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        <title>MB Confidential</title>
        <link>https://www.mbconfidential.com/blog/2020-03/</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.
</description>
<item>
    <guid>https://www.mbconfidential.com/blog/bright-spot-sound-end-chateau-sells.html</guid>
    <link>https://www.mbconfidential.com/blog/bright-spot-sound-end-chateau-sells.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Bright Spot: South End 'Chateau' Sells</title>
    <description> <![CDATA[ 
These days we're kinda looking for good news where we can find it. Looking to the South End, we've found some.


We've finally seen the sale of 441 1st, more than 4 years after it first came to market.


The surprisingly sizable Sand Section home (5br/4ba, 4675 sqft.) sports a 2004 build date and was sold new in 2006 for $3.070M.


The home's style is different from the beach bungalows, Cape Cods, Mediterraneans and Coastal Plantation homes that dominate the beach cities. The style has been variously referred to as:


• European Villa,


• French Normandy Chateau, and, most recently, simply,


• French chateau.


One past listing also labeled it &quot;storybook,&quot; which somehow stuck with us over the years.


The first attempt to sell began in late 2015, when the market was roaring. The owners began their first multi-month attempt to cash out asking $4.992M (+63 over acquisition).


That didn't work, so in early 2017, they tried with a new agent a little lower at $4.899M, gradually working down to $4.495M over a failed 5-month listing. That was followed quickly by another failed 3-month listing at $4.495M.


From late 2017 through Summer 2018, a fourth failed listing ran at lower prices, first $4.198M and, for a stretch of 2018, $3.995M. The appearance of a 3 in front was a first, and now the markup over acquisition was halved from the first sale attempt, to just 30.


Although the rule seems to be that the third agent is often the one to get lucky with a challenged listing and get it sold, in this case, neither the third, fourth, fifth or sixth listings worked out.


There was one in 2018 for $3.749M and another in 2019 at $3.699M. Still, nada.


A new, seventh, late 2019 listing began at that same number. That listing cut in January this year to $3.499M. Oh, that was good timing. After steeping a bit at that new number, the listing found a buyer in early March.


What's better, it was a cash buyer who honored the commitment and closed in less than 3 weeks at $3.245M.


Of course, that was nowhere near the original ambitions. Relief.


The final markup of 5.7 over the 2006 price lags far, far behind what you'd expect anywhere in the Sand Section, and the South End in particular.


Maybe it was a special combination of factors that spooked potential buyers. The style, the location (busy street), the history of not selling... despite its charms, the home's history may not have looked promising.


We've seen that movie before, in one case quite recently from a front-row seat on a listing.


Eventually, you find exactly the right buyer who loves the property and settles on a great price for it as well. There's a right price for every home. This one finally got 'er done, in conditions that are otherwise challenging for everyone else.
 ]]> </description>
    <pubDate>Sun, 29 Mar 2020 15:07:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/the-new-shadow-inventory-listings-on-hold.html</guid>
    <link>https://www.mbconfidential.com/blog/the-new-shadow-inventory-listings-on-hold.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>The New 'Shadow' Inventory: Listings on Hold</title>
    <description> <![CDATA[ 
Whether you're actively in the market or not, you probably check in from time to time to see how many homes are for sale, and what they're like.


These days, using conventional consumer tools like MB Confidential, Zillow and so on, you're going to miss one-quarter of the inventory in Manhattan Beach.


That's because a sizable number of local home sellers have taken their homes out of the set of active listings, placing them instead in a status known as &quot;hold.&quot;


Listings on &quot;hold&quot; don't display online and are not supposed to be shown to buyers. But they can be viewed by real estate brokers through their MLS systems.


Manhattan Beach seems to have an unusually large percentage of listed homes in &quot;hold&quot; status, at 25.


That's 26 listings on hold, with 80 active. (We're considering &quot;hold&quot; listings part of the inventory, even though they are not active.)


We ran some quick comparisons, and MB really stands out.


With 25 of our inventory on hold, we're 9 above the county average, 8 above the share in the large Palos Verdes area, even 4 over Redondo Beach. (This map is a screen grab from our MLS mapping all homes in &quot;hold&quot; status around the South Bay.)


This is a lot of &quot;shadow inventory.&quot;


Most of the homes have willing sellers. They're just feeling a little wiggly about keeping the property on the market and watching the DOM toll onward if buyers don't race to the front door.


Now, putting a listing on hold is a perfectly natural reaction to the uncertainty facing public health and the economy right now. Just this week, our regional MLS (CRMLS) decided to be more lenient with the &quot;hold&quot; status, changing some of the rules, including lifting a 30-day maximum for a listing to be on hold. (Properties still are not supposed to be shown.)


Some MLSes around the country have considered &quot;pausing&quot; the count of Days on Market so that listings can stay active and visible to potential buyers, without racking up extra DOM due to these unusual market conditions. CRMLS sensibly rejected that idea this week, reasoning that such a pause would render the DOM count unreliable for consumers and agents in the future. And if you pause now, when do you resume counting? The &quot;hold&quot; option is the safe harbor.


But to see homes in &quot;hold&quot; status, you do need your real estate broker to help.


In a comparable fashion, upcoming listings are being shared more and more among brokers, often with the caveat that sellers aren't sure when to bring the property to the MLS for full public marketing.


This means there is more of an active market for local homes that's off the radar of consumers, after years in which people have become accustomed to seeing everything on the market without need for a broker until later in the game.


What's that? You need a broker because you're interested in what's coming up, or what's on &quot;hold?&quot;


Email Dave a note. He and the Edge real estate team will be glad to help.


---------------------------------------------------


Nerdy note: The term &quot;shadow inventory&quot; comes out of distressed markets. It generally means there would be more units offered for sale if market conditions were better. Some argue that prices are artificially sustained by a reduction in known inventory. In housing, this was last a common buzz word (phrase) in the post-crash market from 2009-2011 or so, when it was said that bank-owned properties were being held off the market until prices improved.
 ]]> </description>
    <pubDate>Thu, 26 Mar 2020 12:38:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/ca-mb-now-allow-construction.html</guid>
    <link>https://www.mbconfidential.com/blog/ca-mb-now-allow-construction.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>CA &amp; MB Now Allow Construction</title>
    <description> <![CDATA[ 
The city's construction ban has ended, shortly after taking effect.


The Manhattan Beach City Council met Monday to consider a range of COVID-19 policy issues. Removing the construction ban was its biggest move related to real estate.


The state has recently clarified that housing construction is exempt from its order for Californians to stay at home. The city interprets this broad allowance for construction to overrule any local limitations. Hence the quick end to the prohibition.


Manhattan Beach had first followed LA County's lead, narrowing allowable construction to &quot;critical infrastructure,&quot; plus &quot;essential maintenance and repair.&quot;


The city's short-lived ban was comprehensive: &quot;Residential and non-residential construction activity is prohibited for the duration of the State of Local Emergency.&quot;


No more.


According to the city's press release, &quot;Construction and all related activities that support construction, are considered part of the essential workforce under the State Order. The exemption is not limited to critical infrastructure construction, but any type of construction site and construction project, including housing construction.&quot; (Boldface added.)


Construction worksites will need to abide by &quot;social distancing protocols.&quot; The city's press release states that &quot;many contractors&quot; have informed the city that they will do so.


Construction contractors and anyone else in Manhattan Beach who fails to abide by social distancing could be subject to penalties. The city council meets Wednesday to consider an &quot;urgency ordinance&quot; to address such penalties.
 ]]> </description>
    <pubDate>Tue, 24 Mar 2020 09:32:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/mb-halts-construction-real-estate-activity-limited.html</guid>
    <link>https://www.mbconfidential.com/blog/mb-halts-construction-real-estate-activity-limited.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>MB Halts Construction, Real Estate Activity Limited</title>
    <description> <![CDATA[ 
We're going to collect and share some news here in a moment, but first, a nod to one big change in routine here during the COVID-19 lockdown.


Since February 2008, virtually every weekend, MB Confidential has run a &quot;Weekend Opens&quot; post highlighting new listings open to the public. There are 589 MBC blog posts tagged &quot;open houses.&quot;


This week, we won't have such a post. Holding a public open house at this time could be seen as socially irresponsible, not a service.


Late Saturday, our local/regional MLS service, CRMLS, removed &quot;open house&quot; functions from the MLS system, meaning agents cannot use the MLS to promote open houses.


We look forward to the next &quot;Weekend Opens&quot; post, among other regularities of daily life, but a hard rain may fall first before we get to those green shoots.


Construction Banned


In local real estate news, the City of Manhattan Beach on Friday prohibited &quot;non-essential construction activity,&quot; effective Saturday, March 21. Sites must be secured and left no later than March 24.


Per the city's press release:


&quot;The City will implement the City Council’s directives under the following guidance:




Residential and non-residential construction activity is prohibited for the duration of the State of Local Emergency;


Essential maintenance and repair of properties, such as gardening or plumbing leaks, may continue to occur; and


Construction projects for critical infrastructure, such as utilities and communications, may also continue to occur.&quot;




On this topic, the city appears to mirror LA County. The county's &quot;Safer at Home&quot; order from March 19 (complete text here) specifically allows construction of &quot;essential infrastructure&quot; including &quot;construction of housing (in particular affordable housing or housing for individuals experiencing homelessness)....&quot;


But &quot;non-essential&quot; residential construction is a no-go, and the city has defined that.


Get Updates from DigMB


We want to be sure to give you the chance to link in to the best, most regular local updates about Manhattan Beach during the COVID-19 situation.


MB's only 100 local news source is DigMB.com, published as a free service to the community by Dave with Jeanne Fratello as principal writer. Sign up and you'll get essential, hyperlocal updates, plus good news from our community, and opportunities to help. Just a few recent stories:


'Feed the Heroes' Through Downtown Manhattan Beach Restaurants


MB Restaurants Innovate to Serve


Keep Up with Cancellations, Postponements


Simply click the image above or here to sign up for the email newsletter, so you don't miss a thing.


No Showings or 'In Person' Business


The California Association of Realtors has advised that realtors &quot;should cease doing all face-to-face marketing or sales activities, including showings, listing appointments, open houses and property inspections.&quot; 


What about non-realtor buyers and sellers? 


According to CAR, &quot;Clients and other consumers are also subject to these orders and should not be visiting properties or conducting other business in person.&quot;


To the extent that people follow that strict advice, that's a shutdown.


What Real Estate Services Are Permitted in MB?


The LA County &quot;Safer at Home&quot; order does allow for &quot;[p]rofessional services&quot; related to the &quot;permitting, inspection, construction, transfer and recording of ownership, of housing....&quot; This could mean that architects, engineers and community development departments may continue their work, so as to be ready when construction is cleared to begin again.


There's more to real estate than construction or showings. Consider the mechanics of closing a sale and having people move out and in.


The county order specifies that &quot;moving services&quot; are permissible, or &quot;essential,&quot; activities.


So because the &quot;professional services&quot; related to &quot;transfer and recording of ownership&quot; continue (realtors, lenders, escrow and title companies), current deals may close and the parties can move.


In addition, &quot;handyman services&quot; along with plumbers, electricians, carpenters and gardeners, are permitted under the county order insofar as they provide &quot;services to maintain the safety, sanitation and essential operation to properties and other Essential Businesses.&quot;


A reasonable reading of that limitation is that safety-related repairs are fine, but if you're prepping a property for later marketing, your painters, handymen and stagers may not be free to operate. (&quot;When staging is outlawed, only outlaws will stage.&quot;)


State of the Local Market


As to marketing of real estate locally, as of Saturday afternoon, there were a remarkable 24 MLS-listed properties &quot;on hold&quot; in Manhattan Beach, of which 21 switched to a &quot;hold&quot; status within the past 7 days.


Active inventory is 84 listings, but if you add the &quot;shadow&quot; inventory of properties on &quot;hold,&quot; we'd actually be at 108.


There are also 51 properties in escrow citywide, according to the MLS. A few deals fell out of escrow this week. Among the more nervous people in town are those involved with pending escrows.


More to say, for sure, about what's up in this market and what's next.


We'll check in regularly as we find new info and data to share.
 ]]> </description>
    <pubDate>Sat, 21 Mar 2020 14:36:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/in-19-fewer-over-asking-sales-more-with-cuts.html</guid>
    <link>https://www.mbconfidential.com/blog/in-19-fewer-over-asking-sales-more-with-cuts.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>In '19, Fewer Over-Asking Sales, More with Cuts</title>
    <description> <![CDATA[ 
MBC published data a few weeks ago showing that the Sand Section had seen most listings sell recently for less than the asking price. (See &quot;Most Sand Section Sales Take a Cut.&quot;) In that case, the data showed 81 of Sand Section sales over 2 years had taken less than sellers first wanted.


One Sand Section statistic standing alone didn't tell the whole story, however.


We've made a deeper dive now, and it turns out the whole Manhattan Beach market has been trending this way over the past couple/few years.


Put simply, by the end of 2019, we had recent lows for the number of homes sold over asking price, and recent highs for the number of listings sold under asking.


Trends like this might be expected as market participants begin to diverge seriously on their ideas of value. Sellers want more money, buyers wait to pay less.


Let's look at this first chart on over-asking sales.


Seems 2015 was the last boom year citywide, with nearly half (45) of the listings in town selling for more than sellers were asking.


Saner times prevailed from 2016-18, with about a quarter selling over asking.


But 2019 saw the fewest over-asking sales, just 14, about half the rate of 2016-17 and less than one-third the rate of boom-boom 2015.


The other side of this coin: Homes sold with price cuts.


Quite nearly three-quarters of homes sold last year (74) took a cut from the original asking price.


That was a modest tick up of about 10 over the prior 3 years, but more than 30 above the pace in fast and furious 2015, when 43 sold with cuts.


Nerdy note: Data come from MLS-reported sales. MBC conducted a custom sort and analysis of all Manhattan Beach sales data. Final sale prices were compared against the first asking price for a property, even if it was re-listed at a new price after an unsuccessful attempt to sell.


Looking at some data by region of Manhattan Beach, you might be surprised to see which areas rocked and rolled, and which swooned.


You already kinda knew that the Sand Section has been trailing off recently.


Here's the full 5-year data set for the beach areas.


Looks like when we told you that 81 of Sand Section homes over 2 years had sold with cuts, we understated the issue from 2019, when the Sand saw 85 of all sold homes take a cut from the original asking price.


What a change from 2015-16, when only about half the properties sold needed to settle for less.


The suburban rock of MB west of Sepulveda, the Tree Section, saw something similar, if less dramatic.


Data show that three-quarters of Tree Section homes sold last year with a cut, about 10 higher than the three prior years.


Compare this chart with the one above tracking all sales citywide that took cuts, and you see that the Tree Section looked almost exactly the same for the past 4 years.


Now, as desirable as the Sand Section and Tree Section are, how do you think good ol' East Manhattan has been faring?


How about: The best of any region.


Start with a look at price cuts.


With 62 of homes sold taking a cut last year, East MB saw the lowest rate of cuts among real estate areas of Manhattan Beach.


Prior years were bumpier. Heck, 2016 saw more price cuts than 2019 in East MB, but other years were also generally lower than citywide trends or the fashionable Sand or Tree Sections.


Now let's see how many East MB homes got more than asking.


Wow, while the trend may be pointed down, the actual percentages are high.


In a year (2019) when the city saw only 14 of listings sell over asking, East Manhattan saw 23 of listings go higher.


And you can see that from 2017-2018, East MB also had a higher percentage of sales over asking than the city as a whole.


As you can imagine, the reasons for these trends citywide and the divergent results from specific areas trace back to a series of trends in the market and within areas. As a simplest point, Sand Section inventory has been running high, and East MB inventory low, a good reason why you'd see more cuts in one area and more over-asking sales in another.


At this time, we're fixing to update our Q3 2019 market report with year-end data and some updates for 2020.


It seems more important than ever to take an honest look at where all the trendlines have been pointing, even as, today, we find ourselves in strange times indeed, with our real estate market facing a lot of questions in the short term. Watch for updates.
 ]]> </description>
    <pubDate>Thu, 19 Mar 2020 16:09:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/mb-market-update-for-31520.html</guid>
    <link>https://www.mbconfidential.com/blog/mb-market-update-for-31520.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>MB Market Update for 3/15/20</title>
    <description> <![CDATA[ 
We'll keep up with our twice-monthly updates here, and will try to offer more updates from the front lines along the way.


Let's just say, we live in interesting times, and it's not clear how the local real estate market will adapt over 2 weeks, 2 months, 6 months or more.


One &quot;sign of the times&quot; is the unusual number of properties switching from &quot;active&quot; on the MLS to a &quot;hold&quot; status. It's like a &quot;time out.&quot;


In the past 7 days, 12 listed properties in Manhattan Beach switched to &quot;hold.&quot; This stops the process of counting Days on Market, stops display of the property on public websites and generally means there would be no showings or offers. The home is still for sale, kinda, but isn't being marketed.


Twelve listings isn't 80, it's not even 10 of the inventory that's going on hold. And they could be taking time off for other reasons. But you don't usually see more than one listing per week go quiet like this.


(Note: The original post said 8 listings went on hold. That was as of late Tuesday. The post was updated late Wednesday because the number had grown.)


It's reasonable to take a break, just like it's reasonable to stay on the market and compete for buyer eyeballs and offers.


It's reasonable for buyers to pause and reflect, and also to see this as a time when they can go make the right deal somewhere. Frankly, we're hearing both attitudes from our buyer clients.


Let's take a little look back at the first half of March, to recap some Spring market activity.


216 Marine (3br/4ba, 1950 sqft.) has closed for $3.750M.


This is the front unit of two new townhomes developed on spec and released to the market in August last year.


This one began at $4.100M, ran for a while, re-listed lower at $3.975M and is now closed $350K under the first price.


It rear-unit twin, 217 21st Place (3br/4ba, 1950 sqft.), also with impressive style and views, is in escrow now with a last price of $3.750M.


We were impressed by the detail and views for both units, and showed them several times in the beginning. None of our clients could quite see the asking prices as reasonable, and declared they'd wait. Here you are, 6 months later, watching them close 9 lower.


There wasn't any such doubt surrounding two recent Hill Section offerings that have just closed.


852 8th (5br/6ba, 4700 sqft.) is a 2008 corner-lot Cape Cod with big, unblockable ocean views to the south.


In many ways, the home is exactly what people say they're looking for in the hills. Classic styling, plenty of space (including basement media room), and those views that do not get old.


This time, Dave's clients got the property, inking a deal immediately as it went public. Closed for $6.200M.


Another view property nearby also sold quickly: 822 6th features a nifty remodeled 60s modern home, but it's really about the lot. Set at the peak of the 6th Street where the hill drops off to the south, it has huge, panoramic views toward the south and Catalina. The current house takes some advantage, but a new build could do even better.


Asking: $2.999M. Sold for: $3.575M.


And in East Manhattan, one of those once-in-forever, smashing and surprising homes cropped up at 1315 21st (3br/3ba, 2600 sqft.) and made a deal at once back in early February. 


Asking $2.499M, this one closed higher by almost $100K at $2.583M.


What made this home so startlingly different was that it's &quot;underbuilt&quot; (lacking a second story), wide open with high ceilings, sleekly modern and thoughtful throughout. The exterior doesn't advertise what you get inside, a real hideaway. (See our rave in this weekend opens post from early February.)


That's a sampling of how the early part of the year had been going, specifically early March.


Here's the rest of our local real estate market update report for the period ending 3/15/20:




96 active listings as of 3/15/20 (+3 from 2/29/20) 


75 SFRs (+6)


21 THs (-3)




See the Inventory list as of 3/15/20 here, or see the MB Dashboard for up-to-the-minute data.


Active listings by region of Manhattan Beach in this report:




Tree Section: 19 actives (flat)


Sand Section: 48 actives (+2)


Hill Section: 6 actives (+1)


East MB: 23 (flat)




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 3/15/20&quot;.
 ]]> </description>
    <pubDate>Tue, 17 Mar 2020 18:23:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/weekend-opens-314-331520.html</guid>
    <link>https://www.mbconfidential.com/blog/weekend-opens-314-331520.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Weekend Opens (?) (3/14-3/15/20)</title>
    <description> <![CDATA[ 
This might be a particularly good week to watch video of the newest local listings.


We're going to offer details on this week's newest listings, along with quick video from several.


Will these listings actually hold open houses as scheduled in every case? No guarantees here. Sellers may have some questions about offering public tours in the days and weeks to come.


Honestly, we didn't get out Friday to preview homes. It was one of those days... and weirder. But you know.


Our video this week features several new listings, including two on The Strand that are not publicly open (3004 The Strand is first in the video):







Email subscribers may need to use this link to see 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 &quot;Open Houses.&quot;


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 &quot;Open All Images&quot; right above the main listing photo to get immediate display of all the listing photos at once. 


Listings appearing here come from the whole MB market and may or may not be represented by MB Confidential author Dave Fratello and Edge.


Sand Section


453 31st (5br/6ba, 4300 sqft.) is new construction on the plateau. 


There's a bit of an ocean view (for now), mostly down the block. 


A very comparable new home on the same street (420 31st, 5br/6ba, 4300 sqft.) sold in Jan. 2018 for $4.637M, after a start at $4.995M.


This one begins at $4.795M. From the official description:


&quot;Stunning New Coastal Plantation Construction just four blocks from the beach Enter through the charming dutch door featuring a recreational area with a wet bar, a guest bedroom and three car garage. French oak hardwood floors sweep across the open concept floor plan filled with natural light. The second floor features a master suite with an ensuite bathroom and walk in closet, along with three additional bedrooms with own ensuite bathrooms and a laundry room. Take the 3 stop elevator to the top level where the open floor concept enjoys ocean views. Perfect for entertaining, the chef's kitchen features calcutta countertops, top of the line Thermador appliances and exquisite finishes. Relax &amp; enjoy the sunset on the spacious balcony that blend indoor &amp; outdoor spaces. The home delivers big with dual zone A/C, 3-stop elevator, 3 car garage, central vacuum system and more&quot;


453 31st is at $4.795M and is open Sat. &amp; Sun. 1-4pm.


133 1st (3br/2ba, 1280 sqft.) is an updated 1960s house on a corner half lot w/ ocean views. From the official description:


&quot;This South Manhattan Beach 3-bedroom single family home has gorgeous views from Catalina to Malibu. On the main level, two bedrooms share a bath with dual sinks and large walk-in shower. The two-car garage has plenty of storage and is currently used as a bonus room. A private patio with outdoor shower... The updated kitchen features plenty of storage, separate breakfast bar and high-end amenities including a Viking oven. The master bedroom completes the upper level with en suite bath. Ideally located just six doors from the Strand and a short walk to Downtown Manhattan and Robinson Elementary.&quot;


133 1st is at $2.699M and is open Sat. &amp; Sun. 1-4pm.


East Manhattan Beach


1612 9th (3br/2ba, 1760 sqft.) is an inspired 1960s modern with updates and decor to match up nicely with the style. Call it a period piece. There's also a sizable, sunny, south-facing backyard thanks to the full, 7500 sqft. lot. 


More from the official description:


&quot;In a great neighborhood and a short walk to award winning Manhattan Beach schools this mid-century ... design presents the clean, modern vibe of the California lifestyle. With a south-facing backyard on a 7504 sq. ft. premier flat lot, the floor plan connects seamlessly with living room, kitchen, dining area, zen-like central patio and spacious family room that spills out through sliding glass doors to the architecturally designed backyard. Cook's kitchen designed by award winning architect includes custom cabinets, built-in refrigerator and professional range. Bathrooms have been recently remodeled with custom cabinets, designer tile and high-end fixtures. Built-in BBQ with large granite surface eases the way for al fresco dining under the pergola with the joyful sounds of play on the commercially installed sport court with lighted backboard. Recently installed air conditioning will keep things comfortable on warm summer days.&quot;


1612 9th is at $2.125M and is open Sat. &amp; Sun. 12-3pm.


1601 Wendy (3br/2ba, 1360 sqft.) is a Liberty Village cutie. From the official description:


&quot;Uncompromising and luxurious. It’s amazing from the moment you see it. Located on an east-west facing lot, the property offers an abundance of natural light throughout the day. This residence is renovated and so finely tuned with the surprising power to offer many areas to chillout and enjoy life. Beautiful brand new wide-plank French oak hardwood floors adorn throughout.&quot; 


&quot;The front formal living room is picturesque as the curb appeal suggests. High-end new bath and kitchen amenities, along with AC throughout, the home exceeds the expectations in this price range. Then, there’s the large family room with a light &amp; airy element offering a fireplace and exposed beam ceilings that lead to an easy indoor-outdoor living space in a very well-appointed backyard. The property also boasts a bonus family room / playroom that adds to the dynamic of living spaces. Smart control lighting that you can control from your smart phone.&quot;


1601 Wendy is at $1.699M and is open Sat. &amp; Sun. 2-4pm.


Hill Section


815 1st (4br/4ba, 3230 sqft.) is essentially a lot-value proposition in the lower south Hill Section. It was offered last year 10 higher at $4.600M and ran about 6 months.


The 8600 sqft. lot boasts an 80' wide frontage, although there is a lot of slope to the lot which will require some thinking and planning in any new construction.


The existing 1970s-vintage house is kinda fun and charming, but it's not what you pay $4M for here. A negative from last year has been removed, more or less: The treetop/rooftop views to the south are impinged by prominent power poles. However, utility undergrounding has been approved for the area and those poles' and wires' days are numbered.


From the official description:


&quot;Original Custom Built Home with Ocean view plus beautiful view of Santa Monica Mountains and the Green Belt. Easy to Walk to Beach or Downtown for restaurants and shopping. Robinson School is just on the other side of the Greenbelt. Extra wide lot: 107x80' - Renovate and live in now or Build Dream House later. Beautiful wood interior. Vaulted wood beam ceilings, 3 wood decks including a wrap-around deck. Multi-level. Greenbelt is just steps away for a walk or jog. Award winning schools, Robinson Elementary and Mira Costa High School, within walking distance.&quot;


815 1st is at $4.200M and is open Sun. 1-4pm.


Tree Section


2326 N. Ardmore (4br/4ba, 3170 sqft.) is, per the official description:


&quot;Located in the heart of the MB Tree Section... located high on the 'Laurel Bluffs' above the Greebelt. [sic] The entry level opens up to a den with fireplace, high ceilings, a powder bath and a bedroom/office with an ensuite bath. The lower level is an open concept living room, kitchen and dining room all leading to a nice outdoor back patio. With white shaker style cabinets, marble countertops, walk-in pantry, bar height breakfast bar and built in appliances, this spacious kitchen is perfect for entertaining or just cooking a weeknight dinner The dining area is off of the kitchen with plenty of room for a large table and with French doors leading to the back, you can enjoy the outdoors while eating inside. Two more sets of French doors open up to the spacious family room equipped with a fireplace and built-in cabinets for your TV and extra storage. The upper level includes a master suite, 2 bedrooms, both with walk in closets and 1 bathroom. The large master suite has vaulted ceilings, fireplace, reading nook, huge walk in closet and an ensuite bathroom with large tub, walk-in shower and two separate vanities.&quot;


2326 N. Ardmore is at $2.775M and is open Sat. 1-4pm &amp; Sun. 12:30-4:30pm.


1829 Poinsettia (3br/2ba, 1435 sqft.) is a cute corner lot Craftsman-inspired remodel. No interior photos in the listing at this time.


From the official description:


&quot;Welcome to this charming home situated on a great corner lot in the coveted tree section of Manhattan Beach with the famous award-winning schools. The remodeled home features 3 bedrooms, 2 baths, a den which is open to the updated kitchen and an open family room with a cozy fireplace, hardwood floors throughout, and air conditioning Step into the oversized finished garage where you can park your car with space left over for a home gym, playroom and or storage. Relax in the private master ensuite bedroom with custom built-ins in both closets. The landscaped patio is a serene outdoor oasis perfect for entertaining&quot;


1829 Poinsettia is at $1.999M and is open Sun. 1-4pm.


2400 Palm (5br/5ba, 3100 sqft.) is per the official description:


&quot;Luxury modern home in the sought-after tree section of Manhattan Beach. Floor to ceiling windows throughout showcase lush greenery, creating an indoor-outdoor feel &amp; boasts plenty of natural light. The two-story entry leads to formal and casual living spaces. Hardwood floors welcome you into the expansive living room with a gas fireplace, mini bar and wine fridge.&quot;


2400 Palm is at $2.999M and is open Sun. 1-4pm.
 ]]> </description>
    <pubDate>Sat, 14 Mar 2020 13:00:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/lots-of-homes-sell-in-mb-regardless.html</guid>
    <link>https://www.mbconfidential.com/blog/lots-of-homes-sell-in-mb-regardless.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Lots of Homes Sell in MB, Regardless</title>
    <description> <![CDATA[ 
One important thing about the real estate market is that it keeps chugging along, almost regardless of conditions.


That's because sometimes the time simply has come for a home to be sold, or for a buyer to buy. Life circumstances drive a lot of the activity.


A certain number of buyers and sellers are discretionary or even speculators, meaning they can choose to buy or sell, or not. The market may slow, but it won't stop, if fewer of those people decide to join the market.


Perhaps the best way to see the basic truth of the market's constant roll is to look at how our local Manhattan Beach real estate market performed during a true crisis in the economy.


More than a decade ago, in Fall 2008, the stock market crashed. Banks were hit hard. Companies failed. Millions of people lost their jobs. Mortgage lenders evaporated. Credit locked up.


It was a terrible time to buy or sell a house.


Somehow, people kept doing it.


We'll focus you first on the left side of our chart.


The year 2007 had some fluctuations in the market, but still a robust total number of sales at 445 for the year.


But by that crash year of 2008, the number of sales dove 25 to 332.


Stop for a minute, though. In 2008, 332 homes sold in Manhattan Beach That's not zero. It's not half the total from the year before. And it's nearly one home sale per day.


No one really remembers 2009 fondly, either. But home sales ticked up 7 to 355 total.


Since then, almost every year has seen nearly 400 sales, sometimes more. Pretty smooth recovery, and pretty quick, too.


And let's be clear, lots and lots of SoCal real estate markets didn't look this good over the same span of time.


When we look back at quarterly data, it's clear that Q4 2008 was the biggest casualty in the Fall 2008 crash in Manhattan Beach.


Yes, this should be obvious, but stick with us.


Q4 2008 saw only 53 closed sales. Those were the lucky ones.


It was a drop from 2007's Q4, when things were already a little wiggly, and far below the average of the years in this chart, 2007-2019, where you saw an average 89 closings in the Oct.-Dec. period.


Here is what we find amazing: Only a year after that crater, the Manhattan Beach real estate market had begun to recover so effectively that sales volume was nearly double Q4 2008's low.


We have observed here before that Q4 2009 was a turning point in local real estate, the time when a declining and uncertain market suddenly solidified. This is one of the data points that supports that finding.


The big point here is that there is some natural pace and equilibrium to the local real estate market. We can estimate a sales pace for this area almost without taking account of broader conditions. You'll see more sales when everyone feels that booming sensation, but still plenty of sales when they feel the opposite.


Prices are certainly impacted when people feel (or are) less wealthy, and when credit or lending is tight.


Prices are a different part of this story.


Interesting, Dave, why would you bring this up now?


Well, there's something in the air.


As we write, the Dow is up only 7 from late January 2017, having given away a bunch of gains due to a novel virus and big uncertainties.


We're not going to speculate on what the market's doing, or where it's going.


But against that backdrop, we just saw an amazing week in local real estate, with 19 Manhattan Beach homes going under contract within the past 7 days.


Seems like there's no sand in the gears right now. Heck, just 2 weeks ago in our end-of-February update, we were touting the fact that 11 homes had gone under contract in the prior week. The recent pace is even hotter.


It's selling season right now. Rates are low and, incredibly, getting lower.


So sure, there's pressure, there's uncertainty. Economists at the California Association of Realtors issued a cautious update this week suggesting they'll revise downward their forecast for the state's real estate market.


Still, experience shows that plenty of homes will sell regardless. Mostly because there are lots of willing sellers and willing buyers.


And if things were to slow, just look above to imagine how we might recover.
 ]]> </description>
    <pubDate>Thu, 12 Mar 2020 21:24:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/seems-manhattan-pointe-peaked.html</guid>
    <link>https://www.mbconfidential.com/blog/seems-manhattan-pointe-peaked.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Seems 'Manhattan Pointe' Peaked</title>
    <description> <![CDATA[ 
A couple of years ago, there was a minor frenzy to buy condos/townhomes in the &quot;Manhattan Pointe&quot; complex east of Aviation.


The 28-unit complex historically has dry spells without sales that can last 2-3 years, just because people stay.


But there were 5 sales within calendar year 2018, the most in one year since 2003, just after the complex opened.


All of the 2018 sales, plus one in 2019, were over $1M, a level first hit within Manhattan Pointe in 2016.


The first 2 sales of 2018 established a peak price: $1,170,000, hit first on an MLS-listed property, 203 Aviation Place (3br/3ba, 1750 sqft.) soon after its March 2018 debut on the market. One of the &quot;losing&quot; bidders on 203 found a way to buy a different unit in the complex, 213 Aviation Place, for the same price: $1.170M, in a deal arranged off-market.


That price has never been matched.


As our chart here shows, almost all sales from 2016-2019 were in the narrow range of $1.000-$1.080M.


The most recent sale, 311 Aviation Place (3br/3ba, 1750 sqft.), closed for $1.045M in April 2019, after first trying for $1.075M in Nov. 2018.


There was nothing obviously out of line with the original asking, since two sales closed in late 2018 at about the same price. But it was not to be.


All of this is relevant to one active listing today.


229 Aviation Place (3br/3ba, 1750 sqft.) is back on market at $1.099M this week. It's a resale of a recent trade.


If they get that, it'll be the highest-priced sale since the peak sales in 2018, but still lower.


You can see the (recent) prior sale on this unit in our chart above. It's the November 2018 sale at $1.080M.


Going back a bit before it closed at at that level, 229 Aviation Place had started out on market in May 2018 at $1.170M, the same level of the two quick peak sales. Obviously it didn't hit that, making a strong suggestion that the two high sales were out of line somehow.


The Nov. 2018 buyer for 229 Aviation Place had a change of plans and tried to resell within a few mnoths, starting at a significant loss: $1.050M in March 2019.


After 4+ months of not selling, they raised the price () by $20K, later lowered from there by $10K, and quit in November 2019 at $1.060M.


There's still a net loss if they sell for the current asking price of $1.099M, due to the costs of sale. And it's no fun to have a unit empty for most or all of a year and a half. Usually, there's something else better to do with your money.


The Manhattan Pointe condos remain an attractive, affordable option for getting a foothold in the Manhattan Beach market, and they're part of a unique and tight-knit community.


The value proposition is pretty straightforward. Current market value is still TBD.
 ]]> </description>
    <pubDate>Tue, 10 Mar 2020 09:50:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/weekend-opens-37-3820.html</guid>
    <link>https://www.mbconfidential.com/blog/weekend-opens-37-3820.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Weekend Opens (3/7-3/8/20)</title>
    <description> <![CDATA[ 
Welcome back to MBC, where we'll have some listings to show you below, but first...


Today marks completion of 13 years online for MB Confidential


Sometimes, at this time of year, we get all reflective and philosophical. For today, we'll just say thank you to you, dear reader.


It's truly a joy to meet people all over town - some of whom become clients - who will recall that they first encountered MBC &quot;back in the day&quot; and have stuck with us all this time.


Meantime, we've all got another teenager in the house.


Our video this week features 333 18th, 517 3rd, 1026 Herrin and more. (Email subscribers may need to use this link to see the video):







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 &quot;Open All Images&quot; right above the main listing photo to get immediate display of all the listing photos at once. 


Listings appearing here come from the whole MB market and may or may not be represented by MB Confidential author Dave Fratello and Edge.


Sand Section


517 3rd (5br/5ba, 3560 sqft.) was born in the late 1970s as a 2-story, 2400 sqft. home, but has been remodeled and added onto to make a more modern Cape Cod with some unique features. 


The largely open first floor and sparkling island kitchen are easy on the eyes. The 2nd-floor master suite feels huge for a beach house, with an extra seating area up front.


The most surprising feature may be the the top-floor den with disappearing sliding doors and full bath. It's accessed only from an outdoor staircase. A quiet, private family room. Nice.


From the official description:


&quot;Chic Cape Cod in the South End of Manhattan Beach Sand Section. Walk to Town / Beach / Robinson and everything that makes Manhattan Beach so special. Remodeled in the last few years this family home has it all with a Gourmet Kitchen equipped with top of the line appliances and Carrera [sic] countertops, Charming Master Suite with Spa like bath, an entertainers dream top floor with sun deck and BBQ, all bedrooms on one floor, AC and too many more custom features to mention. Located in the heart of a classic coastal neighborhood, this beach house is a nucleus for family and friends.&quot;


517 3rd is at $3.795M and is open Sun. 2-4pm.


436 1st (4br/2ba, 1900 sqft.) is an expanded, more or less original cottage backing up to some of the playing fields at Robinson. 


From the official description:


&quot;Charming Cottage in South Manhattan... mid-century bungalow. Offering four bedrooms and two baths in just over 1900 square feet, this three-story charmer is updated and fresh while maintaining much of its original detail. This enchanting home packs in the amenities that give it true charisma, including original batten board siding, a covered brick entryway and new hardwood floors throughout. The expansive family room upstairs is topped with an original beamed ceiling and large picture windows with a wet bar tucked in the corner. The main floor features a cozy formal living room with original brick fireplace, a sweet dining nook and bright kitchen with tons of natural light and a breakfast bar. Three bedrooms and a full bath are just down the hall, with access to a sunny deck and stairs leading to the leafy backyard. Downstairs, the private Master bedroom opens out into the yard: a wonderful, sheltered oasis...&quot;


436 1st is at $2.599M and is open Sat. &amp; Sun. 1-4pm.


333 18th (6br/7ba, 3900 sqft.) is a walkstreet remodel with a separate (attached) 2br guest or rental unit. 


There are some ocean views from this spot at the top of the walkstreet. 


Lowest level offers a den opening to the walkstreet and one bedroom. There are two bedrooms on the middle level, with the master on top in back. Living spaces are open and bright. 


The home sports at 2004 build date and has been updated with a modern flair. From the official description:


&quot;Best of all worlds - Ocean view home on the north (sunny) side of the walk street within an easy stroll to the shops, restaurants and nightlife in downtown Manhattan Beach. Clean, warm modern in style. Also has a (permitted) 2 bedroom, 2 bath guest quarters with large balcony and separate entry. Totally renovated inside in 2018 with top end finishes throughout. Wide plank White Oak floors, light and bright center-island kitchen features Viking Range, Sub Zero Refrigerator, Fisher &amp; Paykel DW drawers &amp; Miele Integrated Coffee maker. Master Bath is highlighted by specimen &quot;Super White&quot; marble slab walls, freestanding tub and heated floors. Light, bright Master Suite with spacious walk-in closet is on the top floor and enjoys treetop views. Two more bedrooms with en-suite baths and laundry room are on the middle floor. One more bed/bath on ground floor and the &quot;Beach Room&quot; that opens to the walkstreet patio features a bar/kitchenette. Four car garage plus a carport for the guest/rental quarters. Elevator. Easy walk to the beach &amp; park. Square footage is split approximately 3,100 in the 4 Bedroom, 4 1/2 bath main house and approximately 850 SF in the 2 Bedroom, 2 Bath unit (2nd floor over garage).&quot;


333 18th is at $4.320M and is open Sat. 1-4pm.


428 32nd (4br/4ba, 4300 sqft.) is a large 1988-built SFR with a horizon ocean view on the plateau (&quot;the flats&quot;).


This home just keeps getting remodeled and remodeled and remodeled, perhaps 3-4 times over the past 10 years.


But the most recent iteration is spectacular and thorough, bringing the home as close to new and contemporary as possible, where previous remodels still had greater echoes of the 1980s original. Really smashing.


From the official description:


&quot;This stunning Warm Contemporary home has it ALL Only blocks from the beach with an OCEAN VIEW, this home was extensively remodeled in 2016 with high end upgrades throughout and feels like new construction. It is of unique value to be this close to the beach, with this much square footage all above ground (almost 4,300 sq. feet). The ground floor includes an oversized bedroom that is perfect for visiting guests or in-laws, and a bonus room that is perfect space for a play room or office that is across from a private zen courtyard with a succulent wall and fire pit. The middle level has 3 bedrooms, a laundry room and a separate built in office/homework room and outdoor deck. The master bedroom is spacious &amp; serene, with a slab front fireplace, custom built-ins and two large walk-in closets. The master bathroom has a freestanding soaking tub, spa like shower with a rain head and a top-of-the-line toilet. The top floor great room is perfect for entertaining with an OCEAN VIEW deck with an outdoor fireplace, flatscreen TV and fire pit. Expansive, modern chef's kitchen featuring a massive marble and caesarstone double island, SubZero full length wine refrigerator, built-in Miele espresso maker and custom modern cabinetry. The kitchen opens up to a dining area and large family room area.&quot;


428 32nd is at $3.999M and is open Sat. &amp; Sun. 1-4pm.


319 34th Place (3br/4ba, 2000 sqft.) is a nearly new (2018) rear townhome. It sold in April 2018 for $2.500M. 


From the official description:


&quot;This stunning 2-year-old, coastal contemporary townhouse is literally an executive’s dream home. Just a few short blocks to the beach in the world-famous Manhattan Beach Sand Section, this 3-bedroom, 3.5 bathroom home has jetliner ocean and white water views from the top floor living area that are awe inspiring. The builder included only the finest details, including white washed European oak hardwood flooring, a kitchen with a custom-designed waterfall island in Carrara quartz with a three dimensional back splash and stainless steel Thermador appliances throughout. If that were not enough, the owner has added features including an accordion window from the kitchen creating a bar to the expansive ocean-view patio; custom California Closets throughout; custom lighting; a high-end WiFi, sound and Sonos system and integrated televisions; an outdoor stainless steel shower; and custom window coverings. The home has been exquisitely furnished by an expert decorator and includes Roche Bobois Italian bedroom sets, kitchen table and chairs (all available if a buyer wants to buy the home fully equipped).&quot;


319 34th Place is at $2.699M and is open Sat. &amp; Sun. 1-4pm.


500 Rosecrans (2br/1ba, 890 sqft.)  is an original cottage that invites one to consider the possibilities... redevelopment from scratch, building out a duplex for an income property, or... ?


From the official description:


&quot;Roll out of bed and hit the beach – this beach cottage is that close The lot extends to 36th Place giving this quaint two bedroom/1 bathroom home room to grow. Admire the well-maintained wood floors throughout most of the home. The first room you enter is the bright and airy living room with a fireplace surrounded by a classic mantel. A room through the French doors is suitable for an office, playroom, guest room – you decide. Steps up will bring you into the kitchen with its cozy breakfast nook and shiplap ceiling. The spacious bedroom in the back of the house with its walk-in closet was converted from two smaller bedrooms. The pavers in the patio on the west side of the home make this area perfect for your BBQ grill and entertaining. Midway up the tiered backyard stop and pay beach volleyball and then continue up to 36th Place – a beautiful, secluded neighborhood. Possibly add an ADU back here (check with the City) or leave it as-is and enjoy your privacy. Close to Pancho’s and the Fishbar Restaurant, not to mention the beach, you can live a nearly car-free existence.&quot;


500 Rosecrans is at $1.495M and is open Sat. &amp; Sun. 1-4pm.


Tree Section


839 17th (9br/6ba, 4630 sqft.) is really not about the buildings, but the land.


This is a LOT of land for Manhattan Beach and the Tree Section.


Not one, but two 8,000 sqft. lots, sold together, making for a 16,000 sqft. property. That kind of land could host a giant house, or a small soccer pitch. 


Do you think there's demand for a big plot like this at the list price of $7.750M?


Don't let yourself sound too skeptical, now. The listing's already got an accepted offer.


What's that? You hated miss this one? Or you want something similar?


You should talk to Dave.


From the official description:


&quot;What is better than an over-sized lot in Manhattan Beach? How about TWO over-sized lots At 16,000 sf, this is truly a once in a generation opportunity. There has only been one lot over 16,000 sf to transfer this close to the sand over the last ten years in Manhattan Beach. And, unlike most lots this size, it is is completely usable The options are endless. Develop the space to be used as a sprawling estate with huge outdoor space: pool, pool house/SFR, volleyball, basketball, tennis courts. You could develop the lots individually. You could live in one home as your vision comes into focus. Each lot is 8,000 sf (50’x 160’). You are close enough to town that you can walk but the property is so tranquil you'll never want to leave. Build your estate in The Trees and don’t forget to DREAM BIG&quot;


839 17th is at $7.750M and is open Sat. &amp; Sun. 1-4pm.


1944 N. Ardmore (3br/2ba, 2200 sqft.) is a mid-sized home with treetop views and a big deck on the top level.


It's a unique, sleek remodel with master on the top level, living areas and 2br on the middle level and just garage space at street level.


The home still features updates made before its 2015 sale, though there are some new colors and accents. 


More from the official description:


&quot;Perched up at one of the highest points in Manhattan Beach, adjacent to the Sand Section &amp; perfectly situated to appreciate all this storied beach town has to offer. Steps from the lovely Greenbelt trail, this coastal contemporary home is close to schools &amp; parks &amp; is 5 short blocks to downtown... This home was recently redesigned with high quality materials &amp; thoughtful upgrades. The big, open concept great room is perfectly designed for seamless entertaining &amp; comfortable family living. The beautifully updated kitchen with its expansive granite-topped center island &amp; Viking range sits across from the formal dining area &amp; is steps from a broad front balcony. A distinctive stone fireplace sits adjacent to the cozy family room which provides access to the private backyard with big shade trees, a hot tub, children's garden &amp; a sunny terraced area for your kitchen garden. The top floor is an impressive master suite, with custom built-in closets, a marble-lined master bath with jacuzzi tub, &amp; a massive northwest-facing wraparound deck, perfect for taking in sunset views from Santa Monica to the snow-capped mountains.&quot;


1944 N. Ardmore is at $2.675M and is open Sat. &amp; Sun. 12-4pm.


East Manhattan Beach


1500 2nd (4br/3ba, 1610 sqft.) packs a lot into an efficient, modern style home with a kid-friendly location near both the local elementary and the high school. 


From the official description:


&quot;Private, yet conveniently located within walking distance of award-winning local schools, this 4 bed/2.5 bath home sits on a 3,172 sf corner lot surrounded by mature landscaping. Upon entry one is welcomed to an immediate view of an intimate courtyard/outdoor gathering space. The split-level floor plan finds the main living and entertaining areas to the North and 4 bedrooms to the South. Stepping up into the living area, floor-to-ceiling windows capture the mature landscaping while welcoming tons of natural light. The windows, open concept kitchen, dining and living areas, complemented by natural surroundings make the entertaining areas feel even more spacious. The kitchen offers a wonderfully functional design making it easy to remain connected to family and social with guests. The lower hall leads to an oversized garage which offers a surprising bonus recreation area that centers around the home’s 2nd fireplace. The laundry area, a bonus powder bath and a huge storage closet are also conveniently found within the convertible garage space.Following the hall South, one discovers an updated coastal style full bath followed by 3 bedrooms that lead ultimately to the master bedroom. The large master features custom built-in shelving and dresser drawers plus a private 3/4 bath with dual sinks. Within easy walking distance of Mira Costa, Pennekamp and Montessori schools&quot; 


1500 2nd is at $1.649M and is open Sat. 1-4pm &amp; Sun. 2-4pm.


1026 Herrin (3br/2ba, 1085 sqft.) is really a dazzling little offering, where just about everything you might hope for is offered in miniature: The house is a super-efficient 1100 sqft., you get an ample/quiet front yard with putting green, backyard outdoor living room with summer kitchen, and both a pool and jacuzzi. 


The whole place is a monument to efficiency. You can have it all and in a little package. Sharp. 


From the official description:


&quot;When one drives up to 1026 Herrin Street in Manhattan Beach, a private and tranquil front yard greets you. The yard is surprisingly large and very useable, measuring roughly 17' x 70' of turf with small delightful trees, a small putting green and surrounded by fencing and a tall, well-manicured hedge. The home consists of 1,086sf, including 3 bedrooms and 2 baths, including a proper master bedroom and bathroom with abundant closet space. As one enters the home, the warm and cozy family room greets you with a fireplace, and crisp, white tongue and groove and beamed ceilings. Scanning right is the remodeled, upgraded kitchen with its “L” shaped island, a dining area and sliding French doors that leads to the awning-protected summer kitchen, BBQ and entertaining deck. Walking past a protective gate one can enjoy the custom built, very private, salt water pool and spa complete with an outdoor shower, lounge and flat screen TV. This home has been customized for maximum indoor/outdoor entertaining and living. This low-key corner location, on the SE corner of 11th and Herrin, is across the street from the Manhattan Heights parkette, with its climbing wall, jungle gym, tennis/basketball courts and baseball/soccer field. Whether one is downsizing or just starting out, this is an absolutely perfect location and home.&quot;


1026 Herrin is at $1.649M and is open Sat. &amp; Sun. 1-4pm.
 ]]> </description>
    <pubDate>Sat, 07 Mar 2020 18:26:00 -0800</pubDate>
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