hill section

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Yes, it's possible to overprice in a sellers' market. And it's possible to recover from that as well.

We're looking first at 319 S. Poinsettia (6br/6ba, 4830 sq. ft.), right down at the boundary with Hermosa Beach, which has just made a necessary 10% adjustment to the ambitious $4M start price that we first noted in "How Perspective Changes," late last month.

At four weeks in, it would appear they've had no action on this nice Cape Cod, and they diagnosed the reason. So, off came $400K from the asking price.

It's now at $3.599M, and touted as the "best value" in the Hill Section in the revised listing description.

This home surprised us in 2011 by selling at a notable markup over its 2004 (new) sale price. (See "A Big Markup Over '04.") The 2011 sale

With Easter right around the corner, it's time for one of our twice-monthly updates on the Manhattan Beach real estate market.

We do two updates a month, at mid-month and end of month. Data for these reports closed 4/15/14.

Here's the quick overview on active inventory (click here for the list as of 4/15):

  • 49 active listings as of 4/15/14 (-1 from 3/31/14, +16 from 3/1/14)
  • 44 SFRs (+1)
  • 5 THs (-2)

See the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

  • Tree Section: 12 actives (-2 from 3/31/14)
  • Sand Section: 11 actives (+4)
  • Hill Section: 5 actives (-3)
  • East MB: 21 actives (flat)

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

Sales are organized by…

About 3 years ago, the buyers' market in Manhattan Beach was winding down. A firmer, more optimistic market was taking shape. It would gradually become the current rally, or whatever you want to call today's rapidly rising market.

In June 2011, we were accustomed to seeing homes trade around their 2004 values. And yet, 319 S. Poinsettia in the Hill Section sold then for a notable markup over its 2004 sale price. That got MBC's attention at the time. (See "A Big Markup Over '04.")

The 2004 sale of the home, when new, was at $2.137M. The resale in a (supposed) buyers' market was for $2.495M, the list price, which had seemed ambitious at the time.

A 17% bump over an '04 price back then was an outlier.

Now the home is back up at $3.999M (can we call it

Are we in one of those markets now?

Twice recently we've seen listings raise their prices and make deals shortly thereafter.

First we saw this happen at 438 S. Meadows, a big Mediterranean (well, they say "Spanish") that sold this week for $2.595M.

This one listed in October 2013 for $2.500M and had a deal within about 6 weeks.

But that deal stayed in "backup offer" status for months, meaning the sellers were soliciting new offers just in case the first one didn't pan out.

Come February, the property officially came back on market. This is a solid, newer house, so we inferred that it was probably not a problem with the property, but with the buyers – perhaps a contingency for selling their own property did not pan out. (We've not tried to pry into the…