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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/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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<item>
    <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>
</item>
<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>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-613-61426.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-613-61426.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (6/13-6/14/26)</title>
    <description> <![CDATA[ 
Calling all new millionaires There are new listings in Manhattan Beach to consider.


But just 7 this week, as school wraps up and the days get longer. 


(We're not subjecting you to several re-lists that came back this week to reboot their days-on-market clocks. We try to focus on &quot;new&quot; listings, as if that word has meaning.)


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





 413 7th (5br/5ba, 3609 sqft.) is a newer home on one of the great flat walkstreets east of Highland. 


Has anyone ever sold any walkstreet home for more than this one's asking price of $9.450M? 


No. The first and only $9M+ walkstreet sales all came in January/February 2025, in the immediate wake of the tragic LA county wildfires. They were 440 8th at $9.000M, 325 9th at $9.100M and 405 7th at $9.125M. 


But then, when this home at 413 7th was new in 2023, it held the record for highest-ever price on the walkstreets at $7.500M – for a whopping 10 days, when it was beat out by perennial top seed 337 7th at $8.050M. So anything's possible.


From the official description:


&quot;Set on the prized north side of Manhattan Beach's celebrated walk street, 413 7th Street stands as one of the defining residences within this iconic coastal enclave. Positioned along the beloved block known as &quot;Heaventh Street,&quot; this custom-built home offers an exceptional blend of luxury, functionality, and indoor-outdoor living just moments from downtown Manhattan Beach and the sand. Rarely does a walk street home offer such a family-friendly floor plan, with the primary living spaces opening directly to the walk street and four bedrooms situated together on a single level. Spanning three elevator-serviced levels, the home presents premium finishes, custom millwork, and integrated smart-home technology. A recently reimagined front yard by renowned landscape designer Rob Jones creates an immediate sense of arrival, featuring extensive landscaping upgrades, a custom firepit lounge, retractable awning, Infratech heating, built-in Wolf barbecue, and multiple outdoor living spaces. Inside, floor-to-ceiling accordion doors create seamless indoor-outdoor flow. Coffered ceilings, custom built-ins, and a stone fireplace anchor the living room, while the chef's kitchen features Sub-Zero, Wolf, and Miele appliances, a walk-in pantry, farmhouse sink, and custom banquette seating with storage. Additional main-level amenities include a mudroom, office workspace, powder room, and outdoor shower. The second level is highlighted by a luxurious primary suite with a private terrace overlooking the charming walk street below. Embracing the home's coastal setting, the space features vaulted wood-beamed ceilings and a spa-inspired bath complete with a soaking tub, oversized Mr. Steam shower, heated floors, dual vanities, and a walk-in closet. Three additional bedrooms, a laundry room, and library alcove complete the level. The crown jewel of the home is the third-floor entertaining level, where a spacious media room opens through a one-of-a-kind disappearing wall system to an expansive outdoor terrace. A fully equipped indoor-outdoor bar and kitchenette, floor-to-ceiling fireplace, Wolf barbecue station, Infratech heaters, and multiple lounge areas create an exceptional entertaining environment.&quot;


413 7th begins at $9.450M and is open Sat. &amp; Sun. 2-4pm.


413 7th is listed by Lauren Forbes, Compass.


 


 457 26th Street (5br/5ba, 4022 sqft.) is an completely redone designer home on a unique, short block just above Grand View with ... views toward Martyrs, the water and PV. 


In this super location, there was very recently a new high sale right next door: 461 26th (5br/6ba, 4728 sqft.) at $8.400M. This home starts $550K higher.


From the official description:


&quot;Perched on one of Manhattan Beach's most remarkable and tightly held view locations, 457 26th Street captures sweeping southwest ocean views stretching down the coastline toward Palos Verdes. Positioned above a landscaped pedestrian greenbelt and the open grounds of Grand View Elementary School, a California Distinguished School and National Blue Ribbon School, the home enjoys a level of openness, privacy, and coastal perspective that is virtually impossible to replicate elsewhere in Manhattan Beach. In the Sand Section, expansive ocean views and privacy rarely exist in the same place. Here, they do. Originally constructed in 2003 and comprehensively reimagined in 2019..., the residence offers approximately 4,022 square feet with 5 bedrooms, 4.5 baths, a three-stop elevator, and a three-car garage. Designed around the view, the upper level features a chef's kitchen with Sub-Zero and Wolf appliances, expansive banquet seating, a dedicated office, BBQ deck, and open-concept living and dining spaces that flow seamlessly to a spectacular covered ocean-view terrace of approximately 483 square feet. Complete with built-in heaters and a fireplace, this extraordinary outdoor room serves as the centerpiece of the home and creates a true year-round indoor-outdoor living experience. The primary suite features an oversized walk-in closet and updated bath with a large multi-head shower and plumbing in place for a future soaking tub. Three additional bedrooms occupy the middle level, while the lower level offers a fifth bedroom currently used as a gym, a spacious beach room with a full bar and multiple televisions, laundry room, and direct access to an elevated patio overlooking the greenbelt.&quot;


Click here to view the virtual tour (3D)


457 26th Street begins at $8.950M and is open Sat. &amp; Sun. 1-4pm.


457 26th Street is listed by Bryn Stroyke, Bayside.


 


 409 Crest Drive (4br/4ba, 2508 sqft.) is a new townhome in the South End.


From the official description:


&quot;409 Crest Drive in Manhattan Beach presents a rare new construction luxury townhome opportunity... A private elevator serves every level, and the home showcases a clean, warm contemporary design with the relaxed sophistication that defines the Manhattan Beach lifestyle. Expansive open-concept living spaces are filled with natural light and flow seamlessly to the outdoors. The finishes have no equivalent at this price point: hand-troweled plaster throughout, solid white oak millwork on every cabinet and interior door, fully custom built-in cabinetry, and natural stone slab counters. The kitchen anchors the home with premium appliances, custom cabinetry, an oversized island, and generous storage, opening to the main living and dining areas. The floor plan offers well-appointed bedrooms and a primary suite designed as a private retreat with a spa-inspired bathroom and generous walk-in closet. Additional spaces accommodate family, guests, or a home office. Modern technology and energy-efficient systems run throughout, and outdoor living areas are designed to maximize the Southern California climate.&quot;


Click here to view the virtual tour (3D)


409 Crest Drive begins at $4.800M and is open Sat. &amp; Sun. 1-4pm.


409 Crest Drive is listed by David Caskey, eXp Realty of California Inc.


 


 308 21st Street (2br/2ba, 1473 sqft.)


From the official description:


&quot;Sitting just above the Pacific Ocean in the heart of the Manhattan Beach Sand Section, this turnkey, detached townhome with a well-designed floorplan is a true retreat. Upon entry, the staircase beckons upward toward the vaulted ceiling living room, lined with windows inviting the ocean views and majestic sun. The kitchen is filled with brand new updates to make every meal easy, including white quartz countertops, stainless steel appliances and a sink perched at an oversized west-facing window. Each bedroom has light and privacy, located on separate levels with ensuite baths and surprising closet spaciousness. Brand new, wide plank, white oak engineered hardwood floors provide calm throughout. Unique to homes of this size, there are two outdoor spaces to take in the salt air. The back patio is the perfect place to unwind with a book and the treasured upstairs deck off the kitchen suggests taking a break to soak up the sun. Additional amenities include a 2nd downstairs living room, storage spaces throughout and the ability to park on this south side of the street, gaining an extra dedicated parking space for friends to visit. Located in the highly sought-after stretch of 15th to Marine Avenue, everything downtown is moments away.&quot;


Click here to view the virtual tour (Video)


308 21st Street begins at $1.995M and is open Sat. &amp; Sun. 2-4pm.


308 21st Street is listed by Liz Bird, Vista Sotheby’s International Realty.


 


 120 Marine (3br/2ba, 1209 sqft.)


From the official description:


&quot;This classic Beach Bungalow duplex sits in a prime location, only two doors to the strand, and just above the iconic &quot;Marine Street&quot; Loop. The dominant unit is the upper 2 bedroom 1 bath, with beautiful ocean views with from inside and especially from the balcony. The lower, spacious lower unit is a 1 bedroom 1 bath with an upgraded kitchen, and two doors that open to a sunny private patio, perfect for entertaining or BBQs. An added bonus is there are no wires overhead. An additional bonus, and it is valuable one, is that the property in front has 60 feet of slope, which allows the new owner the opportunity to build a third story with panoramic ocean views that cannot be blocked by that property under current zoning guidelines. It needs a little TLC, but this is a winner. All showings need a minimum of 24 hours notice as units are tenant occupied.&quot;


120 Marine begins at $2.475M.


120 Marine is listed by Brent Broza, Bayside. 


Tree Section


 


 2710 Pine Ave. (4br/3ba, 3072 sqft.) is a custom warm modern.


From the official description:


&quot;This custom-built ... home combines timeless design with comfortable coastal living. A charming Dutch door opens to a bright, inviting interior featuring vaulted ceilings, large skylights, bamboo floors, custom cabinetry, and distinctive plaster accent walls. The main level offers an open floor plan with formal living and dining areas, a spacious family room with fireplace, and a well-appointed kitchen with a center island, breakfast nook, built-in desk, granite countertops, and stainless steel appliances. The kitchen and family room open to a sunny front deck, creating a seamless indoor-outdoor connection. An en-suite bedroom on the main floor is ideal for guests, a home office, or flexible living space. Upstairs, the primary suite features a walk-in closet with built-ins and a sun-filled bath accented with mosaic tile. Two additional bedrooms, a full bath, and a conveniently located laundry room complete the second level. Situated on an elevated west-facing lot, the home enjoys ocean breezes and sunset views from the front deck, kitchen, and primary suite.&quot;


Click here to view the virtual tour (3D)


2710 Pine Ave. begins at $3.900M.


2710 Pine Ave. is listed by Carla Hoffman, Vista Sotheby’s International Realty.


East Manhattan Beach


 





 424 S Meadows Ave (3br/2ba, 1529 sqft.)


From the official description:


&quot;Light, bright, and beautifully renovated, this exceptional East Manhattan Beach home offers the perfect blend of modern comfort, timeless style, and indoor-outdoor California living. Thoughtfully updated throughout, the home features 3 bedrooms, 2 bathrooms, and 1,529 square feet of inviting living space filled with natural light. New flooring, fresh interior and exterior paint, and tasteful finishes create a warm, contemporary feel that is both elegant and approachable. Designed for everyday living and effortless entertaining, the functional floor plan flows seamlessly from the interior living spaces to an incredible backyard retreat. Situated on an oversized 6,164 square foot lot, the outdoor setting is a rare find in Manhattan Beach, featuring a sparkling pool, expansive patio areas, mature landscaping, and plenty of room to gather with family and friends. Adding to the home's versatility is an approximately 200 square foot finished garage flex space, ideal for a bonus retreat, creative studio, playroom, gym or office. Located in one of East Manhattan Beach's most sought-after neighborhoods, the property enjoys convenient access to award-winning schools, Polliwog Park, Manhattan Village, Manhattan Country Club, and the shops, restaurants, and beaches that define the Manhattan Beach lifestyle. Move-in ready homes with this level of updating, an oversized lot, and a private pool are a rare opportunity in today's market. Welcome to 424 S. Meadows Avenue.&quot;


424 S Meadows Ave begins at $2.690M and is open Sat. &amp; Sun. 1-4pm.


424 S Meadows Ave is listed by John Bathurst, Compass.


 
 ]]> </description>
    <pubDate>Sat, 13 Jun 2026 12:32:00 -0700</pubDate>
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