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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.
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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.


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

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.


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

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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    <guid>https://www.mbconfidential.com/blog/is-that-over-asking-or-under.html</guid>
    <link>https://www.mbconfidential.com/blog/is-that-over-asking-or-under.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Is That Over Asking, Or Under?</title>
    <description> <![CDATA[ 



A recent Sand Section sale poses something of a philosophical question:


When is a home sale over asking, and when is it under?


Oh, you say, that's easy Math 101. Compare the asking price to the sale price. 


But sometimes, there's a wrinkle, and it's not so simple.


We actually discussed a case like this in February, relating to once-new construction at 724 13th (6br/7ba, 4844 sqft.), which recently sold for more than its first asking price from way back in 2019, but below its most recent asking price. 


The newest sale to pose this question was listed and sold this year only. 


It's 124 33rd (3br/4ba, 1720 sqft.), a walkstreet townhome (that's rare) with ocean views and a nice corner location.


The listing was officially on market in late February, asking $3.799M. 


After a week, it was under contract, where it remained for 19 days. 


Alas, sometimes things don't work out during escrow. This home came back to market. 


When it did, they raised the price dramatically to $4.088M (+$289K). 


This may be the time for a brief disclosure: We had a client who participated in multiple offers that drove up the price as this listing first went under contract. It was not our client that got the property, or who quit after 19 days.


Speaking generally, it's often rough for a listing that is under contract but then falls out of escrow. Everything can be the fault of a buyer, but the perception is still that there is &quot;something wrong&quot; with the house. It requires extra explaining to say no, no, that's not the case – if it's not the case. 


A seller kinda needs to prepare to take a hit on price when escrow fails and the listing goes back to active. 


That's what made 124 33rd look so different. Here, the escrow was canceled, but the price went up 8. Bold move. 


Now that the sale has closed, we ask our philosophical question. 


The closing price was $3.850M. 


That's over the start price by $51K. 


But it's under the last asking price by $238K. 


So was the sale over asking, or under? 


Can we get a ref out here?


Ah yes, the MLS, source of truth.





In our &quot;backend&quot; view of the listing in the MLS, we see a cheerful little blue &quot;up arrow.&quot; 


That's the indicator for when a home has sold above list price. In this case, the MLS defines it as the start price.


But there's another way to view it, perhaps closer to the seller's perspective. 


There was once at least one offer in hand high enough to redefine the market value as nearly $4.100M, not just the $3.799M start. Even falling out of escrow, this must have seemed like a number that the market should hit again. 


But the market did not do that. The market was well below the revised asking, and apparently below the level of that originally accepted offer. 


So we'd say this one sold under asking.
 ]]> </description>
    <pubDate>Fri, 08 May 2026 10:13:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-43026.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-43026.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Sales Data Keep Topping Recent Years - Manhattan Beach Market Update for 4/30/26</title>
    <description> <![CDATA[ 



Would it surprise you to learn that more homes sold in Manhattan Beach, for more money, so far in 2026 than in 2025?


It shouldn't. 


For one thing, you've probably already cheated and glanced at our first chart. 


For another, we've been reporting on versions of this phenomenon since early in 2026, when the market unexpectedly took off like a rocket.


(Examples: &quot;January Almost Best Ever,&quot;  &quot;February Busier than 2025,&quot; &quot;Q1 Bests 2025,&quot; and so on.)


The total value of MLS-reported closed sales in Manhattan Beach for the first 4 months of the year reached nearly $500 million, at $491.2M, an increase of $34.4M (+7.5) year-over-year. 


That higher dollar volume came on just a 2 increase in sales, as our next chart shows. 





Sales rose moderately from 111 last year to 114 this year from Jan. 1-April 30. Both figures are about 40 above 2024's totals of 81 sales, and even further above the anemic 2023 figure (65). 


Cash Purchases Still a Major Factor


As you might recall, we've built a custom tool here that makes it easier for MBC to calculate the number and percentage of cash sales from MLS data. (See &quot;Share of Cash Purchases Rose for Last 5 Years.&quot;) So we've included as the green bar for each year in the chart above the number of all-cash home sales for each year. 


This is one department where 2025 still stands out, with an extra 11 cash sales (52) compared to this year's 41 (and 12 more than 2024). Meantime, cash sales totaled 21 in 2023. 


We know everyone's interested in where the cash purchases are. (We ran the data for 9 years in this post.) Interestingly, in the first 4 months of 2026, almost half of home purchases in the Tree Section were all-cash (15 out of 31, or 48).


For the Hill Section, it was 3 out of 8 sales (37) coming in all-cash, and in the Sand, 14 out of 32 (44).


Overall, the proportion of cash sales in Manhattan Beach was down and off-trend (for now), at 36 cash, versus 47-49 in each of the two prior years during this period. That's because sales were plentiful in East MB (43 sales) but cash purchases were more rare (9 out of 43, or 21). 


Higher-Priced Homes, Higher Median


Prices were simply higher during this recent period than in prior years. 





As our first chart here shows, there were 24 sales on homes closing at $6.000M or more in just 4 months, which equals the total from same period for the two previous years combined. 


Truly, both 2025 and 2026 stand head-and-shoulders above prior years on this measure. 


And median prices for homes sold within the first 4 months also rocketed this year.


We never, ever like to use short spans of data for median prices, but we're going to do it just this once for dramatic effect. 





Looking only at the 114 sales from Jan. 1-Apr. 30, we see that the median value was over $3.8M, a jump of nearly $500K over last year, and $1.0M over 2023. 


(We ordinarily only use a 12-month rolling set of data, to minimize wild fluctuations like this. With a full 12-month sample, the median is $3.372M, a jump of &quot;only&quot; $72K year-over-year.)


First Thoughts on Winter/Spring 2026


We've mentioned before, our email inbox is chock full of real estate industry news from all around the country, and it seems to be mostly written by Debbie Downer. (She stays busy.)


Rates stopped declining, buyers are pulling out of contracts, days on market are growing and some markets are flipping to where buyers have a clear advantage. Sales totals for the year are shaping up to decline year-over-year. 


But none of that seems to apply in Manhattan Beach. As is so often the case, our little hamlet/bubble has its own happy dynamics, and even crises seem to feed our real estate market.


All that national, regional or statewide news just doesn't apply. You have to look hyper-local, and right here, right now, hyper-local is doing hyper-well – better even than 2025, when a sudden influx of wealthy new residents came to Manhattan Beach after the tragic LA County wildfires. 


Yeah, it's a good bet to buy here. 


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




The &quot;Movers&quot; listed below are the changes to inventory and sales since our last update 2 weeks ago. Click any address for photos &amp; details. 


New Listings (12)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

START






1704 N Poinsettia


4/3


3,018


4,469


$3,899,000


$1,292


1


$3,899,000


04/30/26




221 17th


5/6


4,551


2,696


$7,250,000


$1,593


1


$7,250,000


04/30/26




721 Marine Avenue


5/5


3,633


5,120


$5,875,000


$1,617


7


$5,875,000


04/24/26




16 Sausalito


3/3


2,045


3,432


$2,550,000


$1,247


7


$2,550,000


04/24/26




1307 Curtis Avenue


4/4


3,513


5,148


$4,099,000


$1,167


7


$4,099,000


04/24/26




919 N Herrin Street


2/2


1,000


3,743


$1,495,000


$1,495


8


$1,495,000


04/23/26




644 Manhattan Beach 10


2/2


841


10,020


$1,250,000


$1,486


9


$1,250,000


04/22/26




592 30th Street


5/7


4,648


4,804


$6,500,000


$1,398


11


$6,500,000


04/20/26




315 25th


3/4


2,597


1,350


$6,999,000


$2,695


15


$6,999,000


04/16/26




1404 Manhattan


5/6


4,274


2,987


$15,495,000


$3,625


15


$15,495,000


04/16/26




1300 12th Street E


2/3


1,256


11,924


$1,499,000


$1,193


15


$1,499,000


04/16/26




425 23rd Place


4/3


2,040


1,349


$3,499,000


$1,715


24


$3,699,000


02/25/26






 


New Pendings (14)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

START






2516 Walnut Avenue


5/6


3,317


4,480


$4,600,000


$1,387


9


$4,600,000


04/22/26




586 36th


3/2


1,568


5,205


$2,700,000


$1,722


41


$2,700,000


03/21/26




3609 Walnut


5/4


3,780


4,643


$3,299,000


$873


38


$3,299,000


03/24/26




1729 Pacific Avenue


3/3


2,850


4,769


$3,400,000


$1,193


22


$3,400,000


04/09/26




229 41st


3/4


2,009


1,350


$4,899,000


$2,439


7


$4,899,000


04/24/26




2108 Grandview Avenue


4/3


2,333


3,509


$3,199,000


$1,371


7


$3,199,000


04/09/26




3203 Vista Drive


5/5


3,178


1,751


$5,999,999


$1,888


14


$5,999,999


04/17/26




436 32nd St.


4/4


3,774


2,710


$4,750,000


$1,259


86


$4,750,000


02/04/26




865 10th Street


4/4


3,369


6,000


$5,995,000


$1,779


9


$5,995,000


04/17/26




1756 10th


5/5


4,424


10,000


$4,750,000


$1,074


8


$4,750,000


04/23/26




2101 Lynngrove


4/4


3,334


5,436


$3,499,000


$1,049


15


$3,499,000


04/16/26




1721 2nd Street


5/6


4,390


6,625


$4,995,000


$1,138


17


$4,995,000


04/14/26




1530 21 St Street


3/2


2,100


7,194


$2,849,000


$1,357


15


$2,849,000


04/16/26




1820 9th Street


6/7


4,666


7,500


$4,998,000


$1,071


41


$5,199,000


03/10/26






 


New Sales (20)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

CLOSED






124 33rd


3/4


1,720


2,697


$3,850,000


$2,377


19


$3,799,000


04/30/26




461 26th Street


5/6


4,728


2,698


$8,400,000


$1,798


26


$8,500,000


04/30/26




720 Manhattan Beach


2/3


1,850


9,995


$2,599,000


$1,405


5


$2,599,000


04/30/26




1623 8th Street


5/4


3,805


7,499


$4,250,000


$1,051


10


$3,999,000


04/29/26




213 Aviation Place


3/3


1,747


59,693


$1,480,000


$850


26


$1,525,000


04/29/26




1140 Manhattan Beach D


2/3


1,190


9,564


$1,250,000


$1,092


25


$1,325,000


04/29/26




525 Manhattan Beach Blvd


2/1


1,682


2,999


$2,150,000


$1,307


12


$2,199,000


04/28/26




137 15th Street


2/2


888


1,347


$2,915,000


$3,373


48


$2,995,000


04/23/26




1304 The Strand A


3/3


1,690


3,320


$4,800,000


$2,956


14


$4,995,000


04/23/26




2004 Manzanita Lane


5/4


3,062


5,398


$3,800,000


$1,174


0


$3,595,000


04/23/26




966 Rosecrans Avenue


3/2


1,788


5,956


$2,650,000


$1,510


36


$2,699,000


04/22/26




3013 Maple Avenue


3/3


1,742


4,589


$3,025,000


$1,713


8


$2,984,000


04/21/26




718 N Poinsettia


5/6


5,477


6,502


$7,350,000


$1,342


0


$7,350,000


04/21/26




628 13th


3/2


1,752


2,998


$3,250,000


$1,855


13


$3,250,000


04/17/26




3521 Pine Avenue


3/2


1,664


4,638


$2,995,000


$1,788


9


$2,975,000


04/17/26




436 1st Street


4/3


1,912


3,006


$3,750,000


$1,961


7


$3,750,000


04/17/26




1515 Artesia 2


2/3


1,363


6,743


$1,075,000


$844


100


$1,250,000


04/17/26




1769 Gates


2/2


1,294


6,214


$1,675,000


$1,545


104


$2,150,000


04/17/26




5 Nantucket


3/3


1,970


4,028


$2,500,000


$1,269


6


$2,500,000


04/16/26




2208 The Strand


9/8


5,193


3,512


$11,995,000


$2,310


157


$11,995,000


04/15/26






Here's the rest of our local real estate market update report for the period ending 4/30/26:


&gt; 59 active listings as of 4/30/26 (-1 from 4/15/26) 


&gt; 44 SFRs (-4)


&gt; 15 THs (+3)


See the Inventory list as of 4/30/26 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: 11 actives (-2)


&gt; Sand Section: 28 actives (+1)


&gt; Hill Section: 5 actives (+1)


&gt; East MB: 15 actives (-1)


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 4/30/26&quot;.
 ]]> </description>
    <pubDate>Wed, 06 May 2026 16:04:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-52-5326.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-52-5326.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (5/2-5/3/26)</title>
    <description> <![CDATA[ 
We have a smaller crop of new listings this week. Maybe sellers don't want to worry about dealing with multiple offers on Cinco de Mayo? 


True story: Did you know that Cinco de Mayo is barely celebrated in Mexico? It's not the nation's independence day, as is commonly believed. The date does mark a significant victory in battle against invading French troops, who were in Mexico to try to collect on debts. And for this, we get taco and drink specials in the USA.


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





 1704 N. Poinsettia (4br/3ba, 3018 sqft.) is a charming remodel close to Pacific and Martyrs. 


From the official description:


&quot;[E]xceptional opportunity to live in one of Manhattan Beach’s most beloved neighborhoods. Perfectly positioned in the heart of the Tree Section, this beautifully updated home sits just steps from the expansive soccer fields and playgrounds of Pacific Elementary School — offering the rare benefit of wide-open recreational space without the upkeep. Originally built in 1988 and thoughtfully refreshed, this residence features 4 generous bedrooms, 3 bathrooms, and an inviting open floor plan designed for effortless living and entertaining. At the center of the home is a stunning gourmet kitchen showcasing soapstone counters, a honed Carrera marble island, custom cabinetry, and premium stainless-steel appliances including a Sub-Zero refrigerator, Miele plumbed-in bean-to-cup coffee system, Wolf cooktop, double ovens with warming drawer, and Bosch dishwasher. The adjacent family room exudes warmth with its spacious layout and remote-controlled fireplace. A second living room, also anchored by a fireplace, opens through new beveled-glass French doors to the private backyard — complete with a large dining area and custom concrete L-shaped firepit seating. A versatile downstairs bedroom serves perfectly as a guest room or large home office. Upstairs, three additional bedrooms, two bathrooms, and a dedicated laundry room offer comfort and convenience. The expansive primary suite provides endless possibilities for layout and design.&quot;


1704 N Poinsettia begins at $3.899M and is open Sat. 1-4pm &amp; Sun. 2-4pm.


1704 N Poinsettia is listed by Robb Stroyke, Bayside.


Sand Section





 221 17th (5br/6ba, 4551 sqft.) is a large duplex with a substantial main home (3500 sqft.) and a nested 850 sqft. second unit. 


Gotta love the location on a walkstreet near town. Could it use some updates for modern tastes? Yep. 


From the official description:


&quot;Exceptional south-facing walk street duplex in one of Manhattan Beach’s most coveted locations, offering panoramic ocean views from Palos Verdes to Malibu. Custom built in 2002, this coastal residence encompasses approximately 4,500 square feet of living space, thoughtfully designed to capture light, views, and seamless indoor-outdoor living. The main residence spans approximately 3,500 square feet and is anchored by an upper-level living experience that showcases sweeping coastline vistas. A spacious family room with fireplace opens to an expansive ocean-view terrace, while the primary suite offers a private retreat complete with its own view patio, generous walk-in closet, and spa-caliber bath featuring an extended dual vanity, oversized frameless shower, and 2 person spa tub... The chef’s kitchen is appointed with custom wood cabinetry, granite countertops, and premium stainless steel appliances, flowing effortlessly into dining and living spaces that extend to ocean-facing terrace ideal for hosting and everyday coastal living. The lower level offers a private guest wing with two bedrooms, a dual-vanity bath, laundry, and a secondary beach family room that opens to its own patio and outdoor shower, perfect after a day at the beach. A separate approximately 850-square-foot second residence features two bedrooms, two bathrooms, a full kitchen, living room with fireplace, and a private ocean-view patio, presenting exceptional flexibility for multigenerational living, guest accommodations, or income potential.&quot;


Click here to view the virtual tour (Slideshow)


221 17th begins at $7.250M.


221 17th is listed by Steven Weinberg, Citadel Ventures, Inc. 


 


 2303 Vista Drive (4br/4ba, 2500 sqft.) is a 2002-built TH that's oversized – with its 4th bedroom and about 600 sqft. more interior space than the typical townhome. 


This one happens to have traded 2 years ago for $3.000M, and is now asking about 10 more.


From the official description:


&quot;Steps away from Grandview Elementary and a few short blocks to the beach, 2303 Vista offers a thoughtfully designed coastal layout with seamless indoor-outdoor living in one of Manhattan Beach’s most sought-after locations. Positioned on the top level, the main living spaces are filled with natural light and designed for both everyday living and entertaining. An open-concept kitchen, dining, and living area flows to a private central atrium—complete with a stainless steel Saber BBQ—creating an inviting setting for al fresco dinners or relaxed evenings at home. The kitchen features a Sub-Zero refrigerator, GE double convection oven, Bosch dishwasher, and generous prep space, complemented by a built-in buffet bar with seating for four—ideal for casual dining. The living area is spacious and comfortable, with a seamless connection to the kitchen, dining, and outdoor spaces. Just off the living room, a secondary flex space offers versatility—ideal for a den, playroom, gym, or office—complete with a nearby powder room for added convenience. On the middle level lies three bedrooms, including the primary suite—a quiet retreat with a custom walk-in closet, private balcony, and a spa-like bath with dual vanities, soaking tub, and separate shower. A private fourth bedroom suite on the lower level, complete with its own entrance and side yard, offers ideal separation for guests, extended stays, or flexible use.&quot;


Click here to view the virtual tour (3D)


2303 Vista Drive begins at $3.285M and is open Sat. &amp; Sun. 2-4pm.


2303 Vista Drive is listed by Molly Hobin Williams, Bayside.


  


 502 Rosecrans Avenue B (2br/3ba, 1677 sqft.)


From the official description:


&quot;Stunning Architectural Townhouse with Ocean Views Welcome to your dream home in the prime location of Manhattan Beach This beautiful architectural townhouse boasts soaring high ceilings and an abundance of natural light throughout the upstairs living space. Hardwood floors give the home warmth. The large living room has sliders that open out onto your private balcony where you can take in breathtaking ocean views, ideal for morning coffee or evening sunsets. The open kitchen and dining room layout creates an inviting space for entertaining, with sleek finishes and ample storage. Featuring two spacious en suite bedrooms, each designed for comfort and privacy, this residence is perfect for modern living. Enjoy the convenience of direct access to your private, two-car, side-by-side garage. This townhouse is not just a home; it's a lifestyle. Don't miss your chance to experience coastal living at its finest&quot;


Click here to view the virtual tour (3D)


502 Rosecrans Avenue B begins at $1.850M.


502 Rosecrans Avenue B is listed by Kerry Ann Sullivan, Pardee Properties.


 
 ]]> </description>
    <pubDate>Sat, 02 May 2026 12:28:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/two-new-records-in-manhattan-pointe.html</guid>
    <link>https://www.mbconfidential.com/blog/two-new-records-in-manhattan-pointe.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Two New Records in 'Manhattan Pointe'</title>
    <description> <![CDATA[ 



Regular readers know that MBC loves to check in on sales activity over at the &quot;Manhattan Pointe&quot; townhome development just east of Aviation Blvd. (Yes, that's still Manhattan Beach.)


We know the development well, have friends and clients with properties there, and find the development to be its own somewhat interesting barometer of the market. 


Prices for the &quot;row house&quot; style condos/townhomes are among the lowest for livable, newer homes in all of Manhattan Beach – a quirk of sorts that probably has people checking ZIP codes and probably asking ChatGPT for an explanation.


Though prices are lower, it's generally the case that you're going to see prices increasing over time, and that's happening – slowly – inside Manhattan Pointe.


With no sales activity for almost 18 months, suddenly we see two new closings that reset the high bar.


213 Aviation Place (3br/3ba, 1747 sqft.) is a rare, massively upgraded condo in a complex where every unit has essentially the same floorplan and few seem to have been really overhauled. 


When it was new to the MLS, we called it &quot;hands-down the best-looking, most-remodeled and customized unit in the community ever to come to market.&quot;


It began at $1.525M, and has just closed for $1.480M.


That does beat the top sales in the complex, but not by a ton.





The two prior high sales were an off-market deal in Aug. 2024 at $1.400M (the sale was posted to the MLS), at 225 Aviation Place, and a closing just 3 weeks ago at 311 Aviation Place at $1.460M – briefly the top sale. (Pictured here.)


And so the upward march of prices in the Pointe, as elsewhere, continues. 


We were a bit taken aback by the lack of price differentiation for the newest sale, despite its far greater upgrades. 


It’s got a brand new kitchen, with new cabinetry and counters, with the counters feeling a little bigger than the standard-issue countertops you'll see in all the other units. 


They had new wide-plank flooring, with some carpet in the bedrooms. All the baths were very current in style – first time we'd seen a truly overhauled primary bath in Manhattan Pointe. We had called the work a &quot;designer-level redo, maybe simple, but definitely pretty.&quot;


And that was only worth $20K more than a unit sold at almost the same time?


Someone could try to argue the merits of location within the complex as a factor in the two latest sales, but there's no obvious &quot;better&quot; location between these two, as we can see it. (We've heard the tradeoffs argued, and it's simply in the eye of the beholder/buyer.)


At the end of the day, Manhattan Pointe has a new high sale, with a recipe for how to try to match it. Just don't overspend on the remodel if it's just to boost the sale price. 
 ]]> </description>
    <pubDate>Thu, 30 Apr 2026 16:01:00 -0700</pubDate>
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