We don't have to go back too far, or dig too deep, to talk about the rarity of $4M+ listings in the Tree Section.

New to market is a home that's neither new nor enormous – 2104 Flournoy (5br/5ba, 4300 sqft.) but does boast a large yard (on its 8600+ sqft lot).

They're starting at $4.900M.

A $4M+ listing could be expected right over by Martyrs, sure. That's a rarefied market unto itself.

(And you could argue that 2104 Flournoy gets some Martyrs glow, even if it's not on the teen streets running up from Ardmore that you'd normally call prime Martyrs blocks.)

Besides the Martyrs area, in the rest of the Trees? You can count the $4M+ sales on one hand.

This is now the third listing of the year in the Trees with a 4-handle, and one's already sold.

The sale was at the already-much-discussed 3311 Elm (6br/7ba, 5165 sqft, 8800 sqft lot), new construction in a Cape Cod style in the very northeastern quadrant of the Trees. Sold price: $4.569M.

Then you've got the new construction at 750 30th (5br/7ba, 5070 sqft), currently asking $4.699M.

Last year, you saw 769 33rd (6br/5ba, 4900 sqft., 7400 sqft. lot) sell for $4.100M off-market.

One other 2014 listing in the Trees that listed over $4.0M got offers close, but alas, no sale was made.

2015 is a different bird, ain't it?

The masses gathered, $5,000 cashiers' checks in hand. 

2701 Oak (2bd/1ba, 900 sqft.), a corner lot on the "right" side of Oak, needed a new owner. All the hopefuls came ready to play.

The jokey $799K start price was there merely in place to fulfill a requirement that an MLS-listed property have some kind of pricetag on it.

The auction, however, set the market level: $1,340,000.

That's reasonably in line with an extremely recent comp: A lot sale at 1405 Oak, listed for $1.249M, drew multiple offers and closed last week for $1.300M.

And 1405 Oak lacked the corner location and boasted only 4200 sqft. of land, 280 sqft. less than 2701 Oak. Clearly 2701 was worth more.

Next stop for 2701 Oak: A court confirmation process. This could result in an overbid,…

This weekend features a bona fide auction, for those who like auction action.

It's for a lot, basically, at 2701 Oak. The phony start price of $799K is meant to bring in hordes from all around Southern California. That will probably work.

Pop by at 4:45PM Sunday for the auction. It could be over in 45 seconds, so don't be late. (See our last open-house item below.)

To plan your open-house tours for this week, try this Redfin map list of open houses, or click here for the Beach Reporter list of opens

Don't forget, when previewing homes here on MB Confidential, you can click "Open All Images" right above the main listing photo to get immediate display of all the listing photos at once.

Sand Section

517 5th St (3bd/2ba, 1500 sqft.) is a slightly

It's time for one of our twice-monthly updates on Manhattan Beach real estate market activity, with updated spreadsheets on inventory and sales.

First we'll just note that, out of nowhere, it seems, El Porto prices seem to be equalizing with the rest of Manhattan Beach. The most recent example is this week's sale of new construction at 229 Rosecrans Place (3br/4ba, 2330 sqft.) at $2.565M.

We've taken note of this trend in stages. Whereas typically there was some kind of discount for properties north of Rosecrans, now, that's not as clear. (See our posts from 2014, "Big New Numbers in El Porto" and "El Porto: En Fuego.")

Dave had a listing late last year of a single-family home at 209 41st (3br/4ba, 1885 sq. ft.), in the very center of El Porto.

We