Tree Section house. Easy on the eyes outside, the '07 build has been upgraded inside, hitting just the right notes to make the home feel almost new. 


From the official description:


&quot;Tucked into one of the most charming streets in Manhattan Beach’s Tree Section, 3307 N Poinsettia Avenue offers the kind of space, layout, and location that rarely comes to market... The traditional, family-friendly floor plan provides both functionality and flow, with light-filled living spaces, high ceilings, and thoughtfully designed bedrooms. Just moments from award-winning schools and the Greenbelt, the location offers the perfect balance of quiet residential living and everyday convenience. Move-in ready as is, with plenty of opportunity to make it your own over time, this is the kind of home people wait years for… and rarely give up&quot;


3307 N Poinsettia begins at $4.999M and is open Sat. &amp; Sun. 1-4pm.


3307 N Poinsettia is listed by Alexandra Powers, Strand Hill Properties.


 


 1901 John (5br/5ba, 3716 sqft.) is a corner-lot Spanish on one of the great blocks of the Tree Section. 


From the official description:


&quot;This stunning home has captivating corner curb appeal and reflects beautiful Santa Barbara and Montecito vibes... Situated on a 40 X 126 lot with west facing rear yard, this home exudes joy and warmth upon entering. Walkability is through the roof with American Martyrs, Pacific School, and downtown Manhattan Beach just a short stroll away. This bright home has an open floor plan offering rooms of gracious dimension, with the great room/kitchen and breakfast nook open to the outdoor space and yard, perfect for families and entertaining. Also included on the first level is a welcoming living room complete with a cozy fireplace, a spacious dining room, powder room for guests and guest bedroom with an en suite bathroom. Upstairs you will find the remaining spacious four bedrooms, all of which have an abundance of natural light and high ceilings. Conveniently, the laundry room is also on the top level and the home has tons of storage. The master bedroom has gorgeous wood beams, a private balcony that allows for the beach breeze to flow through and a generous walk-in closet.&quot;


1901 John begins at $5.095M and is open Sat. &amp; Sun. 1-4pm.


1901 John is listed by Jennifer Caras, Vista Sotheby’s International Realty.


Sand Section





 332 18th Street (5br/5ba, 4098 sqft.) is an early 2000s build on the flat part of a walkstreet east of Highland. 


Throughout the home, there's a mix of original finishes and more modern upgrades, with a focus on upgraded flooring and the kitchen and top floor living spaces. The front patio feels uncommonly large and ranks as a bonus.


From the official description:


&quot;There are walk streets … and then there is this walk street. Here you’ll enjoy all the benefits of the South End walk street lifestyle, but with views and more privacy, prestige, and exclusivity. Elevated on a flat stretch at the top of the sand dune on one of the few cul de sac walk streets, it offers a rare blend of being kid-friendly, play-safe, quiet and just steps to downtown, while offering ocean and sunset views. Also just steps away, Live Oak Park becomes your go-to for recreation. With its playground, dog park, tennis courts, basketball courts and softball field, it’s like having a second backyard, only bigger The home itself blends timeless coastal style... The top level is the heart of the home: sun-filled, open and welcoming, with ocean views from both the front and rear of the home. The living room and rotunda room overlook the walk street, while the dining room and bar open to a rear terrace complete with pergola, café lights, and outdoor fireplace. It’s equally perfect for entertaining, after-dinner drinks, or slow weekend mornings. A chef’s kitchen anchors the space with Viking and Thermador appliances, prep island, breakfast bar, walk-in pantry, and thoughtful custom cabinetry... The mid-level offers four bedrooms, laundry room, and a standout primary suite with sitting area, fireplace, oversized walk-in closet, and glamorous bath. A lower-level fifth bedroom creates an ideal guest suite. At ground level, iconic indoor-outdoor walk street living takes center stage. Designed for entertaining, the space includes a living area, card room, pool table, bar, big screen, and seamless flow to the walk street patio.&quot;


Click here to view the virtual tour (Video)


332 18th Street begins at $7.400M and is open Sat. &amp; Sun. 2-4pm.


332 18th Street is listed by Karynne Thim, Pacifica Properties Group, Inc.


 


 216 4th (3br/5ba, 2754 sqft.) is a home we have said in the past is &quot;a masterful use of a corner half lot on a walkstreet in the treasured South End.&quot;


The floorplan stashes two bedrooms down on a basement level to facilitate a walkstreet-adjacent den and generous primary suite on the middle level.


A prior listing started out higher and ran almost 2 years before the current owner paid $6.475M in Summer 2024. Now they're looking for a modest markup for resale.


The full lot directly west, which runs downhill along the walkstreet down to Manhattan Ave., is currently vacant, awaiting an imminent new build.


From the official description:


&quot;This quintessential beach home is ideally located just two blocks from the ocean and six blocks from downtown’s premier shops and restaurants, offering protected ocean views and exceptional coastal living. Custom built in 2018... this Coastal Contemporary residence showcases one of the finest floor plans on a half lot, designed to maximize the coveted walk street patio lifestyle. The top level captures protected ocean views from nearly every angle. The chef’s kitchen features custom cabinetry, premium Sub-Zero and Wolf appliances, a built-in Miele espresso machine, and a custom concrete island with integrated storage and accent lighting. Exposed rustic barn wood beams add warmth and architectural character, while a limestone fireplace and built-in entertaining bar with sink, beverage refrigerator, cabinetry, and wine display create an ideal setting for hosting. Expansive decking extends the living space outdoors, offering protected white-water ocean views stretching to Malibu. The middle level is anchored by a spacious primary suite featuring a walk-in closet and spa-inspired bath with dual vanities, standalone concrete soaking tub, and full-slab walk-in shower. Ocean views are enjoyed down the walk street, while a dedicated laundry room adds convenience. On the ground floor, the beach room features custom built-ins, exposed vintage wood beam ceilings, a ¾ bath, and direct access to the ocean-view walk street patio with fire pit. Recent enhancements include expanded custom cabinetry, a flexible office space in the beach room, custom stainless steel fencing and gates, refinished exterior railings, upgraded storage areas, reconfigured garage storage for two vehicles, and a newly installed sump pump system.&quot;


Click here to view the virtual tour (3D)


216 4th begins at $6.899M and is open Sat. &amp; Sun. 1-4pm.


216 4th is listed by Giovanni Altamura, S C Real Estate.


 


 225 Rosecrans Place (3br/3ba, 2068 sqft.) is an upgraded mid-90s TH with some views from its deck looking south. 


The home's Mediterranean exterior is not matched by any finishes inside – everything has been given an ultramodern flair, including black tile flooring, custom stone on the stairs, and finishes in the kitchen. Baths have a very current warm-modern vibe. 


Notably, the lowest-level bedroom is an oversized suite. Too often, townhomes cheat one of the bedrooms.


From the official description:


&quot;Amazing ocean views just two blocks from the sand Designed for elevated coastal living, this upgraded 3-bedroom, 3-bath residence is located in one of North Manhattan Beach’s most sought-after enclaves, offering sweeping ocean and Catalina Island views. The open-concept interior showcases a chef’s kitchen with center island, imported Italian porcelain flooring, a sculptural spiral staircase with wrought-iron detailing, and a built-in bar ideal for entertaining. Four outdoor spaces extend the living experience, including a spacious ocean-view terrace off the main living area. All three bedrooms are generously sized, highlighted by a luxurious primary suite with a spa-inspired bath retreat. Additional amenities include air conditioning, a 2-car garage plus additional carport parking, and a premier West-of-Highland location near top restaurants, cafés, and everyday lifestyle amenities. Recent updates include upgraded bathrooms, a refreshed kitchen backsplash, and new interior paint.


Click here to view the virtual tour (3D)


225 Rosecrans Place begins at $2.999M and is open Sat. &amp; Sun. 1-4pm.


225 Rosecrans Place is listed by Ryan Bunke, DOMO Real Estate.


 


 315 33rd (2br/2ba, 1529 sqft.) is a corner lot with views and even greater view potential at the gateway to the North End. 


It's priced at $2.495M, exactly the same as nearby 3204 Crest, which currently hosts a 3-story home that seems like a challenge to remodel. Crest has an interior location but a larger lot (~1800 sqft.) than 315 33rd (~1350 sqft.). 


From the official description:


&quot;Positioned in one of Manhattan Beach’s most desirable coastal pockets, 315 33rd Street offers the opportunity to experience the very best of South Bay beach living while enjoying a quieter setting just removed from the crowds along the shoreline... Situated on a premium northeast corner lot with unobstructed southwest Pacific Ocean views, this property presents an exceptional opportunity for a thoughtful remodel, rehabilitation project, or custom ground-up coastal build... Whether you are searching for a primary residence, second beach home, 1031 exchange opportunity, or an investment property positioned for strong short-term and long-term rental demand, 315 33rd Street represents a rare opportunity to own a piece of Manhattan Beach real estate close to everything...&quot;


Click here to view the virtual tour (3D)


315 33rd begins at $2.495M and is open Sat. 1-4pm &amp; Sun. 2-4pm.


315 33rd is listed by Larry Medler, Vista Sotheby’s International Realty.





 228 Moonstone (3br/4ba, 2034 sqft.) is a brand new El Porto TH.


From the official description:


&quot;The second of Ocean's 4. Positioned just moments from the sand, this newly constructed ocean-view residence introduces the clean and elegant townhome. Designed with a modern coastal aesthetic, the home blends clean architectural lines with warm, natural finishes—creating a space that feels both elevated and effortless. Expansive windows and indoor-outdoor flow capture natural light throughout, while thoughtfully oriented living spaces maximize ocean views and coastal breezes. The open-concept main level is designed for both everyday living and entertaining, seamlessly connecting the kitchen, dining, and living areas to private outdoor space. The kitchen features premium appliances, custom cabinetry, and a refined material palette that balances function and design. Upstairs, the primary suite offers a quiet retreat with ocean views, a spa-like bath, and generous walk-in closet space.&quot;


228 Moonstone begins at $4.899M and is open Sun. 2-6pm.


228 Moonstone is listed by Timothy Agee, West Shores Realty, Inc.


 


 2120 The Strand (17br/15ba, 8880 sqft.) is a lot with shovel-ready plans and approvals, ready to become the new home pictured in the renderings in the listing.


Currently on site you'll find two old multi-unit buildings that stretch wide across two lots – one, the corner (2120) and one just interior (the next listing, 2114-2116).  


Bed/bath and interior square footage provided in this listing appears to encompass the total of 2 projects, rather than only 2120. 


From the official description:


&quot;A truly rare opportunity to create a legacy estate on one of Manhattan Beach’s most coveted stretches of The Strand. Situated on a prime corner parcel with final Coastal Development Permit approval in place, 2120 The Strand offers the unique advantage of bypassing much of the lengthy entitlement and planning process—allowing a buyer to fast-track the vision of an extraordinary custom residence... [T]he proposed Warm Contemporary home blends sophisticated coastal architecture with expansive natural light and seamless indoor-outdoor living. The elevated corner location provides a commanding presence rarely available on the open market, maximizing both curb appeal and long-term value. The proposed residence spans approximately 5,508 square feet (BTV) and features 7 bedrooms, 7.5 baths, a dedicated studio, and thoughtfully curated living spaces designed for modern luxury living on the beach.&quot;


2120 The Strand begins at $13.999M.


2120 The Strand is listed by Giovanni Altamura, S C Real Estate.


 


 2114 The Strand (17br/15ba, 8880 sqft.) is the interior lot noted above, to be developed into what looks like a total of 4 units.


From the official description:


&quot;An exceptionally rare chance to build a custom Strand residence in one of Manhattan Beach’s most sought-after locations. Final Coastal Development Permit approval is in place and plans have also been submitted to the City for the proposed duplex with two detached ADUs. 2114/2116 The Strand presents a compelling opportunity to avoid the uncertainty and extended timelines often associated with coastal development—offering a smoother path toward construction of a brand-new luxury Strand property... The proposed submitted plans contemplate approximately 4,783 square feet (BTV), including 8 beds, 8.5 baths, and a private courtyard with expansive living areas tailored for both everyday living and entertaining.&quot;


2114 The Strand begins at $9.999M.


2114 The Strand is listed by Giovanni Altamura, S C Real Estate.


East Manhattan Beach





 1823 8th Street (6br/7ba, 5038 sqft.) is new construction mid-block on the last block before Aviation.


From the official description:


&quot;Imagine living in a home that has everything your heart desires... a stunning new construction masterpiece offering 6 bedrooms, 6.5 bathrooms, and the ultimate blend of warm earthy luxury and effortless indoor-outdoor living. Designed with both elevated entertaining and everyday comfort in mind, this home is filled with natural textures, expansive open spaces, and designer finishes that create an atmosphere that feels both sophisticated and inviting. Every bedroom features its own beautifully appointed en-suite bathroom, while the spa-inspired primary suite showcases an oversized luxury shower that feels straight out of a five-star resort. The seamless indoor-outdoor flow opens to a spacious backyard designed for gatherings, kids to play, and unforgettable nights with family and friends. From quiet mornings to hosting everyone for dinner, this is the kind of home people naturally gravitate toward. 1823 8th Street isn’t just beautiful — it’s the home everyone will want to be at.&quot;


1823 8th Street begins at $5.999M and is open Sat. &amp; Sun. 2-4pm.


1823 8th Street is listed by Joseph Nuzzolo, Thompson Team Real Estate, Inc.


 


 926 N Rowell Avenue (3br/2ba, 1464 sqft.) is a dated and quirky little home on a corner lot that invites the future owner to map out some serious renovation plans.


The listing even suggests it as a building site, but the 5000 sqft. lot is undersized for the Mira Costa neighborhood.


From the official description:


&quot;Live in it now, build later — an exceptional opportunity in the heart of Manhattan Beach... Set behind a charming white picket fence on a beautifully landscaped lot, this stylish 3-bedroom, 2-bathroom residence combines timeless coastal elegance with sophisticated modern upgrades and future potential. Thoughtfully designed for effortless California living, the home features Ring security, integrated surround sound, recessed lighting, marble flooring, plantation shutters, and dramatic mahogany entry doors. The open-concept layout flows seamlessly into a chef-caliber kitchen appointed with a premium Bertazzoni range, granite countertops, custom cabinetry, and stainless steel appliances — perfect for both elevated entertaining and everyday living. Retreat to the luxurious primary suite featuring vaulted ceilings, skylights, dual closets, and a spa-inspired bath complete with a steam shower, sauna, aromatherapy system, and integrated audio for a true resort-style experience at home.&quot;


Click here to view the virtual tour (Slideshow)


926 N Rowell Avenue begins at $2.149M and is open Sat. 1-3pm &amp; Sun. 2-4pm.


926 N Rowell Avenue is listed by Bindu Xavier, Estate Properties.


 


 27 Tiburon Court (2br/3ba, 1583 sqft.) is a 2br court home in the Village that is hyped to the extreme in the listing. (We trimmed the language down for this post, but you'll still get the gist.)


From the official description:


&quot;27 Tiburon Ct is that rare Manhattan Village find that feels almost too good to be real. Nicely remodeled and dialed in, this Plan 2 townhome brings together style, space, and that indoor-outdoor lifestyle everyone’s chasing...  The open-concept design effortlessly blends the living room and family room into one expansive, light-filled space. Soaring ceilings amplify the sense of volume, while a striking open-banister staircase serves as an unforgettable centerpiece. Rich hardwood floors flow seamlessly throughout the home. The bright kitchen features crisp white cabinetry, sleek stainless steel appliances, and generous space for cooking and gathering... Upstairs, the primary suite leans fully into luxury with a private balcony, quartz countertops and a spa-style walk-in shower in the primary bathroom. Every detail has been thoughtfully upgraded, from the beautifully remodeled bathrooms to the newer windows, newer patio French doors, sliding doors, and classic wood shutters.&quot;


Click here to view the virtual tour (3D)


27 Tiburon Court begins at $1.599M.


27 Tiburon Court is listed by Edward Kaminsky, eXp Realty of California, Inc.


Hill Section





 744 10th (4br/3ba, 2189 sqft.) offers a corner lot in the Hill Section of about 5250 sqft. with ocean glimpses from the second floor of the current home – enough to give a decent sense of what's possible in a potential new build.


From the official description:


&quot;Exceptional opportunity in the coveted Manhattan Beach Hill Section. First time on the market in 60 years and ideally situated on a desirable corner lot with ocean views. This 4-bedroom, 3-bathroom home offers 2,189 sq ft of living and tremendous potential. Remodel to your vision or build your dream home from the ground up on this 5,253 sq ft elevated hill section lot, the property presents exciting possibilities.... Whether you're an end-user or developer, opportunities like this in the Hill Section are rare.&quot;


 


744 10th begins at $5.650M and is open Sat. &amp; Sun. 2-4pm.


744 10th is listed by Colleen Cole, Strand Hill Properties.


 


 


 


 
 ]]> </description>
    <pubDate>Sat, 16 May 2026 11:51:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/theres-nothing-like-a-deadline-to-make-things-happen.html</guid>
    <link>https://www.mbconfidential.com/blog/theres-nothing-like-a-deadline-to-make-things-happen.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>There's Nothing Like a Deadline to Make Things Happen</title>
    <description> <![CDATA[ 



Seems like there's always so much to do – start this, finish that, don't forget about that other thing, whoops we meant to call so-and-so... 


Don't you find that nothing focuses the mind quite like a deadline? 


It's true in real estate, too. 


An &quot;offer deadline&quot; for a listing is a delicate matter. 


On the one hand, the existence of an offer deadline should motivate anyone who's interested to get their act together and put in an offer. 


If there's a deadline, that must mean there's lots of interest, right? Maybe multiple offers are coming?


On the other hand, what if an &quot;offer deadline&quot; is announced, and nothing comes in? The seller could go from a high-leverage position to a weaker spot as soon as deadline day passes. Ouch


We're relieved – on behalf of the sellers, who aren't even our clients – to be discoursing on this topic today on account of 2422 N. Ardmore (4br/4ba, 3017 sqft.) making a deal. 


They did this after putting this into the listing as the first line last week:




* * * * * * * * * Offers DUE Tuesday May 12th 2026 by 5 pm&quot;




Oh boy, you had better be sure offers are coming if you're going to do that


In this case, the sellers had some information to work with, so they weren't merely hoping or guessing that there'd be enough interest for a deadline to be in order. 


From April 3-29th, they ran the listing out there at $3.750M.


That number seemed relatively low for an upgraded, family-sized home in the Tree Section. (It is all relative.)


A key reason for the cautious start price: Location. The home overlooks one of the busiest – some might say one of the most notorious – intersections in all of Manhattan Beach, sitting at the corner of Pacific &amp; Ardmore. (It might be busy there, but the current version of the listing language say the home is &quot;Super QUIET inside.&quot;) 


Location issues mean discounts, and sometimes the extent of the discount is hard to figure. You need to road test it.


They had some open houses on that first listing, but apparently no offers.


So they took the listing down for several days, re-emerging 10 lower at (&quot;only&quot;) $3.375M. 


That is when they added the urgent offer deadline. 


By Wednesday night, they had a deal.


So there, the gambit of publicizing a deadline on an underpriced property worked. 


We've had mixed experiences with deadlines. 


On our own listings, we'd rather wait to be certain that multiple offers are coming before setting a date. And then, it's more about organizing a process than creating urgency. 


We truly believe that an open, orderly offer process is best for the seller, as well as for buyers. 


If you don't announce a deadline and multiple buyers are scrambling, you get chaos. People rush to be the first one in the door, and sometimes demand a quick response. (We discussed &quot;The Jerk Move&quot; in this video short.) 


But we've misread the situation before, or had buyers drop out at the last moment for weird and wild reasons. Suddenly, your multiple-offer deadline passes with no offers. (Gulp) Those sales came together anyway, after a hiccup. 


So yes, deadlines can work. But only when they’re earned.


Set one too early, and you’re gambling. 


Set one at the right moment, and you’re guiding the flow.
 ]]> </description>
    <pubDate>Thu, 14 May 2026 15:51:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/enthusiasm-can-be-dangerous.html</guid>
    <link>https://www.mbconfidential.com/blog/enthusiasm-can-be-dangerous.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Enthusiasm Can Be Dangerous</title>
    <description> <![CDATA[ 



As a buyer, when your home search nears some deadline, or you've just hit a point of desperation, it's possible to make a mistake. 


Or you might just be overly enthusiastic – you see a place and say, &quot;ooh, that's the one&quot; You want to blow away the seller with an amazing offer to be sure no one else has a shot at the house.


Alas, it's possible to pay too much. Even in Manhattan Beach. 


Besides the initial sting, there does not need to be any long-term damage. The market will eventually catch up to whatever price you paid. 


If you hold, that is. 


As we see from a front-row seat often enough, life changes, and homes need to get sold.  


Sometimes, a quick resale can expose an overpay. 


That seems to be the case with 1500 2nd (4br/3ba, 1609 sqft.), a nice corner-lot remodel on a half lot near Pennekamp and Mira Costa. 


Ten weeks into its second attempt to resell after a purchase just last year, in February 2025, the listing has finally cut down to... the asking price from January 2025. 


This chart will help map out the pricing journey for this one. 


 


We can see that the January 2025 asking price of $2.300M would represent a pretty hearty gain (49) over 4 and a half years from the acquisition price of $1.545M back during COVID times. 


But remember, this was January 2025, and while, frankly, there weren't all that many instant purchases by families relocating from areas impacted by the tragic LA County wildfires, there was a clear buzz in the market. Buyers unaffected by the fires were affected by the market, and the way the winds were blowing.


So that perhaps-ambitious asking price could maybe work. Sellers must have thought: Give it a go, and see what the buyers do. 


One buyer was overcome with a fateful &quot;must have&quot; instinct, and threw down. 


They plunked down an offer at $2.635M, or 16 over asking, and got the house. 


That was a big number for 1600 sqft. on a roughly 3200 sqft. lot at a busy corner. But still, it could have worked out over time. 


Time was not on the buyers' side, however. Things changed, and by October last year, they became sellers, asking $2.495M to start. It was already a concession that the purchase price was too high, by at least $140K.


That listing ran a couple of months and expired at year end. 


Coming back in February this year, they started at $2.399M, or most of another $100K below. 


When that didn't work, they recently made a cut to $2.299M, essentially the list price from January 2025.


We'll see where it eventually trades.  


No one celebrates misfortune, of course. There was some kind of change for the sellers, and it's going to prove costly. This is ultimately about every buyer's greatest fear: Paying too much in an expensive, inflated market.  


That fear can lead to analysis paralysis, where you never write an offer at all. Buyers often need to overcome the fear and make their move. 


It will usually work out fine. But you need to hold title for a while.
 ]]> </description>
    <pubDate>Wed, 13 May 2026 09:46:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-59-51026.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-59-51026.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (5/9-5/10/26)</title>
    <description> <![CDATA[ 
A designer remodel on a walkstreet, a downtown townhome and an oversized Tree Section remodel all headline the week's new listings.


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.


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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.


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Sand Section





 429 20th Street (3br/3ba, 1779 sqft.) is a most surprising and delightful designer statement house.


Located at the top of a walkstreet east of Highland and overlooking a baseball diamond at Live Oak Park, the home is greatly undersized for the lot, affording a sizable front yard with various tiers and defined areas, mostly turfed. 


Inside, the home is almost over-improved, considering the size, but very practical and dripping with playful and compelling decorator detail. 


From the official description:


&quot;Framed by an expansive front yard that opens directly to the Walk Street with ocean views, the home offers a rare sense of space, privacy, and connection to its surroundings, creating a setting that feels both vibrant and serene. Outdoor living is at the forefront... A covered patio with integrated ceiling heaters allows for year-round dining, while the adjoining side yard extends the sense of openness. A private wellness retreat with a barrel sauna and cold plunge introduces a level of intentional living rarely found... The main level is functional and thoughtfully composed, with two secondary bedrooms offering flexibility, including a front-facing room with wood detailing, built-ins, and pocket doors that easily transition between bedroom, office, or studio. La Cantina doors line the wall, filling the interiors with light and reinforcing the indoor-outdoor connection. A concealed laundry room, full bath, and a two-car garage accessed through a custom mudroom enhance functionality, while a secondary side entrance provides access from the cul-de-sac. Upstairs, the home unfolds into a light-filled living environment defined by clean lines, warm materials, and thoughtful scale.&quot;


429 20th Street begins at $5.750M and is open Sat. &amp; Sun. 2-4pm.


429 20th Street is listed by Lauren Forbes, Compass.





 1211 Bayview (4br/4ba, 2350 sqft.) is a warm modern TH in the thick of downtown that looks pretty similar now to how it did when last sold in 2021 (at $3.860M). 


High ceilings, lots of light and some ocean views grace the top living level, while the primary suite occupied the middle level. Deep down, three bedrooms share the lowest level. 


From the official description:


&quot;This stunning coastal contemporary masterpiece blends warm modern design with an unbeatable downtown location, creating the ultimate resort-style living experience... [T]his exceptional residence showcases thoughtful craftsmanship and timeless architectural detail. Rich mahogany and exotic woods are featured throughout both the interior and exterior, complemented by striped grain cabinetry, cherry wood flooring, Fleetwood windows and pocket doors, electronic window coverings, skylights, central A/C, central vacuum, honed concrete countertops, and a full suite of Viking stainless steel appliances. The kitchen has also been nearly updated, blending refreshed functionality with the home’s original architectural integrity. Designed to maximize breathtaking panoramic views of the Pacific Ocean, downtown Manhattan Beach Pier, and coastline beyond, the home effortlessly embraces indoor-outdoor living. Expansive sliding glass walls open to the main-level deck, perfectly positioned off the kitchen, dining, and great room areas for seamless entertaining and sunset gatherings. The luxurious private primary suite occupies its own level, while the lower floor features three additional bedrooms, a built-in office/study area, a spacious laundry room, and a newly added walk-in closet, offering both comfort and functionality for everyday living.&quot;


1211 Bayview begins at $5.350M and is open Sat. 2-4pm &amp; Sun. 1-3pm.


1211 Bayview is listed by Christine Anderson, Strand Hill Properties.


 


 229 Marine Place (3br/2ba, 1360 sqft.) is a little duplex with a bold design sense.


From the official description:


&quot;This one might have you doing a double take… East Coast brownstone vibes, desirable Manhattan Beach Sand Section address, and the ocean casually sitting just a block and a half away. Yes, it’s real—and yes, it’s as good as it sounds. Wrapped in rich brick with striking copper trim, this fully renovated beauty delivers that timeless, city-chic aesthetic with a laid-back coastal twist. Think morning coffee with ocean breezes, evenings painted in sunset hues through floor-to-ceiling black-trimmed windows, and a home that feels equally suited for a quiet night in or a lively gathering with friends. Upstairs, the main living space is equal parts polished and inviting. Sunlight pours into the open-concept layout, where a sleek kitchen steals the show—quartz counters, white subway tile, open wood shelving, and a lineup of appliances that reads like a dream team (Sub-Zero, Wolf, Fisher &amp; Paykel… you get the idea). The living room frames ocean views like artwork, complete with motorized shades for when the show’s over. One bedroom has been transformed into a next-level dressing room, complete with a hidden hatch leading to a rooftop perch—perfect for catching fireworks or claiming your new favorite sunset spot... Downstairs offers its own private entrance and a whole new set of possibilities: guest suite, income opportunity, creative studio, or your ultimate work-from-home setup.&quot;


Click here to view the virtual tour (3D)


229 Marine Place begins at $2.850M and is open Sat. 1-4pm.


229 Marine Place is listed by Edward Kaminsky, eXp Realty of California, Inc.


Tree Section





 2300 John Street (6br/7ba, 5220 sqft.) is an oversized home on a substantially oversized corner lot (~6750 sqft.) on a prime block of the Tree Section. Though built in the early 90s, the home has benefited from a very recent modernization. 


From the official description:


&quot;A Reimagined Coastal Estate... blending timeless Cape Cod architecture with modern coastal luxury... A dramatic two-story foyer with a curved staircase and expansive windows fills the home with natural light. Wide-plank oak floors run throughout, and each bedroom features its own en-suite bath for added comfort and privacy. The main level includes a private bedroom suite with French doors opening to the front yard—ideal for guests or multigenerational living. The chef’s kitchen showcases a large island with Cambria countertops, an 8-burner range, a beverage fridge, custom cabinetry, and a striking glass wine wall anchoring the breakfast nook. Upstairs, the spacious primary suite includes a two-sided fireplace, a window seat, a balcony, and a sunny bonus room perfect for a gym, office, or relaxation. The spa-like bath features skylights, a sauna, dual vanities, and a custom walk-in closet. A new flexible ADU with sliding glass walls that open to the garden includes its own full bath and kitchenette, creating additional living and entertaining space that can meet the changing needs of any family. The backyard is a private retreat with Jerusalem stone hardscape, custom lighting, a mature tree, turfed lawn, firepit, and a Mont Alpi outdoor kitchen for year-round entertaining.&quot;


Click here to view the virtual tour (Video)


2300 John Street begins at $7.950M.


2300 John Street is listed by Antoinette Hopper, Vista Sotheby’s International Realty.


 


 2422 N Ardmore Avenue (4br/4ba, 3017 sqft.) is not a &quot;new&quot; listing really, but rather one that ran for a few weeks in April at a higher price ($3.750M). 


It appears that they didn't have much traction at that price, so they've cut it 10 and announced an offer deadline of Tuesday afternoon. There's a strategy 


From the official description:


&quot;Super QUIET inside, and tucked into the highly sought-after Tree Section of Manhattan Beach, this corner-lot home offers the kind of setting and natural light that is hard to find. Lushly landscaped and elevated above street level, it captures sunshine from multiple exposures while maintaining a sense of privacy and presence. Inside, the layout feels both traditional and functional. 4 Bedrooms + 4 Bathrooms + 4 Fireplaces + an Office. A formal step-down living room with a fireplace welcomes you in, while the dining room is lined with beautiful windows that bring in abundant light, and open to the neighborhood views. Just beyond, a comfortable family room with its own fireplace, creates an easy everyday gathering space. A breakfast area besides the remodeled kitchen, looking out to the backyard. Upstairs, 4 generously sized bedrooms and total four bathrooms including the powder room, provide flexibility for families and guests. In addition, there is a dedicated office space with another fireplace,or make it your gym, ideal for working or working-out from home without sacrificing living areas. The primary suite stands out with its own fireplace, and the recently remodeled bathroom. It also has a large walk-in closet. Another full bathroom upstairs was recently remodeled beautifully as well. The backyard is designed for real living with room to entertain or relax.&quot;


Click here to view the virtual tour (Slideshow)


2422 N Ardmore Avenue begins at $3.375M and is open Sat. 1-4pm.


2422 N Ardmore Avenue is listed by Bobby Syed, Coldwell Banker Realty.


East Manhattan Beach





 207 S Aviation Boulevard (2br/1ba, 906 sqft.)


From the official description:


&quot;[A] sun-splashed bungalow that captures the very essence of the California dream, ready for its next steward to begin their own chapter of coastal living. Step inside and feel the immediate shift in energy. The floor plan is anchored by light white oak engineered wood floors that stretch across an airy, open living space. The palette is organic and restorative, designed to be a soft canvas for a life well-lived. For those warmer afternoons, a modern ductless air conditioning system ensures the atmosphere remains as crisp and cool as a Pacific breeze. The heart of the home - the kitchen - enjoys thoughtfully curated cabinetry boasting ample storage and stainless steel appliances. Down the hallway, the sanctuary continues with two serene bedrooms and a beautifully appointed full bathroom. The primary suite is a true indoor-outdoor lover's dream where sliding glass doors reveal a spacious backyard, a fully fenced private oasis recently transformed with lush landscaping. Here, new privacy hedges create a verdant wall of green, while mature foliage at the rear provides a deep, textured backdrop to overlook from the comfort of your bed.&quot;


207 S Aviation Boulevard begins at $1.449M and is open Sat. &amp; Sun. 2-4pm.


207 S Aviation Boulevard is listed by Dominique Madden, Serhant California, Inc.


 
 ]]> </description>
    <pubDate>Sat, 09 May 2026 10:50:00 -0700</pubDate>
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