Before we talk about new listings and open houses, we've got to say something about the almost huge number of sales this week in Manhattan Beach.

We've seen two dozen listings go into escrow within a week. Inventory dropped from a momentary peak of 141 last Friday to 121 by Saturday morning.

Looks like the sidelines were getting too crowded. Buyers made their moves – in droves. Though it also must be said: The vast majority of recent sales have been under $2M.

This week's video features 3 listings, including 1731 Curtis and 1608 Chestnut:

Some mobile users and email subscribers will need to use this link to view the video.

To plan your open-house tours for this week, use MB Confidential's online list of Manhattan Beach open houses (it's mobile-friendly!). Our open house link always appears in our weekly wrapups and on the main front page, under "Open Houses."

Below, click any address link to view all photos and property details. And 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.

Hill Section

1033 8th Street Manhattan Beach CA

1033 8th (4br/4ba, 3600 sqft.) is new construction, one of three new homes sprouted together at the end of 8th St. near commercial properties and Sepulveda. 1033 here has the innermost location, i.e., furthest from PCH.

All 3 will actually be open this weekend. They have a lot in common, in terms of floorplan & finish, though each is dressed in a different style outside.

We're going to give you an offsite link to something very cool: A 3-D walkthrough that works great on mobile devices or desktop. Check it out.

More from the official description:

"Brand new in the MB Hill Section is a 4 bedroom with an office and a playroom! This home is so much more than meets the eye & features many elements that you don’t find in other new homes... This large lot features a sunny backyard with plenty of room to throw the ball around and showcases a beautiful pool (built in cover) and spa which are controlled with a push of a button... Outdoor heated patio and built-in BBQ perfect for entertaining, built-in speakers in multiple locations, tankless water heater, top of the line kitchen appliances, large living room, formal dining room, hardwood floors throughout, gorgeous Master bedroom with rain shower and separate tub, handlaid brick driveway and front walkway."

1033 8th starts at $3.599M and is open Sat. from 2-4pm. and Sun. from 1-5pm. 

East MB

1466 5th Street Manhattan Beach CA1466 5th (3br/2ba, 2050 sqft.) is a true delight, and expanded cottage with an open, modern kitchen and a nice family room that opens via folding doors to a side patio. The bright and open master includes an office nook. More from the official description, which is a bit of a work of art itself:

"Almost completely rebuilt six years ago, this single story Craftsman emerged and became home sweet home with a little something for everyone. Entertaining guests begins as they come through the Dutch door and gather around the kitchen and living room to share tall tales and laughter. Corks pop, ice cubes rattle in glasses and appetizers are served on the massive island, while something sizzles on the Viking range and dessert bakes in the oven. The kids dart into the family room, warm from the day’s sun, grab their favorite toys and spill into the backyard to play. Dinner is served in the formal dining room and the chatter gives way to the silence of a tasty meal. All the while, the Nest system maintains the perfect temperature throughout the home in winter, spring, summer and fall. Life is grand on 5th Street, and this home has so many more memories to create."

1466 5th starts at $1.749M and is open Sat. and Sun. from 1-4pm. 

1608 Chestnut Avenue Manhattan Beach CA

1608 Chestnut (2br/2ba, 1600 sqft.) is a very original cottage with an imperfect layout. It feels like a familiar Liberty Village home, but the full bath is tucked away past a laundry room, and there's no third bedroom. In that sense, your expectations are dashed. There's not much of a backyard left, after the addition of a family room. The sellers want you to see it as an easy transformation, but it could be a challenging project.

More from the official listing description:

Incredible opportunity to own a one of a kind home in Manhattan Beach... This meticulously maintained home boasts many charms. The tasteful vintage kitchen, classic plantation shutters and original hardwood floors are just a few examples. Both of the bedrooms and the bathrooms are in good condition. The large family room is a bonus feature. It provides ample space for accommodating oversized furniture and a growing family... With just a little TLC and your creativity, this home will easily be transform into your dream home!"

1608 Chestnut starts at $1.250M and is open Sat. and Sun. from 2-4pm. 

1731 Curtis Avenue Manhattan Beach CA

1731 Curtis (4br/2ba, 1600 sqft.) offers a full 7500 sqft. lot and a dated, but refreshed, cottage with additions.

It made strategic sense for the sellers to clean up, paint and re-carpet the existing home to give you an idea that the home may be livable with a modest remodel. (You can't hide the fact that it needs more.)

Not so long ago, full lots in East Manhattan like this were cresting at $1.4M, $1.5M and even more. Maybe this far east, the value was a bit lower, but now with an ask of $1.300M, you may have two quick reactions: 1) Wow, that's a compelling price, and 2) Has the market for dirt begun to drop?

More from the official description:

"There is plenty of opportunity to live in it now and remodel, expand or re-build later. The expansive, sunny backyard has so much potential for your own personal SoCal outdoor recreation area. Inside there is a living room, separating dining/breakfast room, kitchen that opens to the pantry/ laundry area, 4 large bedrooms and 2 baths. laundry area is inside along with plenty of additional storage space. A detached 2 car garage is at the end of a long driveway with lots of room for additional/guest parking... New interior paint and carpeting."

1731 Curtis starts at $1.300M and is open Sat. and Sun. from 1-4pm. 

If you're going to try to sell during the quieter Summer months, you had better be ready to sell.

Show that you mean it.

1825 Walnut Avenue Manhattan Beach CAOf course, we mean show it with price.

Almost half of the most recent sales (new escrows) in town came within a week of their actual marketing dates. (That includes this Tree Section listing at 1825 Walnut, asking $1.379M.) 

At a time of burgeoning inventory and a modest sales pace, that's remarkable. Feels like the old days... for those sellers.

Not at all incidentally, 4 of the 5 sales we will point to below were priced under $1.600M. That's considered to be the more "affordable," lower tier of the Manhattan Beach real estate market. For all of 2016, out of 214 closed sales to date in MB, just 62 (29%) sold at $1.6M or below.

Listings are running longer these days in Manhattan Beach. Even prime properties seem to linger for a few weeks before offers come in. 

Plus, it's Summer now, a time when it often feels like nothing is happening in local real estate.

What is happening a lot now is that sellers are having their properties re-listed to "refresh" them... to knock down those public "Days on Market" numbers and, achem, re-introduce the property to the market.

Here at MBC, we've said our piece on the subject. We don't like it.

Out of 133 active listings late Monday, we counted 20 listings that have re-listed with the same agent at some point: 15% of active inventory.

(Is 15% a lot? Discuss.)

Possible mitigating factor: Some listings may have changed companies/brokerages

It has to be said: Summer is turning strange. 

We began the morning Saturday with a weird orange glow, owing to the sun coming through smoke from an unfortunate, large fire in the LA area. It felt a bit like autumn had come early. By midday, rolling fog blanketed the beach.

The absolute rush of real estate inventory is also quite a surprise. July and August would normally be months when sellers would not choose to list. But we saw plenty of debut listings this week.

More than once recently, we've heard the hypothesis that potential sellers may be trying to cash in as near to the peak as possible, worried about what's next. We'll see.

This week's video features 11 new listings, including a newer Spanish at 3500 Blanche, major remodels at 1641 23rd716