It's time for one of our twice-monthly market updates. 

Inventory bounced up a little, but there have been plenty of sales – some quick and shocking.

This being Summer, it's natural to look at the beach and see what's up in the Sand Section.

Oh, my, did $12M worth of lots just trade at Bruce's Beach?

2520 Manhattan Ave. and 2519 Bayview, neighboring 1750 sqft. lots on the south side of the park, both listed in late June at $4.000M each. Immediate deals were rung up. Wow.

The stage was set for these deals with a recent sale at 217 27th, on the north side of the park. A lot there traded for $4.100M, about $100K over asking, in late May. That seems to have been something of an inspiration to the owners of those two lots right across, on the south side of the park.

What's that, you prefer your homes already built? 

The big sale of this period was a spec build on a prime ocean-view walkstreet.

That's 205 20th (4br/6ba, 4750 sqft.), a modern with great views and a fully equipped, spacious home theater.

They took the time to show this one off to brokers and buyers in mid-June, but they've posted a deal already.

List price: $8.999M.

If they can wrap it up near that number, what does that say about lot values on the teen streets west of Highland? (20th is an unofficial "Teen Street" as the last walkstreet from 16th-20th.) 

We also took note of how now both the front and back units of the new townhome development on Marine have sold for their seemingly high asking prices. 

316 Marine Place (3br/4ba, 2170 sqft.) was the "back" unit up off of busy Marine Ave.

Like its front-unit companion, 315 Marine Ave. (3br/4ba, 2070 sqft.), this one was built in the "Contemporary Plantation" style. Neither of the units is especially large. Some of the first townhomes to hit $3M or exceed that level were on the scale of 2400-2700 sqft. But now it's the new normal for a more typical size.

315 Marine sold for $3.520M.

316 Marine Place sold for $3.499M.

Here's the balance of our market update report from the period ending 6/30/15:

  • 70 active listings as of 7/1/15 (+4 from 6/15)
  • 59 SFRs (+2)
  • 11 THs (+2)

See the inventory list as of 7/1/15 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

  • Tree Section15 actives (flat)
  • Sand Section: 20 actives (+2)
  • Hill Section: 9 actives (-1)
  • East MB: 26 actives (+3)

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

Sales are organized by sub-region of Manhattan Beach.

Here's a link to the spreadsheet: "MB Pending/Sold as of 7/1/15."

We're just a week away from celebrating our nation's birthday – and one of the biggest beach days of the year.

It may feel like a new nation for some after this most interesting week in Washington, D.C. Maybe you'll agree that we've just "made our union a little more perfect."

Back here in local real estate in Manhattan Beach, this past week saw an oh-so-temporary bulge in inventory, with a crest at 73 active listings. We're back down again as of Saturday, as multiple new deals have posted. There are several new options again this weekend, though.

To plan your (free) 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…

If you know MB Confidential, you know we love a deep dive into data.

And there's a time and a place for that, but today, we'll try to illustrate a trend with just one sale.

Newly pending/in escrow is 2301 Vista, a modern-style 3br TH with 2400+ interior square feet.

This modern townhome was built a ways back, in 2002, but has a very compelling, slick "now" look to it. (The decor, gadgets and super-plus-sized TV's also give it a "guy's paradise" feel.)

The most recent sale here wasn't all that long ago, even if it seems like forever to look back to 2011.

Here, actually, are all 3 of the most recent sales of 2301 Vista:

  • $1.910M in Dec. 2011
  • $1.900M in Nov. 2009
  • $2.099M in Jan. 2007

List price this month was $3.399M, or 78% over the 2011

It takes a rare combination of factors to see a dated property lot sale in Manhattan Beach come up asking $29 million.

That combination of factors is at play now, however, at 1000 The Strand, home to a one-and-a-half-sized Strand lot (nearly 5000 sqft. of dirt).

Among the factors:

  • Low inventory.
  • Even more limited Strand inventory.
  • Ceiling-busting recent sales.
  • Demographic trends bringing vast amounts of funny new money into town.
  • A certain je ne sais quoi or "x-factor" in the market that has people – including longtime pros – more and more often throwing up their hands as if to say, "heaven only knows what this is really worth."

Here at MBC, we've stopped publishing our series of "shocker" posts because new closed-sale prices…