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        <title>MB Confidential</title>
        <link>https://www.mbconfidential.com/blog/2025-09/</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>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-927-92825.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-927-92825.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (9/27-9/28/25)</title>
    <description> <![CDATA[ 
It's a lighter week for new listings, with one in the Sand and two in the Trees. 


But fully 34 listings in town are hosting open houses this weekend – so there's plenty to see. 


One of those, this Sunday, is our Edge office's Sand Section listing at 417 23rd, newly down to $3.349M and ready to sell. We're open Sun. 2-4pm. This bright &amp; spacious corner-lot home is super central, steps to Grand View and the beach, and absolutely ready to sell. Come on by


Open house times for new listings are listed below, but you can also click SEARCHES then &quot;Open Houses&quot; at the top of our site, which displays all the Manhattan Beach open houses. There are also links right at the top to Hermosa Beach and Redondo Beach opens.


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

PLEASE NOTE: Below, we present listings new to the Manhattan Beach market this week, via the MLS. They are listed and brokered by a variety of agents and firms. The name of the listing broker and agent for each property, along with any contact information supplied through the MLS, is displayed with each property, next to the price. Blog author Dave Fratello of Edge Real Estate Agency is not the listing agent unless so stated with the listing. Excerpts of the listing agent's description of each property are provided in quotes.


Click on any property address or photo to open a new page with full listing details, all photos, listing broker and agent information, and other MLS information. Any observations and comments about listings represent the professional judgments and opinions of the author, Dave Fratello, not the listing brokers or agents. Please see our blog disclaimer.


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

Sand Section





 228 5th Place (3br/4ba, 1750 sqft.) is a half lot SFR in the South End with some current, enticing ocean views. 


The '04 Spanish is compact and efficient, and super clean, yet mostly shows its vintage – that is, there's room for stylistic upgrades. 


The expansive ocean views are possible today thanks to the luck of having the next two lots to the west under-built. That might last another week, or another century. It's nice while it lasts.


These half-lot SFRs can be tight – in this case, the lowest-level 3rd bedroom suite is notably small. 


From the official description:


&quot;A+++ South Sand Section location paired with panoramic ocean views that span from Malibu to Palos Verdes. With three ensuite bedrooms, it strikes the ideal balance of comfort, style, and effortless coastal living... Inside, the home feels fresh and inviting. Satin-finished walnut floors highlight their natural grain, custom window coverings frame the views, and the interiors are filled with light, creating a contemporary yet welcoming atmosphere. At the heart of the home, the kitchen stands out with its striking butcher block island, Viking range, paneled KitchenAid refrigerator, lacquer-finished cabinetry, and polished marble and limestone surfaces—equally suited to everyday living and entertaining.The classic Spanish-style exterior has been beautifully maintained and showcases timeless architectural details, from terra cotta entry stairs and wrought-iron railings to arched windows, a turret feature, and a traditional tile roof—all enhanced by a sophisticated color palette. Move-in ready and thoughtfully appointed, this residence captures the very best of Manhattan Beach living: stunning views, a premier location, and a home that’s as stylish as it is livable.&quot;


228 5th Place begins at $3.199M and is open Sat. &amp; Sun. 2-4pm.


228 5th Place is listed by Lynn Range, Vista Sotheby’s International Realty.


Tree Section





 1315 Church Street (4br/5ba, 2548 sqft.) offers a favorable corner location next to American Martyrs church. 


The home itself is a 1974 build, and that won't be a huge surprise to any visitor. 


Story goes that it was added onto and rearranged as the family's needs grew. The legacy of that work is a floorplan with some surprises – in some ways, it comes off like a duplex. (It's not.) 


Although super clean, the home would get a lot of renovations from any buyer, and a total rebuild in this location would be tempting.


From the official description:


&quot;Situated on the corner of 14th Street and Church in the sought-after Martyrs section of Manhattan Beach, this single-family home offers space, versatility, and a prime location. Enjoy expansive easterly views plus a peek-a-boo of the ocean from both the front and upper level. The main floor features three bedrooms, each with its own ensuite bath. One has been designed as a home office with wet bar and private entrance, while another bedroom includes an attached large recreation room with wet bar and its own separate entrance, creating unique options for work, guests, or flexible living. Upstairs, the open floor plan connects the kitchen, dining, and family room beneath vaulted ceilings. A powder bath and the spacious primary suite complete this level, which also opens to a large sun deck... Ideal for large households, multi-generational living, or anyone seeking flexible space, this home is walking to distance downtown shops, dining, schools, and the beach...&quot;


1315 Church Street begins at $3.500M and is open Sat. &amp; Sun. 2-4pm.


1315 Church Street is listed by Kristen Novoa, Vista Sotheby’s International Realty.


 


 





 2412 Pine Avenue (3br/2ba, 1318 sqft.) seems basically to be a lot-value sale, one door in off of Marine Ave. in a spot that's walkable to Pacific Elementary.


When a nearly 80-year-old home is touted as an &quot;as-is&quot; sale, and there are no interior photos, you're supposed to understand the proposition.


From the official description:


&quot;Situated in the highly desirable Tree Section, this 3-bedroom, 2-bathroom home presents an outstanding opportunity to remodel, expand, or build the home of your dreams. Nestled on a 4,482 square foot lot, the property is located on a quiet street, offering the ideal backdrop for a peaceful and welcoming lifestyle. This home is located within one of California’s top-rated school districts and is just blocks from Pacific Elementary... Sold as-is, this property provides a blank canvas for those with vision. Whether you’re planning to design the perfect home or secure a smart investment in one of Manhattan Beach’s most sought-after neighborhoods, the potential here is limitless.&quot;


2412 Pine Avenue begins at $2.300M and is open Sat. &amp; Sun. 2-4pm.


2412 Pine Avenue is listed by Jennifer Caskey, Compass.


 


 


 


 


 


 


 


 
 ]]> </description>
    <pubDate>Sat, 27 Sep 2025 10:49:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/keep-cutting-till-offers-come.html</guid>
    <link>https://www.mbconfidential.com/blog/keep-cutting-till-offers-come.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Keep Cutting Till Offers Come</title>
    <description> <![CDATA[ 
We always say that every home has a range of possible values. 


Only a buyer can tell you what it's really worth. 


Part of listing a property for sale is deciding on a pricing strategy, once a general value range is considered or established.


Do you want to list at the upper end, risking extra time on market?


Do you want to list at the lower end – or, gasp, lower than the low end? 


If you're going to start high, you ought to have a plan to bring the price down until buyer activity picks up. 


A rare case of the mark-it-down-till-they-come strategy is rather publicly under way at 1505 11th (5br/4ba, 3219 sqft.) in East Manhattan. (1505 11th is listed by Aaron Klapper, eXp Realty of California, Inc.)





The 1981 original home features plenty of modern upgrades, and a traditional floorplan that should work easily for most.


The listing began in mid-July at $3.695M, but has now made 6 cuts totaling nearly $500K.


Here's a look at the cuts, one at a time:





The cuts are mostly spaced about 2 weeks apart, with a little pause before this week's $96K reduction.


Several cuts are almost 3, and the listing is now down 13 from its starting point. 


Family-sized homes in MB are always in demand, although as we look at some recent stats for East Manhattan, it doesn't seem like there's been a lot of recent trading of homes that might be comparable in some way to 1505 11th. 


1304 Harkness (4br/4ba, 3620 sqft.) closed for $3.479M shortly before 11th St. listed, in late June – after just 12 days on the MLS.


A pretty remodel near Pennekamp at 1310 Gates (5br/4ba, 3178 sqft.) needed just 10 days to get near to its asking price, closing for $3.390M in late July.


Fixer 1440 8th (3br/3ba, 2701 sqft., with a 7500 sqft. lot) sold pretty speedily (26 DAM) and got $3.046M (-$304K) several days later.


And just 2 weeks ago, a bold early-80s house at 1467 18th (4br/4ba, 3774 sqft.) made a deal in its 5th month. The list price at the time was $3.350M, but they actually reduced the price by $200K while in escrow, to $3.150M. (You don't see that often.)


Harkness, Gates and 8th were all under contract before 1505 11th listed. So really, only 18th has gone under contract since 11th started looking for buyers.


Besides those closings, the other sales or new escrows on SFRs don't really line up as competitors or comps for 11th. 


Today on the market, 1505 11th is underpricing its two most direct competitors:


1760 9th (4br/3ba, 3406 sqft.), now at $3.425M after 7 weeks, and


1635 19th (6br/4ba, 3428 sqft.), now a $3.449M after 2 months.


So, 11th St. should be getting all the looks, and offers... whenever they're at the right point.


Maybe this is the week. 


If not, will they mark it down again to get some action? 


It should be noted that the risk in making frequent markdowns is that it might create an expectation from buyers that they can wait it out longer – more cuts will just keep coming. 


That can be a foolish strategy for a buyer, however, because you'll miss out when others take action. 


As a seller, what would you do if 6 markdowns haven't done the job?
 ]]> </description>
    <pubDate>Fri, 26 Sep 2025 11:43:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/two-cash-offers-two-different-outcomes.html</guid>
    <link>https://www.mbconfidential.com/blog/two-cash-offers-two-different-outcomes.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Two Cash Offers, Two Different Outcomes</title>
    <description> <![CDATA[ 



Over the past year or so, two of our past clients set out to sell their homes quickly.


Both succeeded in selling, but their experiences revealed how unpredictable the “cash offer” marketplace can be – the one you see advertised on TV, online, and even on hand-scrawled signs by freeway exits. Seller beware


Let’s see how much we can share – without getting sued.


Client Backgrounds and Choices


One client had bought with us six years ago in South Torrance. The other, five years ago in the Hill Section of Manhattan Beach.


Both reached out for advice, but made clear they were exploring “cash offer” options.


One ended up with a smooth transaction. The other endured a nightmare with a wholesaler, before turning back to us for a traditional market sale.


Unusual Torrance Modern


5251 Zakon Rd. (4br/4ba, 3,293 sqft.) sits on a quiet, elevated block in South Torrance. Larger than most neighborhood homes, it was custom-designed in bold style for a former rock-and-roll drummer. Our clients bought it in 2019, appreciating both the size and quirky design. By mid-2024, they were ready to sell quickly to fund a move out of state.


We came prepared with a marketing plan, and some research. History showed that whenever this house hit the market, sellers overestimated its value. It would linger and eventually sell for less. Our advice: Price it right from the start. 


Before we could list, however, the sellers spoke to an investor offering cash. The net proceeds matched almost exactly what we had projected for a properly priced market sale.


The only question was whether the firm would honor the deal. They did, fully, closing at $2.221M. Our clients skipped the prep, staging, and uncertainty — and left with cash in hand. We congratulated them.


Then, the pattern we’d warned about repeated.


The investor listed the home for resale at $2.470M in July 2024. The home sat for nine months, price cuts followed, and the listing was canceled at $2.300M. Re-listed in May 2025, it finally sold for $2.240M.


Considering acquisition price, holding costs and other costs of sale, this deal did not work out for the investor, which likely aimed for around $200K profit, but instead took a loss.


Hill Section Tuscan


508 Larsson (5br/6ba, 4,680 sqft.) is a custom Tuscan that sits on a double lot at the eastern edge of the Hill Section. After five years enjoying the home, our clients were ready to move on, so they reached out.


They were aware that the home had taken quite a while to sell in prior attempts. (See our post, &quot;Last Time, 4 Years - This Time, a Quick Sale,&quot; for details.) We offered a valuation and a plan, but the sellers opted for one of two &quot;cash offer&quot; companies that had put pen to paper for them. It would all be over so quickly, it seemed.


The buyer turned out to be a real estate wholesaler – a firm that contracts to buy, then assigns the contract to another buyer for profit.


Soon after signing, the wholesaler buyer began marketing the home, even putting it on the MLS (although in a way that, oddly, blocked most online distribution).


As they shopped the deal, they came back to our sellers with reduced offers, evidently after learning from other buyers that the liquidation price for the home was too low for the profit that the wholesaler expected.


The sellers felt betrayed. They canceled the contract and called us.


We listed the home as “coming soon” at $4.249M. Almost immediately, we received a full-price offer – without even a showing.


The sale closed at that price, which was actually $49K more than the wholesaler had listed it for, and our seller clients netted more than the wholesaler had initially offered. 


Ethics of Wholesaling


Is it ethical to offer less than market value?


To contract for a property you never intend to close on?


Wholesaling is often promoted online as a get-rich-quick scheme. (Imagine being able to profit from real estate sales without ever buying or taking possession of a property)


There is a growing argument that wholesalers should be better regulated, and perhaps licensed for the real estate activity in which they engage. Some of what a wholesaler does is more like a principal (buyer or seller), while other stuff is either on the line, or over the line, into the practice of real estate brokerage.


One thing we don't like: Most of these cash-offer firms urge sellers to proceed without representation, disclaiming any agency role. That leaves homeowners unrepresented in multi-million-dollar transactions with sophisticated operators who know every trick – and who aren’t obligated to share information or treat the seller with any particular deference.


What stood out in these two cases: The firm that concluded the Zakon Rd. purchase as agreed – but later lost money – was a licensed brokerage. The wholesaler that repeatedly reduced its offer for Larsson – until the sellers walked away – appears to be unlicensed.


So, is a cash offer too good to be true?


Sometimes, yes. And either the buyer or the seller may suffer.
 ]]> </description>
    <pubDate>Tue, 23 Sep 2025 18:31:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-920-92125.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-920-92125.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (9/20-9/21/25)</title>
    <description> <![CDATA[ 
While this week has just over a handful of new listings, it's East Manhattan that's earned a star turn with a few pretty, midsized homes, so that's where we start.


Also, this Sunday, you'll want to take a look at our Edge office's Sand Section listing at 417 23rd, newly down to $3.349M and ready to sell. We're open Sun. 2-4pm.


Open house times for new listings are listed below, but you can also click SEARCHES then &quot;Open Houses&quot; at the top of our site, which displays all the Manhattan Beach open houses. There are also links right at the top to Hermosa Beach and Redondo Beach opens.


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

PLEASE NOTE: Below, we present listings new to the Manhattan Beach market this week, via the MLS. They are listed and brokered by a variety of agents and firms. The name of the listing broker and agent for each property, along with any contact information supplied through the MLS, is displayed with each property, next to the price. Blog author Dave Fratello of Edge Real Estate Agency is not the listing agent unless so stated with the listing. Excerpts of the listing agent's description of each property are provided in quotes.


Click on any property address or photo to open a new page with full listing details, all photos, listing broker and agent information, and other MLS information. Any observations and comments about listings represent the professional judgments and opinions of the author, Dave Fratello, not the listing brokers or agents. Please see our blog disclaimer.


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

East Manhattan Beach





 1326 Voorhees Avenue (5br/3ba, 2215 sqft.) is vastly improved from its condition in late 2022, when it last sold (for $2.500M) and we had described it as an &quot;old and kinda challenging house that boasts a ginormous lot, over 9000 sqft.&quot;


Well, there can be life for &quot;old&quot; and &quot;challenging&quot; houses, if someone comes in and plunks down enough money. In this case, the listing says the current owns poured in $900K for upgrades.


The result is a pleasant, down-the-middle, modernized home with a vast, grassy backyard up a few steps from the generously sized rear patio area. How will buyers value the combination?


From the official description:


&quot;[R]are style, space, and comfort on a coveted 9,250 sq. ft. lot. Tucked away on a flat, quiet, tree-lined street with sidewalks, it’s ... a true unicorn for the area. Recently upgraded with over $900,000 in high-end improvements, this turnkey residence features designer furnishings and décor from top brands... The sun-drenched, south-facing backyard and spacious front yard create the perfect backdrop for entertaining, relaxing, and everyday living.&quot;


&quot;Enjoy year-round comfort with both central and wall A/C. Inside, the open concept layout is built for modern living. The chef’s kitchen boasts stainless steel appliances, marble countertops, custom cabinetry, and a waterfall island that anchors the space. A sleek wet bar adds convenience and sophistication, while the living and dining areas flow seamlessly for effortless hosting.&quot;


&quot;The upstairs primary suite is a retreat with vaulted ceilings and a beautifully designed ensuite bathroom. Four additional bedrooms downstairs provide flexibility for family, guests, or a home office. Outside, the private backyard oasis features lush landscaping, a tranquil fountain, and plenty of room for dining, lounging, or play. The backyard is expansive yet highly usable, offering both a flat lower level and a flat upper level, perfect for versatile outdoor living.&quot;


1326 Voorhees Avenue begins at $3.995M.


1326 Voorhees Avenue is listed by Denise Arredondo Epeneter, Silver King Brokers.


 


 


 1315 21st Street (3br/3ba, 2596 sqft.) is a 2008 custom build that really inspired us last time it was on the market in early 2020. Here's part of what we said then:


&quot;The modest face of the home hides the extravagant, exacting simplicity of the interior.&quot;


&quot;It's a single level with high ceilings and virtually no walls, creating a stunning open floorplan... really open. (And yes, &quot;stunning&quot; is a real estate cliché, but sometimes you have to use the right word when it fits.)&quot;


&quot;Once you're inside, you can see all the way to the backyard, past the kitchen and common areas, all the way to the backyard with pool. When the large sliding glass panels are tucked away, it's a completely open feeling.&quot;


From the current, official description:


&quot;Light, airy, and effortlessly stylish, this stunning single-story custom home blends contemporary design with a resort-like ambiance in one of Manhattan Beach’s most sought-after neighborhoods. Tucked behind lush giant timber bamboo, the 3-bedroom, 3-bath residence offers a rare sense of privacy while still being moments from award-winning schools, pristine beaches, and vibrant downtown amenities. Inside, the open-concept great room impresses with soaring 12-foot ceilings, five sun-filled skylights, and two sets of pocket doors that disappear to create seamless indoor/outdoor living. The tropical-inspired backyard is an entertainer’s dream, complete with a saltwater pool and spa, generous lounge areas, and three separate patios—allowing each bedroom its own private outdoor retreat. Recent renovations include the kitchen, bathrooms, and hardwood floors.&quot;


1315 21st Street begins at $3.699M; and is open Sat. &amp; Sun. 2-4pm.


1315 21st Street is listed by Christa Lyons, Radius Agent Realty.


 


 2209 Faymont Avenue (4br/3ba, 2327 sqft.) is a corner-lot home with a primary suite added upstairs.


From the official description:


&quot;With over 2,300 sq. ft. of thoughtfully designed living space, this home blends timeless charm with modern comfort. Set on a desirable corner lot, the home offers fantastic curb appeal with lush landscaping and a welcoming front porch. Inside, you’ll find a light-filled floor plan featuring two spacious living areas, custom built-ins, and elegant finishes throughout. The remodeled kitchen boasts crisp white cabinetry, quartz countertops, stainless steel appliances, counter seating and dining nook area—perfect for both everyday living and entertaining. The primary suite provides a serene retreat that occupies its own level, offering high-ceilings, a walk-in closet, and a luxurious en-suite bath with dual vanities and designer finishes. Three additional bedrooms in the home offer flexibility for family, guests, or a home office. The rear living area boasts a fireplace, custom cabinetry, wet bar and accordion sliding doors that lead to the backyard and patio. Outside, enjoy a private yard ideal for relaxing, gardening, or hosting gatherings.&quot;


2209 Faymont Avenue begins at $2.699M and is open Sat. &amp; Sun. 1-4pm.


2209 Faymont Avenue is listed by Nicholas Schneider, Compass.


Sand Section





 417 23rd Street (3br/4ba, 1952 sqft.) is Edge's midtown Sand Section townhome listing, a standout among comparable offerings in the area.


Though it's not a &quot;new&quot; listing, it's got some momentum this week with a new look and great new price at $3.349M. Come by Sunday and take a look


From the official description:


&quot;It’s time for the beach life Live the quintessential Manhattan Beach lifestyle in this radiant, corner-lot townhome in the heart of the Sand Section. Just steps from Grand View Elementary and a short stroll to the beach, downtown and the North End, this location offers the walkable, sun-soaked, coastal lifestyle you’ve been dreaming about. Inside, a dramatic 3-story light well sets the tone for a home filled with natural light and bold architectural character.&quot;


&quot;The top-floor great room is a showstopper – skylit, spacious and seamlessly connected to a west-facing deck with ocean views. Entertain with ease in the spacious, modern kitchen, complete with stone countertops, sleek cabinetry and – what’s that? – a dedicated BBQ porch The primary suite is a private retreat with dual walk-in closets, a spa-style bath, and its own balcony. Each bedroom is ensuite, has its own cool style, and opens to the outdoors, offering comfort and privacy for all.&quot;


&quot;And outside? A rare turf-lined yard and enclosed carport create a versatile space for play, lounging, or hosting – an almost unheard-of amenity in the Sand Section. This is more than a townhome. It’s your gateway to beachside living, with room to breathe and style to spare.&quot;


Click here to view the virtual tour (3D)


417 23rd Street is now at $3.349M and is open Sun. 2-4pm.


417 23rd Street is listed by Dave Fratello, Edge.





 209 15th (3br/2ba, 1278 sqft.) is a very nicely redone cottage in the thick of downtown that happens to be looking for its 3rd owner in just over 3 years.


The owners 2 back (2022-23) finished the home out by greatly expanding the downstairs primary suite's bath.


From the official description:


&quot;Life feels different at 209 15th Street—lighter, more relaxed, effortlessly stylish. Just two blocks from the sand and only steps to the heart of downtown Manhattan Beach, this 'casual luxury' beach house brings ocean views and coastal charm right to your doorstep. Inside, the Primary suite is situated spaciously and privately on the first floor... The living area opens wide to sweeping blue-water views from the corner picture windows, while the outdoor deck is your front-row seat to sunsets and salty breezes. Gather around the dining banquet, cozy up by the fireplace, or simply enjoy the comfort of A/C on warm days—it’s all part of the easy, elevated lifestyle here.&quot;


Click here to view the virtual tour (3D)


209 15th begins at $3.549M and is open Sat. &amp; Sun. 2-5pm.


209 15th is listed by Andrew Weir, Bayside.


 


 3012 Manhattan Avenue (4br/2ba, 2105 sqft.)


From the official description:


&quot;Just steps from the sand in North Manhattan Beach, 3012 Manhattan Avenue is a rare duplex offering with extraordinary upside. Currently improved with two upgraded 2-bedroom, 1-bath units, the property sits on a uniquely steep, elevated lot that unlocks dramatic, panoramic ocean views—a vantage point few neighboring homes can match. For buyers with vision, preliminary plans by renowned architect Louie Tomaro are included, providing a head start on creating a world-class coastal estate. Design possibilities include a stunning four-level single-family home with an attached luxury ADU studio—perfect as a guest retreat, private office, or income-producing rental. The existing two-car garage and upgraded infrastructure further enhance the property’s long-term value. Surrounded by vibrant dining, boutique shopping, and beachside nightlife, this property is equally compelling as a development opportunity today or a strategic buy-and-hold investment in one of Manhattan Beach’s most coveted neighborhoods.&quot;


3012 Manhattan Avenue begins at $3.550M.


3012 Manhattan Avenue is listed by Bryn Stroyke, Bayside.


 


 425 30th Street (2br/1ba, 986 sqft.) is a small, 100-year-old cottage, and yes yes yes, we love the idea of preservation.


But it's probably fanciful to invite the next owner to pay over $3M for a museum piece. The big question looming here is: What's land value for a favorable mid-block lot not too far north on the plateau?


From the official description:


&quot;Welcome to a piece of Manhattan Beach history. Nestled on one of the Sand Section’s most coveted streets, this classic 1924 beach bungalow offers a truly rare opportunity. More than a house, this is a beautiful and compelling story waiting for its next chapter to be written. The story begins on a tranquil, low-traffic cul-de-sac street, on a full street-to-alley lot with a coveted south-facing exposure that bathes the property in warm, California sunlight.&quot;


&quot;Step inside and be transported to a time of relaxed elegance. The expansive living room welcomes you with its high, open wood beam ceiling and beautifully panelled [sic] walls, creating a spacious and airy feel that instantly calms the soul. A charming, brick-faced fireplace anchors the room, promising cozy evenings, while a large picture window frames the peaceful neighborhood outside. Also included is a formal dining room.&quot;


&quot;For nearly five decades, this home has been cherished by a single owner, a testament to its enduring charm and the immense pride of ownership that it inspires. It's a meticulously maintained retreat ready for its next caretaker. With a flexible layout, the home is currently a one-bedroom with a den (tax record shows two bedrooms), but it can easily be converted back to a two-bedroom. This home has lots of storage space, including a staircase that leads to a spacious attic...ready for your imagination for future use. The large, sun-drenched front yard is a canvas for your imagination, offering the perfect spot for a vibrant garden or a playful outdoor space. This location represents the best of the Sand Section lifestyle. Imagine a life where you can leave the car in the garage and walk to everything you need... Whether you choose to live in this classic gem as it is, expand its footprint, or build your dream home, the possibilities are endless. There's even a potential for ocean views (BTV) if fully developed, adding another layer to this incredible opportunity. This is more than a home; it’s the quintessential Manhattan Beach lifestyle experience. Are you ready to continue the story?&quot;


425 30th Street begins at $3.200M and is open Sun. 2-4pm.


425 30th Street is listed by Stan Botello, Estate Properties.


 
 ]]> </description>
    <pubDate>Sat, 20 Sep 2025 11:00:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-91525.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-91525.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>$50M in 2 Weeks - Manhattan Beach Market Update for 9/15/25</title>
    <description> <![CDATA[ 
Coming out of Summer, you hope to see the market pick up a bit.


There was a nice burst of closed sales in the first half of September, reflecting late-Summer activity, that seemed to provide some momentum.


The total of these 12 closed sales over 2 weeks reached nearly $50M (all between Sept. 1-15).





The biggie: 617 Anderson (6br/8ba, 6500 sqft.), netting $10.625M (after seeking $12M).


It was the only Hill Section closing, but y'know, they make 'em big there.


Meantime, a 90s Spanish on a nice corner lot in the Trees at 1725 N. Poinsettia (4br/4ba, 3812 sqft.) went over asking, at $4.583M.


We liked that place plenty, but most buyers would upgrade it.


We were intrigued that a Tree Section new construction project on a prime block at 640 29th chose not to maximize square footage, sticking to 5br/6ba, 3357 sqft., with no basement. They still got $5.750M (in a pre-completion sale). That's a nearly shocking $1,713/PSF.


Oh, we get to mention our sale at 3208 Agnes one more time here ($6.250M) – just above or barely under $1,800/PSF, depending on how you count.


In the Sand Section, we saw another townhome sale, second recently after a long stretch without, as 443 23rd Place (3br/4ba, 2236 sqft.) came in strong at $3.700M.


That 2019 build is a bit larger than most local THs and newer, but lacks views. 


Over in East Manhattan, a sleeper of a pretty '05 home at 1314 19th (5br/6ba, 4450 sqft.) closed up at $4.150M, a slight drop from the $4.250M asking price. 


This always felt like one of those odd midsummer listings that was going to miss most buyers, and barely find its way into the collective memory, but for the lucky buyers who were ready at the time, it's a great find. They'll count their lucky stars.


Here's a quick table of the 12 sales in the first half of September that reached $50M total in sales.


(Click any address to jump to the listing page.)






ADDRESS

BD/BA

SQFT

LOT

CLOSED PRICE

$PSF

DOM

START $

SOLD






3208 Agnes Road


6/7


3,505


5,024


$6,250,000


$1,682


7


$5,895,000


09/12/25




640 29th Street


5/6


3,357


4,803


$5,750,000


$1,727


N/A


$5,799,000


09/08/25




2605 N Poinsettia Avenue


3/2


1,190


4,111


$2,680,000


$2,101


5


$2,499,999


09/04/25




1725 N Poinsettia Avenue


4/4


3,812


5,942


$4,582,785


$1,180


6


$4,500,000


09/02/25




443 23rd Place


3/4


2,236


3,382


$3,700,000


$1,699


29


$3,799,999


09/15/25




210 El Porto Street


2/4


1,726


1,347


$2,850,000


$1,709


61


$3,200,000


09/04/25




424 3rd Street


3/2


2,200


2,704


$3,750,000


$1,670


5


$3,675,000


09/03/25




617 Anderson Street


6/8


6,500


6,502


$10,625,000


$1,692


115


$12,000,000


09/09/25




1311 Manhattan Beach Boulevard 2


2/2


922


5,512


$955,000


$1,030


68


$1,030,000


09/05/25




1751 1st Street


3/3


2,152


4,998


$2,400,000


$1,150


19


$2,475,000


09/04/25




1314 19th Street


5/6


4,450


7,007


$4,150,000


$955


13


$4,250,000


09/03/25




11 Catalina Court


3/3


1,903


2,819


$1,826,000


$919


26


$1,749,000


09/03/25






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

Here's the rest of our local real estate market update report for the period ending 9/15/25:


&gt; 84 active listings as of 9/15/25 (flat from 8/31/25) 


&gt; 64 SFRs (flat)


&gt; 20 THs (flat)


See the Inventory list as of 9/15/25 here, or see the MB Dashboard for up-to-the-minute data.


Active listings by region of Manhattan Beach in this report:


&gt; Tree Section: 15 actives (flat)


&gt; Sand Section: 38 actives (+3)


&gt; Hill Section: 8 actives (-2)


&gt; East MB: 23 actives (-1)


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 9/15/25&quot;.
 ]]> </description>
    <pubDate>Thu, 18 Sep 2025 18:11:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/6-weeks-to-1800psf.html</guid>
    <link>https://www.mbconfidential.com/blog/6-weeks-to-1800psf.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>6 Weeks to $1,800/PSF</title>
    <description> <![CDATA[ 



It was a long-planned sale.


It was a delayed sale.


It was a rush.


All of those things were true of our recent listing, and sale, of 3208 Agnes Rd. in the Tree Section.


Background and Buildup


Our clients custom-built this landmark home, completing it in 2016.


(We told some of the backstory in &quot;A Great Sale Never Made,&quot; referencing our clients' decision to build new instead of buying from available inventory way-back-when.)


Early this year, our clients realized this might be the year to sell. We met. We all put a pin in it, and kept in touch.


Months went by.


&quot;Not right now... we're still looking at it... maybe, if... so busy with other stuff... we should know more this Summer...&quot;


Then, in late July: We've decided. How soon can we meet? 


This call kicked off a frenzy of activity.


It ended with a closed sale just 6 weeks later.


Sure Looks Easy


When you're on the outside looking in, a nice house, nicely presented, nicely photographed, listed for sale, should be easy on the eyes.


That means everybody responsible for the marketing did their jobs.


For 3208 Agnes, our calendar, and all the work, was uniquely compressed.


We don't want to list in the depths of Summer, but something near Labor Day could make sense. As long as the schools are back in session (August 20th this year), you have a somewhat more normal market.


We knew that 3208 Agnes was magazine-worthy. We always planned to get it on the cover of South Bay DIGS magazine, which includes a feature story and several more photos.


When was the next DIGS cover available? August 22.


That date created our whole schedule.


Move, Paint, Fix, Clean, Stage - All At Once


To have photos ready for DIGS, we needed to have photos by August 13th.


This meant just about 2 weeks to get ready.


Our sellers had custom-built 3208 Agnes and lived there with their family for years. Though they had mostly been spending time elsewhere, their whole lives were still at Agnes. LOTS of stuff.


But the schedule dictated: Get out ASAP.


If you had to, could you move your whole life in about 10 days?


Our office helped coordinate a maelstrom of preparatory activity. After much blood, sweat and tears (not too much blood, thankfully), the house was ready.


The day before staging was to be done, our designer asked, skeptically: &quot;Are you sure it's ready? Everything's out and the house is clean?&quot;


Yes


(How dare she doubt us all)


Two days later: Photos. 


8 days later:




Live on the MLS.


DIGS arriving everywhere.


LA Times &quot;Hot Property&quot; featuring the home.




Interest Runs Hot, Offers In Fast


We've had popular listings, but it's hard to compare most to what we had with 3208 Agnes, and the public reaction. The open houses were surely our busiest this year.


The list price of $5.895M was going to limit who could actually offer, but we had plenty of solid interest.


In the end, 3 strong offers materialized.


They competed, with a cash offer coming in at $6.250M, to close in 12 days.


(Moreover, the buyer was not asking for buyer agent fees from the seller. You could argue that the price was &quot;like&quot; an offer over $6.400M, when considering the sellers' net.)


Having just scrambled to get the house ready, now the sellers needed to get fully out in no time flat. They were motivated. They did.


It was 6 weeks from our &quot;decision&quot; meeting till the closing date.


Sale Is Tops for PPSF in the Trees


No Manhattan Beach Tree Section home of a comparable size to 3208 Agnes has ever sold for a higher price per square foot.


Here, we define &quot;comparable size&quot; as a standard-sized lot and 3000-4000 sqft. house.


Based on the purchase price of $6.250M and the 3505 sqft. interior space, 3208 Agnes hit $1,783/PSF.


If you want to consider the value to the seller as more like $6.400M – due to the aforementioned lack of a request for the seller to pay the buyers' agent – the PPSF is actually over $1,825/PSF.


One recent sale nearby on new construction at 640 29th (5br/6ba, 3357 sqft.) edged close, at $1,713/PSF.


The high price for Agnes is a testament to the extraordinary style, detail and one-of-a-kind nature of the home. Its west-facing corner lot, with an alley behind it, only added to the must-have qualities.


Did the buyer pay too much?


Ask the backup buyers, who decided (a bit too late) that they would have paid more.
 ]]> </description>
    <pubDate>Tue, 16 Sep 2025 07:47:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-913-91425.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-913-91425.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (9/13-9/14/25)</title>
    <description> <![CDATA[ 
Now we're getting the flow of new listings that we expect in the Fall season. 


One summary we saw on the MLS said we had 13 new listings this week. Two were actually re-lists, and one is a 4-plex which would not suit most families looking for a home locally, but we'll take it – whatever the count. 


Even with all the new options, inventory is lingering in the mid-80s, meaning the market is moving while new listings emerge.


Speaking of the moving market: Hope you saw that we sold our awesome listing at 3208 Agnes, in a deal that closed quickly on Friday at $6.250M (+$355K). The link there will show you all the photos etc. as a reminder of what a singularly cool house that is. 


Open house times for new listings are listed below, but you can also click SEARCHES then &quot;Open Houses&quot; at the top of our site, which displays all the Manhattan Beach open houses. There are also links right at the top to Hermosa Beach and Redondo Beach opens.


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

PLEASE NOTE: Below, we present listings new to the Manhattan Beach market this week, via the MLS. They are listed and brokered by a variety of agents and firms. The name of the listing broker and agent for each property, along with any contact information supplied through the MLS, is displayed with each property, next to the price. Blog author Dave Fratello of Edge Real Estate Agency is not the listing agent unless so stated with the listing. Excerpts of the listing agent's description of each property are provided in quotes.


Click on any property address or photo to open a new page with full listing details, all photos, listing broker and agent information, and other MLS information. Any observations and comments about listings represent the professional judgments and opinions of the author, Dave Fratello, not the listing brokers or agents. Please see our blog disclaimer.


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

Tree Section





 2904 Palm Avenue (5br/6ba, 3254 sqft.) is quality, artful new construction on a nice block of the Trees.


From the official description:


&quot;[B]reathtaking new Modern beach home, where high-end finishes meet an open &amp; bright floor plan in an A+ location... [A]n expansive open floor plan that seamlessly flows from the great room to the kitchen &amp; family room to the spacious backyard with patio, making it an entertainer’s paradise. The inviting great room features custom built-in cabinetry, 2-story soaring ceiling, powder room, &amp; main floor en-suite bedroom. The Chef’s kitchen is a culinary dream, boasting an expansive porcelain center island with breakfast bar seating, top-of-the-line stainless-steel Thermador appliances including a 6-burner stove with griddle and double oven, 60” fridge &amp; freezer, 24” wine tower fridge that holds approximately 92 bottles, microwave drawer, &amp; rift oak soft closing cabinets &amp; drawers. Off the kitchen is the family room with fireplace, built-in custom cabinetry, &amp; wired for surround sound... Upstairs, you will find four luxurious ensuite bedrooms and a well-appointed, big laundry room with deep sink, and custom cabinetry. The sun-drenched master suite features a vaulted tongue &amp; groove wood &amp; beam ceiling, sliding glass doors opening to a balcony, and a custom walk-in closet with built-in cabinetry. The spa-like master bathroom includes dual sinks, &amp; a separate soaking tub, an oversized shower with 3 shower heads.&quot;


2904 Palm Avenue begins at $5.699M and is open Sat. &amp; Sun. 2-4pm.


2904 Palm Avenue is listed by Robert Lane, Vista Sotheby’s International Realty.





 3212 N Poinsettia Avenue (3br/2ba, 1225 sqft.) might just be the most, and the prettiest, that you can get in a little home in Manhattan Beach. 


Redone to the nines, this fully modern property last traded for $2.850M (after multiple bids) in April 2022, just before the market seized up due to interest rate spikes.


From the official description:


&quot;This beautifully remodeled and updated 3-bedroom, 2-bathroom home offers the perfect blend of modern design and coastal charm. Guests are welcomed by an entertainer’s patio with a custom fire feature, leading to a striking Dutch door with brass hardware. Inside, the great room showcases an open-concept layout with a modern kitchen, oversized island, and spacious living area highlighted by vaulted ceilings and white bead board finishes. A warm gas log fireplace with custom, distressed wood mantel and built-in Sonos surround sound system complete the elegant atmosphere. Recent upgrades include new electrical, plumbing and air conditioning, complemented by an Ecobee smart thermostat for efficient climate control. Throughout the home, Restoration Hardware lighting and fixtures pair seamlessly with wide-plank French white oak flooring. The chef’s kitchen is outfitted with Thermador appliances, custom awning windows, and a Fleetwood sliding glass door that extends to a large, attached mahogany deck, providing additional space for entertaining. Beyond, the expansive backyard is finished with turf for easy maintenance, complemented by extensive garden space and plenty of room for recreation. Each of the three bedrooms features vaulted ceilings, custom Smith &amp; Noble window coverings and thoughtfully designed closets. Both bathrooms have been recently upgraded and include marble countertops, custom cabinetry and frameless shower doors. The finished garage includes drywall, industrial epoxy flooring, built-in laundry with storage, and a 220-volt outlet for electric vehicle charging.&quot;


Click here to view the virtual tour (Video)


3212 N Poinsettia Avenue begins at $2.949M and is open Sat. &amp; Sun. 1-4pm.


3212 N Poinsettia Avenue is listed by Barret Pulver, Strand Hill Properties.


 


 3213 N Valley Drive (4br/3ba, 1976 sqft.) is a tall-and-skinny home with designer charm behind recent remodeling. Even before the current design work, the home had earned a magazine feature for its backyard space. 


From the official description:


&quot;Stunning fully remodeled beach residence with impeccable design and a private backyard in the highly sought-after Manhattan Beach tree section. The home’s curb appeal captivates with refined architectural lines, lush climbing greenery, and mature sculpted trees framing the entry, while a custom stone-inlaid driveway and carriage-style garage door add timeless character. Unique indoor-outdoor living is highlighted by multiple balconies throughout the home bringing in abundant fresh ocean air, and a large bonus room with a full en-suite bathroom—perfect as an office or guest suite—opening to a stylish backyard complete with a stone fire pit, BBQ area, and ample seating, designed for effortless entertaining and memorable moments with friends and family... The remodeled kitchen exudes bright, modern sophistication with crisp white cabinetry, glass-front cabinets, and a spacious wooden island with seating... Upstairs, three generously sized bedrooms each offer their own charm and functionality, along with a designated closet space with side-by-side washer and dryer for convenience. The primary suite is a sanctuary of comfort and design, featuring a large private balcony with awning, seating and serene views of the green belt, ample custom closet space, and a luxurious en-suite bathroom with dual vanities and a separate glass-enclosed shower.&quot;


Click here to view the virtual tour (Video)


3213 N Valley Drive begins at $2.899M and is open Sat. &amp; Sun. 1-4pm.


3213 N Valley Drive is listed by Rob Depaoli, Compass.


Sand Section





 229 24th Street (5br/5ba, 4103 sqft.) is a 2009-built Spanish on a walkstreet with views to the south.


The top floor living spaces and kitchen benefit from modern updates that remain consistent with the overall Spanish/Montecito theme.


In the prime view location at the southwestern edge, there's a pleasant deck that takes full advantage.


This home has been on the market for stretches of 2023-24, at prices ranging from $8.500M down to $7.499M most recently. It's back now closer to that high ask.


From the official description:


&quot;[T]he perfect balance of refined coastal living and breathtaking panoramic ocean views, ideally situated on a coveted south-facing Walk Street. Custom-built in 2009 with over 4,100 square feet of thoughtfully designed interior living space, this residence features five bedrooms and four-and-a-half baths, blending timeless craftsmanship with modern functionality. Every detail reflects quality and elegance, from the custom millwork, wrought iron accents, and walnut floors to antique French pavers, Kolbe &amp; Kolbe exterior-clad windows, and solid Alder doors. The home's scale and natural light create a warm yet sophisticated atmosphere throughout. The top floor is designed for seamless entertaining with an open-concept layout featuring a chef's kitchen, expansive living and dining areas, and two separate patios framing dramatic ocean vistas. The primary suite is a private retreat complete with a spa-inspired bath and its own ocean-view patio, while three additional bedrooms on the second level offer generous scale, one with an en-suite bath. The ground level provides versatility and comfort with an additional guest bedroom, full bath, family room opening directly to the Walk Street patio, and a three-car garage with abundant storage. A convenient three-stop elevator connects all levels with ease. Lushly landscaped front yard with firepit is elevated to take advantage of the views...&quot;


229 24th Street begins at $8.495M.


229 24th Street is listed by Todd Stein, Campbell Wellman Properties.





 220 20th Street (4br/4ba, 3716 sqft.) is a nicely updated early-90s build on a great walkstreet. It benefits currently from an &quot;under-height&quot; neighbor to the west, enhancing its ocean views. 


From the official description:


&quot;Incredibly beautiful ocean view home on one of Manhattan Beach's most coveted walk streets. Just steps to the sand and a short walk to downtown shops and restaurants and the iconic Manhattan Beach Pier, 20th Street is one of the most charming streets in town with antique lamp posts and no power lines The custom features showcase the quality and care that thoughtfully went into this incredible property. Four bedrooms plus an office with built-in cabinetry, three and one-half baths, two ocean view living areas, and several ocean view decks. The interior offers solid cherry cabinetry, new Lutron LED lighting, Sonance speakers, Savant whole house integration, solar panels, 2 Tesla power walls, La Cantina and Andersen doors and windows, 3 fireplaces, and a dumbwaiter. The updated kitchen with new counters and new stainless steel appliances is a chef's dream. You will not want to miss this one. Stunning house Fabulous location&quot;


220 20th Street begins at $8.295M.


220 20th Street is listed by Audrey Judson, Pacifica Properties Group, Inc.





 2716 Highland Avenue (3br/3ba, 2057 sqft.) is a 1980s single-family with nice views, and a refreshed look. 


All 3 bedrooms are on the first living level, which is floor 2 above the garage. Two kid-sized bedrooms share a bath. The primary suite includes an artfully redone bath and contemporary feel.


Upstairs, all the living spaces are fully open, with the kitchen and dining area bumped up to get the best possible views.


This home was marketed for a month last year, at a much higher price ($3.999M), and lacking full staging. Both things are fixed this year, with a much lower price ($3.399M) and a full stage that shows off the home better.


Last year, there was also some uncertainty over views. Neighboring 2700 and 2712 Highland were on the market as a giant multi-lot offering at nearly $17M. Instead of selling, however, that property has been rented for the time being, offering a measure of view protection for 2716 Highland. 


From the official description:


&quot;Enjoy sweeping ocean views, encompassing iconic Bruce’s Beach, the Palos Verdes peninsula, Catalina and the Manhattan Beach Pier, from this contemporary coastal retreat. Custom designed, with interiors by Transition State, this striking home has been completely reimagined. The heart of the home, located on the top level, showcases an inviting open floor plan with an abundance of natural light, wide plank white oak hardwood floors throughout, a redesigned fireplace, and a balcony with stunning beach and mountain views. The elevated gourmet kitchen features a large island, built-in wine fridge, quartz countertops, walk-in pantry, and a picturesque view of the pier from the kitchen sink. An adjacent dining area with ocean views overlooks the living room, creating a space ideal for entertaining. On the second level, the primary suite offers a private oasis, complete with its own balcony, custom closets, and a luxurious bath with double sinks, soaking tub, and walk-in shower. On the same floor are two additional bedrooms and a Jack &amp; Jill bath. The property includes a rare 4-car garage, providing ample space for parking and storage, along with a laundry area with porcelain countertops and cabinets. Ideally located two short blocks to the beach, perfectly situated midway between downtown Manhattan Beach and North Manhattan, with easy access to a wide variety of shops and restaurants.&quot;


Click here to view the virtual tour (3D)


2716 Highland Avenue begins at $3.399M and is open Sat. &amp; Sun. 1-4pm.


2716 Highland Avenue is listed by Nicholas Phillips, Compass. 


 


 557 21st Street (5br/5ba, 2710 sqft.) is a refreshed, custom home on a corner at the gateway to the Sand Section (or Tree Section) along Valley Drive. 


The floorplan fits a lot into some unusual spaces on the first floor (tracking a trapezoid-shaped lot), with creativity and decent flow. Upstairs, the bedrooms manage to be spacious and mostly conventional in shape, with only the primary bath featuring unusual angles. 


From the official description:


&quot;This stunning 5-bedroom, 4.5-bath single family residence combines timeless elegance with an unbeatable location—just a short stroll to the sand, vibrant downtown Manhattan Beach, and the award-winning Grandview Elementary School. Park your car, wax up your surfboards and start living the beach life you have always dreamed of. Designed for both comfort and entertaining, this 2710 sq foot home offers spacious living areas, a chef-inspired kitchen, large formal dining room and seamless indoor-outdoor flow. The primary suite offers a walk in closet and a spa-like bathroom with dual sink vanity, soaking tub and glass enclosed shower. Whether you’re hosting gatherings, enjoying ocean breezes from your patio, or walking to your favorite shops and restaurants, this home makes everyday living feel like a getaway. Do not miss Live Oak Park just down the street with public tennis courts, 2 kids parks, public ceramics studio and a lovely dog park.&quot;


557 21st Street begins at $3.699M and is open Sat. &amp; Sun. 2-4pm.


557 21st Street is listed by Chad Fahlbusch, Strand Hill Properties.





 315 Marine Place (3br/2ba, 1430 sqft.) is a smartly updated little home, dating to the 1930s but with plenty of modern flourishes. They say it &quot;lives like a duplex,&quot; owing to a separate 1br/1ba unit on the lowest level. 


Unexpected: A roof deck As you likely know, only Hermosa allows roof decks. In MB, only an existing one is permitted, &quot;grandfathered&quot; in and allowed to remain.


The corner location at two alleys (Marine Place and Crest) is very close to a district where there are active proposals to remove power poles and lines – although we're not sure if this one would benefit. Worth checking, as that process unfurls. 


From the official description:


&quot;Rare Sand Section Opportunity – Steps to the Beach with Ocean Views. Nestled in the heart of Manhattan Beach’s coveted Sand Section, this single family home lives like a duplex and offers an exceptional blend of lifestyle and investment. Just 3 blocks from the beach and award-winning Grand View Elementary School, the property features an updated 2-bed/1-bath owner’s unit with vaulted ceilings, fireplace, desk space, and modern finishes. A rare ocean-view ROOFTOP DECK captures sweeping whitewater views — perfect for entertaining or unwinding at sunset. The lower 1-bed/1-bath unit features a kitchenette in unit washer/dryer, living room and private deck. Parking includes a 1 private garage and 1 carport. Ideally located just three blocks from the beach, surf, sand, and scenic bike path, and just a short stroll to downtown Manhattan Beach’s world-renowned restaurants and boutique shops.&quot;


Click here to view the virtual tour (Video)


315 Marine Place begins at $2.200M and is open Sat. &amp; Sun. 2-4pm.


315 Marine Place is listed by Rachel Ezra, Vista Sotheby’s International Realty.


 


 200 43rd Street (4br/4ba, 1716 sqft.) is a 3-story El Porto duplex with some upgrades. 


From the official description:


&quot;[T]his property offers the perfect blend of beachside tranquility and urban convenience. This incredible opportunity spans approximately 1,716 square feet on a 1,355 square foot lot. The layout includes two large apartments (2bd/2ba each) and a garage level that holds 4 cars and laundry. No utility poles here--they have been undergrounded Each 2-bedroom apartment has its own floor. Note: This is not a two-story duplex with a small 1 bedroom and small garage on the ground level It is an ideal investment for an owner seeking rental income potential or for multi-generational living. Inside, you'll find hardwood flooring, new countertops, and fully equipped kitchens including a dishwasher, microwave, and refrigerator. Both units feature private balconies, perfect for enjoying ocean breezes and sunset views, and one unit features a cozy fireplace as well.&quot;


Click here to view the virtual tour (Video)


200 43rd Street begins at $2.250M.


200 43rd Street is listed by James Van Zanten, Vista Sotheby’s International Realty.


East Manhattan Beach





 1706 2nd Street (3br/2ba, 1262 sqft.) is a newly redone little cottage with an open living area, spacious kitchen and two hallway baths. 


There is a surprising amount of outdoor space, including patios on both sides and a grassy area in the rear.


From the official description:


&quot;This updated single-level home offers 3 bedrooms and 2 bathrooms on a generous lot, combining the modern upgrades today’s buyers want with the outdoor space that’s getting harder to find in the beach cities. Step inside to discover open concept entertaining spaces, a newly remodeled kitchen with GE stainless appliances, two newly remodeled bathrooms upgraded with dual vanities, and more thoughtful updates throughout the home—including new windows and doors, new flooring, fresh paint, mirrored closet doors, ceiling fans, and a split A/C system. Recent improvements such as a newer roof, an upgraded electrical panel, new water heater, garage door, and fencing provide lasting value and peace of mind. The open yard space this home offers is like having a private park all to yourself With a fenced front yard, two very large private patio areas for outdoor entertaining, and a pool-sized grassy backyard, there's room for both the household and your imagination to get playful.&quot;


Click here to view the virtual tour (3D)


1706 2nd Street begins at $2.175M and is open Sat. &amp; Sun. 1-4pm.


1706 2nd Street is listed by Aaron Klapper, eXp Realty of California, Inc.
 ]]> </description>
    <pubDate>Sat, 13 Sep 2025 11:35:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/sports-stars-make-biggest-sale-in-mb-history.html</guid>
    <link>https://www.mbconfidential.com/blog/sports-stars-make-biggest-sale-in-mb-history.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Sports Stars Make Biggest Sale in MB History</title>
    <description> <![CDATA[ 



Only last year, Manhattan Beach saw the highest-priced home sale in its history, a $24.500M sale at 1800 The Strand. 


Now, there's one bigger, a Hill Section sale that closed off-market for $25.000M a few weeks back.


And the news is all over this one, a reporter having sussed out that the seller was tennis star Maria Sharapova (a longtime local) and the buyer was new Lakers superstar Luka Doncic. (Here's the Daily Breeze story that broke the news, and includes photos, details and links.)


Luka, welcome to town


Soon after Doncic's shocking trade from Dallas to the Lakers earlier this year, he told reporters that living near the ocean would be a major benefit of playing in L.A.


Now, after a 3-year, $165-million contract extension, he's got a huge, newer, custom modern home that is in one of the best ocean-view locations in the Hill Section. And it's definitely walkable to the beach. So, go enjoy the ocean


Most of the multi-level home runs down a fairly steep slope, meaning that it's modest and easy to miss from the outside, while spacious and full of view spots throughout, once inside. 


Out of discretion, we're not going to place the address for this property on the blog. It wasn't marketed on the MLS, and the Daily Breeze story similarly avoided putting out the address. (A July 2025 news article in the Wall Street Journal did serve as marketing for the home, however.)


Your local blogger here was quoted in the Daily Breeze story, as the reporter sought out our insights on the area. Here are a couple quotes from the news piece:




[T]he Hill Section [is] “known for large lots, ocean views and, as in the case of this home, stellar new builds,” said Dave Fratello, a broker with Edge Real Estate Agency who also produces the MB Confidential blog.


“That area of the Hill Section’s values are so high, and the perception of the desirability is so strong, that virtually any house that’s 20 or 25 years old is bulldozer bait,” Fratello said. “What we’re talking about here is the higher part [of the hill], which lends itself to the best views in the city of the ocean down to Palos Verdes.”




Other Sports Notables in MB


There are certainly other sports stars and notables in town. 


You lose track of Kings players, too many to count here and in Hermosa.


Lakers players, coaches and execs have come and gone. There have been Dodgers and Dodger execs. 


MBC was first to report on Detroit Lions QB Jared Goff's purchase of adjoining Hill Section lots to create a mega home. (A project that is under way today.)


There are more, but the beauty of Manhattan Beach is that our small town really does offer the chance for even very public people to blend in, go about their business, and avoid the paparazzi or star-struck locals constantly hounding them.


As far back as 2008 here on the blog, we were taking note of news stories showing how reporters were smitten with calling Manhattan Beach a sports celebrity town. (Is it? Discuss.) 


Consider this 2008 LA Times piece that leads with then-City Council member Richard Montgomery running into Maria Sharapova at the Ralph's market. (He hit her up for a donation to MBEF.)


Some Other Lakers Who Called MB Home


We can mention a few more Lakers who are now out of town. 


Luke (not Luka) Walton recently sold his mega home in East MB.


Shaquille (Shaq) O'Neill once rented an 80s Spanish home in the Hill Section that ultimately became part of the Goff double-lot acquisition, down at 501 John. (They used this fact in marketing the property a few years ago.)


And Mike D'Antoni, who briefly coached the Lakers a decade ago, spent 2 years in a Sand Section home (116 25th), which he flipped in 2015 for a remarkable $2.6M gain ($6.900M -&gt; $9.500M), perhaps the only profitable outcome of his time in Los Angeles. (They were a .300 team in his second year.)


Los Angeles is expecting much bigger things from Luka's time with the Lakers.


In Manhattan Beach, we're just glad to have a nice new neighbor. Let's keep it chill.
 ]]> </description>
    <pubDate>Fri, 12 Sep 2025 09:01:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/inventory-almost-perfectly-average-right-now.html</guid>
    <link>https://www.mbconfidential.com/blog/inventory-almost-perfectly-average-right-now.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Inventory Almost Perfectly Average Right Now</title>
    <description> <![CDATA[ 
We overheard a conversation recently where a local agent stated that local home inventory was pretty high these days. 


Is it?


In fact, it's almost perfectly average right now. 


As it often the case, it depends on what you use for comparison.


Let's start with big-picture data. 


Inventory as of Aug. 31 was at 84 listings citywide on the MLS in Manhattan Beach.


If we average out all of the 12 years that came before, that comes to 83 listings for Aug. 31.


 


That helpful dotted line on the chart guides the eye. 


Not only is 84 listings almost precisely average, this year is also pretty much the only year that actually was average.


Last year was close (75 listings as of Aug. 31),  and 2018 was almost close (98), but all other years were at least 17 listings higher or lower than average. 


In this way, 2025 stands out as an average year that was so average, no other year even looked to be as close to average as this one.


So, not really &quot;high.&quot;


True, throughout 2025, we have &quot;celebrated&quot; a bit as we saw increases in inventory that we have seen over the two-plus years prior. For instance, this May post talks about our market having the highest inventory since 2020. 


Yet, while talking about &quot;higher&quot; inventory as part and parcel of a more &quot;normal&quot; market, we were careful to say that it did not yet seem that there was a &quot;surplus&quot; of inventory, indicating a sluggish market. 


Of course, broad generalizations about the market are of only so much value. Real estate is local. 


So how about inventory by area? 


Turns out, that's pretty average, too. 


Once again, we averaged out the 12 years that came before this year (2013-24). We determined the percentage of inventory by section of town, averaged across all that time. 


Almost half (45) of inventory was typically in the Sand Section, while 19 was in the Tree Section, almost a quarter (24) was in East Manhattan (including Manhattan Village), and 12 was in the Hill Section.


And 2025?


Very, very close to average


You see the tiniest shifts, with a bit less inventory in the Sand Section, slightly more on the east side.


Only a year ago, the mix looked a bit different. The Sand Section was at 49, while the Tree and Hill sections were down a total of 7.


We can see occasional &quot;bulges&quot; in the data, where Sand Section inventory hit or exceeded 50 of available homes. 


And once in a while, the Tree Section will climb to 25-30 of inventory, but not often.


The short of it all: This is not a &quot;high inventory&quot; year, although certainly there have been more homes for sale than in recent years.


We've noted here more than once that we have more &quot;voluntary&quot; sellers this year than ever since 2022. The feeling is that people have stopped &quot;boycotting&quot; the idea of selling and have been offering their homes in order to make other plans work for them. This felt like a qualitative change in the market, in addition to one of quantity. 


And mostly, buyers have been there to meet sellers where they were at.


Q4 is approaching...
 ]]> </description>
    <pubDate>Tue, 09 Sep 2025 16:20:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-96-9725.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-96-9725.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (9/6-9/7/25)</title>
    <description> <![CDATA[ 
Well it's no flood, but there is a diverse mix of 7 brand new listings this week. We do expect new inventory throughout September and October, often our second-busiest time of year.


An old south-of-the-pier duplex that cries out for a modern build? Yes. 


A couple new Tree Section entries? Yes, also. 


How about an oversized East MB newer home? There's one of those, plus a single-level SFR in Manhattan Village.


Oh, yeah – we've had a couple questions about our late-August listing at 3208 Agnes (asking $5.895M). (Link to website with all photos.) That was only open one weekend, as it sold immediately with multiple offers. It will close soon – be ready to be amazed.


Open house times for new listings are listed below, but you can also click SEARCHES then &quot;Open Houses&quot; at the top of our site, which displays all the Manhattan Beach open houses. There are also links right at the top to Hermosa Beach and Redondo Beach opens.


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

PLEASE NOTE: Below, we present listings new to the Manhattan Beach market this week, via the MLS. They are listed and brokered by a variety of agents and firms. The name of the listing broker and agent for each property, along with any contact information supplied through the MLS, is displayed with each property, next to the price. Blog author Dave Fratello of Edge Real Estate Agency is not the listing agent unless so stated with the listing. Excerpts of the listing agent's description of each property are provided in quotes.


Click on any property address or photo to open a new page with full listing details, all photos, listing broker and agent information, and other MLS information. Any observations and comments about listings represent the professional judgments and opinions of the author, Dave Fratello, not the listing brokers or agents. Please see our blog disclaimer.


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

Tree Section





 3517 Walnut Avenue (5br/6ba, 3240 sqft.) is modern new construction up in the northeasternmost part of the Tree Section. 


The look is crowd-pleasing enough, but they canceled the brokers' open so we have not yet visited in person.


From the official description:


&quot;The main level features an open kitchen with a large quartz countertop, premium Thermador appliances, custom cabinetry, and seamless flow into the dining and family areas. A sliding door in the family room opens to the patio for easy indoor-outdoor living. The living area is centered by a modern fireplace, creating a comfortable gathering space. Upstairs, the primary suite includes a private balcony, generous closet space, and a bathroom with dual sinks, a soaking tub, and a walk-in shower. Each additional bedroom features its own en-suite bathroom, providing privacy and convenience for family and guests. The home is pre-wired for a complete entertainment system and security. Outdoor areas are designed for relaxation and entertaining with a built-in barbecue, fire pit, and patios that enjoy Tree Section canopy views. With wide-plank floors, clean finishes, and thoughtful design throughout, 3517 Walnut Avenue offers modern comfort in a prime Manhattan Beach location...&quot;


3517 Walnut Avenue begins at $3.999M and is open Sat. &amp; Sun. 1-4pm.


3517 Walnut Avenue is listed by David Caskey, eXp Realty of California Inc.





 3200 Elm Avenue (5br/5ba, 3109 sqft.) is a vintage Mediterranean from the early aughts.


A nice upgrade is the all-brick backyard/patio with built ins, including a kegerator at the BBQ. 


Much of the rest of the home is looking for a refresh or reboot, but it's pleasant enough. 


Worth noting: The listing describes the home's proximity to the &quot;Armory Greenbelt.&quot; We'd never heard that phrase. Google said it is a reference to Veterans Parkway and linked to this MB Confidential page as the 1 source for info. Bravo. Also, the A.I. summary observed:


&quot;The specific reference to an 'armory' in connection with the Manhattan Beach greenbelt is likely a misnomer, potentially related to real estate listings.&quot; Right again, robot. 


From the official description:


&quot;Discover Mediterranean elegance nestled right on the Armory Greenbelt in Manhattan Beach's serene Tree Section... A warm smooth finish stucco facade, red-tile roof, and lush front yard set the tone before you even step inside. Vaulted ceilings and sunlit interiors create a spacious and inviting atmosphere. Inside, formal and informal gathering spaces abound: An elegant front living room with fireplace, and an open-concept, cozy rear family room with fireplace balanced by a large kitchen on the opposing side. Upstairs, a handy laundry room promotes both comfort and functionality. Main floor has a front bedroom/office with bathroom ensuite for guest quarters and an addition guest bathroom. The remainder 4 bedrooms are upstairs, including a charming primary suite with its own fireplace and east-facing balcony, ensuring restful retreats for all. Front upstairs bedroom ensuite (Jack &amp; Jill) full bathroom) has a west facing balcony. A generously sized rear patio with Lynx barbecue, built-in beer taps, and outdoor fireplace, set within serene, landscaped surroundings. A two-car-attached garage, and a location that blends tranquility with convenience, this home combines refined style with everyday ease. Situated directly on the greenbelt, this home offers effortless access to peaceful green open spaces, the vibrant downtown, and the beach making it an ideal South Bay haven.&quot;


3200 Elm Avenue begins at $4.099M and is open Sat. &amp; Sun. 1-4pm.


3200 Elm Avenue is listed by Marco Pirozzolo, Vista Sotheby's International Realty.


 


 1504 N Ardmore (3br/2ba, 1272 sqft.) is an interesting proposition on a 3800 sqft. lot near downtown. 


It's a smallish, traditional little cottage with some upgrades, although older/original baths. 


The decent-sized yard and second garage on a private alley in back got us thinking about potential...


From the official description:


&quot;Best possible Location. Move into this lovely one level 3 bedroom home with wonderful views of the Greenbelt. Enjoy walking your dog, just steps from your house or taking the Bike path to walk or jog. One block away is the Live Oak Park, a short hike to the Ocean and Downtown Manhattan Beach. You will love the Restaurants and shopping. So much social ambience Perfectly situated down the street from American Martyrs Area &amp; Renown Manhattan Beach Schools. This charming home has beautiful Vaulted Wood ceilings , Sky lights and Brick fireplace in the living/dining area w/ big open VIEWS. Great sized kitchen with HIGH Ceilings, Dome sky lights, custom cabinetry w/ Marble breakfast bar. Original Wood flooring throughout. Lots of closets and storage. Forced air Heating (in attic ) copper plumbing, electric water heater &amp; so much more. The Oversized 2 car garage has a 2 car parking in front of the garage, plus another 2 Car Garage (600 SF) and 1 parking space in back facing the Alley, only used by only 4 Homes (off 15th Street). Perfect for a future ADU. Private enclosed landscaped backyard...&quot;


1504 N Ardmore begins at $2.595M and is open Sat. &amp; Sun. 12-3pm.


1504 N Ardmore is listed by Christine Ballesteros, Estate Properties.


Sand Section





 213 Seaview Street (4br/4ba, 1748 sqft.) is a 3-story '01-built SFR on an El Porto alley street.


It benefits from a very fortunate neighbor situation: The lot directly to the west was purchased to be a yard by the homeowners one more lot to the west. This opens up a (currently) unblocked view corridor that delivers big views from the top level.


The alley streets in El Porto tend to be tighter and have more wires, but they're working on completing removal of all the poles now thanks to the (delayed) undergrounding in the area. Several photos in this listing are treated to remove poles that are there but going.


From the official description:


&quot;Welcome to 213 Seaview Street, your own slice of paradise This stunning 1,748 sqft (btv) 4 bedroom, 3.5 bathroom single family home, located in one of the most sought-after areas of Southern California, is the epitome of feeling like you're on vacation every single day. On the first floor you will find a bedroom with an en suite bathroom and a sliding glass door that opens to a walkway wrapping around the entire backside of the home; perfect for letting your pets out, storing your bikes/surfboards or simply letting the ocean breeze roll in. Upstairs, two generously-sized bedrooms are connected by a Jack-and-Jill bathroom, with one enjoying its own ocean-view balcony. The top level is where this home truly shines. Here, the open-concept kitchen, living, and dining area are framed by large windows that capture sweeping views of the Pacific Ocean. Step out on your spacious balcony to enjoy the sunshine during the day or delight in the magic of the South Bay sunsets at night. Just beyond, the magnificent ocean-view primary suite offers a spa-inspired bathroom with marble counters, a marble walk-in shower, and a separate soaking tub, perfect for unwinding after a long day... Cozy up to the fireplace on those cool winter evenings and it also has A/C for the hot summer days.&quot;


213 Seaview Street begins at $3.099M and is open Sat. &amp; Sun. 1-4pm.


213 Seaview Street is listed by Michelle Haugh, Vista Sotheby’s International Realty.





 216 6th Street (4br/4ba, 2458 sqft.) offers an extremely intriguing opportunity for a new build near downtown, south of the pier. 


It doesn't get much better than a walkstreet on a corner with Bayview, with slope to the west that should keep view-blocking properties low. (There is, sadly, a power pole on the front corner.)


Yes, it's a duplex, which means any new build must follow the &quot;no net loss&quot; rule and include some kind of second unit. But that can be done in ways that are even favorable for the new owner. (It's nothing like needing to build 3 units, like we saw on a recent listing at 9th/Ocean.)


From the official description:


&quot;A rare opportunity on one of South Manhattan Beach’s most coveted walkstreet corners. This full 30' x 90' (approx.) lot currently holds two 2-bedroom 2-bath units, making it ideal for either immediate redevelopment or a “buy now, build later” strategy. The corner orientation gives future builders a distinct advantage: an additional 2 feet of width due to reduced side setbacks, plus the ability to bring garages off Bayview—avoiding tandem parking for a third spot. From its southeast Bayview vantage point, the property captures sweeping ocean views to the northwest and west that are elite and unique to 216 and 217 addresses. Each unit has it’s own address. 216 6th Street is 1500 sq ft (BTV) with 2 bedrooms/2 bathrooms. The kitchen and baths have been renovated and air conditioning has been added. There are two fireplaces, a two car garage, laundry room and private patio. 217 5th Place is 1100 sq ft (BTV) with 2 bedrooms/2 bathrooms, laundry room, a one car garage with an additional designated parking spot, and private patio.&quot;


216 6th Street begins at $6.550M.


216 6th Street is listed by Bryn Stroyke, Bayside.


 


 459 35th Street (5br/4ba, 3700 sqft.) now begins its 8th listing since April 2022, albeit that effort has been split among just two agents, each of whom appears to follow seller instructions to cancel the listing and reboot it once it starts to look a bit stale. The price is now the lowest ever.


From the official description:


&quot;Enjoy spectacular ocean, mountain, and treetop views from this New England Coastal-style home with a 360-degree rooftop deck, extremely rare for the neighborhood, and a seemingly endless floor plan with a variety of living spaces and terraces. Calming aromas of the Pacific waft through the air, setting the scene for the quintessential seaside lifestyle that awaits. Inside, a formal living room has a bay window, fireplace, and French doors to the front brick-lined courtyard. The family/media room has open shelving and an adjacent balcony overlooking the grounds below. Nearby, the updated kitchen features warm woods, stainless-steel appliances including a Viking cooktop, an abundance of cabinetry, breakfast bar, hot spot, and dining areas aside an additional patio with gas barbecue, perfect for entertaining and dining al-fresco. There is also a clever temperature-controlled wine closet, positioned to maximize use of space. The primary bedroom is spacious, and its en-suite bathroom includes a dual-sink vanity, jetted tub, separate steam shower, and door to a private viewing terrace.&quot;


459 35th Street begins at $3.695M.


459 35th Street is listed by Sally Forster Jones, Compass.


East Manhattan Beach





 1757 8th Street (6br/7ba, 5738 sqft.) is a newer ('21) and ginormous build on a corner at Herrin. Presold back in '21 for $5.600M, it's now aiming to beat the feat achieved by nearby neighbor 1751 8th, comparably sized, which got $6.200M in February this year.


From the official description:


&quot;Rare East Manhattan Beach masterpiece where timeless elegance meets modern luxury... on a coveted corner lot with a landscaped yard and white picket fence set the stage for timeless curb appeal... [T]his home offers scale without sacrificing warmth. Soaring ceilings and an open-concept floor plan flood the home with natural light and are enhanced by dramatic bi-folding doors that open seamlessly to a private backyard oasis—featuring a pool, spa, built-in Wolf BBQ and a custom Korean BBQ—creating the ultimate indoor-outdoor California lifestyle. The heart of the home is a chef’s kitchen featuring top-of-the-line amenities with exquisite finishes, a walk-in pantry, stainless steel Viking appliances including double ovens, a bonus warming drawer, and a Wolf built-in espresso maker. The lower level offers a full basement with a full bar equipped with ice maker, refrigerator, and dishwasher perfect for a media room, playroom or a gym, complete with a guest suite. The upper level finds the majority of the bedroom suites, each with its own en-suite bathroom vaulted ceilings, and custom closets. The primary suite is like a retreat with a romantic fireplace and spa like primary bath.&quot;


Click here to view the virtual tour (Video)


1757 8th Street begins at $6.299M.


1757 8th Street is listed by Rachel Ezra, Vista Sotheby’s International Realty.


 


 10 Village Circle (3br/2ba, 2056 sqft.) is one of the very rare single-level SFRs in the Village. This one has smart, contemporary updates. 


People wait years for these to come along.


Quick survey (vote after you review the photos): Do you prefer when lights are turned on when a house is photographed? 


From the official description:


&quot;This Manhattan Beach home has been tastefully reimagined to balance timeless character with modern design. Every detail was refreshed to create generous spaces that flow easily for everyday living as well as entertaining. Natural light pours through the windows, highlighting airy interiors with vaulted ceilings, wide-plank floors, a soft neutral color palette, and thoughtful finishes throughout. The living room welcomes you with soaring ceilings, sleek fireplace accents, and opens seamlessly to a private patio surrounded by lush greenery - perfect for morning coffee or evening gatherings. A sleek bar alcove with handcrafted tile adds both function and style. The kitchen blends timeless design with modern convenience, offering stone counters, custom cabinetry, and premium appliances, while an arched window creates a warm breakfast nook for casual dining. The primary suite is a calm retreat with garden views and direct patio access, complimented by a beautifully updated spa-like bath featuring a soaking tub, dual vanity, and designer touches. Of the two additional bedrooms, one enjoys access to a quiet atrium space, while both offer flexibility for guests, home office, or creative use.&quot;


10 Village Circle begins at $2.795M.


10 Village Circle is listed by Greg Egemo, Think Boutiq Real Estate.


 
 ]]> </description>
    <pubDate>Sat, 06 Sep 2025 08:33:00 -0700</pubDate>
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