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        <title>MB Confidential</title>
        <link>https://www.mbconfidential.com/blog/2026-03/</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.
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    <guid>https://www.mbconfidential.com/blog/where-do-cash-buyers-buy-in-manhattan-beach.html</guid>
    <link>https://www.mbconfidential.com/blog/where-do-cash-buyers-buy-in-manhattan-beach.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Where Do Cash Buyers Buy in Manhattan Beach?</title>
    <description> <![CDATA[ 
 


We all had fun and learned something a few weeks ago, when MBC published an analysis of the increasing number of cash buyers for homes in Manhattan Beach. (Here's the original post: &quot;Share of Cash Purchases Rose for Last 5 Years.&quot;)


Our data, drawn from the MLS, showed that cash buyers made up a remarkable 45 of all home sales in 2025 in Manhattan Beach. That was the highest of the 9 years we charted, and the culmination of 5 years of consistent increases. 


A natural follow-up to that post would answer today's question: Where are all these cash purchases being made, within MB? 


Admit it, you've got some assumptions. It's good to be aware that you have biases


Let's start with 2025 data.





What we're seeing here is that most of the cash purchases within Manhattan Beach were made within the Sand Section: 34. 


But other areas aren't far behind. 


We grouped all of East Manhattan together, including Manhattan Village. That's a lot of territory. It's also 30 of the cash purchases in the whole city last year. 


C'mon. Did you pick East Manhattan to fall second in line? You didn't, did you? 


(To be fair, it really is a big chunk of town here.)


The Tree Section was just a bit behind at 28.


The Hill Section rounds out the total with 8 of all cash purchases. 


Remember, here we are looking at the share of all cash purchases in town. The Hill Section is a relatively small area with a pretty low number of annual sales, so even if every sale in the area were all cash, it wouldn't make for a large share of all the cash purchases in the city. 


We'll look at how many sales within areas are all-cash in a moment. 


First, let's look at two more sample years for the city as a whole. 


 


Here in the 2022 data, we see a notably larger share of cash sales in the Sand Section, up to 42, more in East MB (33) and a bit more in the Hill Section (10).


The Tree Section did not have as large a share of cash purchases in that post-pandemic year as it did just last year. Indeed, at 15, the Trees had almost half the share of cash purchases then, compared to 2025.


Let's take a peek pre-pandemic.





Before anyone knew what COVID was, the Sand Section was dominating cash purchases in Manhattan Beach, with 43 of all the cash sales happening there.


This might be a good time to note some data from our prior post, which showed that only 29 of home sales were all-cash in 2019. So the Sand Section had a slightly larger share of what was a much lower total number of cash sales.


We see similar proportions for the other areas, with East Manhattan in familiar territory at 28 of all cash sale, the Tree Section at 21 and the Hill Section down at 8. 


Now that we've looked at a sample of 3 years, let's combine all 9 years we studied in one chart.





These are the averages across all 9 years. By now you might find this pattern familiar: The Sand Section drawing the plurality of cash purchases in town (41), East Manhattan somewhat behind at 28, followed by the Trees at 23 and the Hill Section at 9.  


Now, what about the number of cash purchases within these areas of town?


This is something of a different angle. 


We'll drop all the data on you at once.





On this chart, you'll see how common cash home purchases were within each area of town for all of the 9-year span under study (2017-25). 


What jumps out? 


It's almost always the Sand Section and Hill Section with the greatest share of cash purchases. 


In recent years, you've seen 50, 60 and even 67 of homes sold within one of those prestige areas sold for cash.


That does not qualify as a surprise. Safe to say, that was probably one of your assumptions when you first opened this post. 


The Sand Section has most frequently had over 40 of home sales within the area go all cash. (To be clear, this is very different from cash purchases in the Sand Section also making up about 40 of homes sold for cash citywide.)


Interestingly, the Tree Section had mostly bumped around near 20 cash sales (and 80 financed) until 2023-25, when suddenly 40-plus of sales in the Trees were cash. Is that the new normal for our treasured suburbs west of the highway?The share of cash sales over on the East side has also ballooned.


Indeed, as the total share of cash purchases has risen these past 5 years citywide, it might be the fact that more of those sales are in the 'burbs than only the Sand and Hill that has been the main contributor. 


Last point: We threw a label on the chart saying &quot;COVID Market,&quot; because we were expecting to chew through the period of roughly 2020-22 for possible differences in the data. 


But the truth is, a drop in the share of cash purchases is only really evident for the year 2020 for the Sand Section, and 2020-21 for the Hill Section. This was a time when money was so cheap, even cash-capable buyers felt they had to borrow. The effect of ultra-low interest rates was almost gone by 2022.


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

Nerdy Notes


Data compiled by Dave Fratello and MB Confidential from MLS-reported sales data. 


We downloaded absolutely all data in the MLS from all of the sales for 9 years in Manhattan Beach (2017-2025). Using a custom-built script, we sorted all of the sales by the type of buyer financing reported in the MLS by listing agents at the time of closing.


Agents have several options in the MLS to use to report buyer financing, but &quot;cash&quot; by itself is a pretty clear and self-explanatory category. A small number of transactions in each year's data simply have nothing input for the type of buyer financing. We have used the total number of sales as the denominator, and the known number coded as &quot;cash&quot; as the numerator, meaning some of these percentages might be higher if we had all of the data.


Nerdy artificial intelligence disclosure: Our &quot;script&quot; to run these calculations was built with help from A.I., but we never let A.I. do our writing or our math.


Instead, we build frameworks, scripts, calculators and mini-apps to automate the work that we have normally done by hand. We have visibility into each step of the process. We cross-check results. This way, we save time, but also have confidence in the data.


We imagine that's what everyone does, but hey, not sure
 ]]> </description>
    <pubDate>Tue, 31 Mar 2026 16:53:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-328-32926.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-328-32926.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (3/28-3/29/26)</title>
    <description> <![CDATA[ 
We're seeing something more like the normal pace again, with 10 new listings now as we're officially in Spring. 


The Tree Section, so often lacking sufficient inventory, gets 4 new options, while there's a new trophy property in the Sand (see the first listing below).


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





 121 16th Street (4br/5ba, 4188 sqft.) is a large modern low down on the walkstreet with protected views. 


From the official description:


&quot;Perched on one of the most coveted walkstreet 100-block lots in Manhattan Beach, this exceptional residence offers spectacular, permanent ocean views—a rare advantage created by its unique positioning adjacent to two 60’ x 45’ lots that preserve sightlines and enhance privacy. Originally reimagined from the studs by renowned architect James Meyer of Lean Arch, the home embodies a clean, minimalist aesthetic with a serene, light-filled ambiance throughout. Thoughtfully designed, it features 4 bedrooms plus a good as it gets ocean view office, 4.5 baths, plus a versatile lower-level guest suite with a custom Murphy bed—which can serve as the 4th bedroom (BTV). The top floor showcases breathtaking, unobstructed west-facing views stretching from Point Dume to Catalina Island. A stunning great room seamlessly blends indoor and outdoor living, with expansive folding Nanawall doors opening to panoramic ocean vistas—perfect for entertaining or simply enjoying the coastal lifestyle. The primary suite is a true sanctuary, offering ocean views, a generous walk-in closet, and a spa-inspired bath complete with terrazzo floors, and an oversized frameless dual shower. The lower-level guest suite is equally impressive, featuring a custom Murphy bed, walk-in closet, and a stylish beach room with an entertaining bar, mini refrigerator, and ice maker. The ensuite bath is beautifully appointed with terrazzo flooring and a frameless glass tile shower.&quot;


121 16th Street begins at $12.495M.


121 16th Street is listed by Lee LeGrande, eXp Realty of California Inc.


 


 4117 Ocean Drive (5br/3ba, 2804 sqft.) becomes the third listing to hit the market this year on The Strand in El Porto. 


From the official description:


&quot;Overflowing with the timeless charm of classic Manhattan Beach cottages, this exceptional beachfront property in El Porto presents a rare opportunity to establish your roots on a truly remarkable piece of The Strand. Currently, an original 1939 duplex featuring two 2-bed/1-bath units facing The Strand, this property also has a detached 1-bedroom/1-bathroom unit overlooking Ocean Drive. Embodying quintessential beach ambiance, the interiors showcase hardwood floors, sun-kissed living spaces, and expansive picture windows framing panoramic views stretching from Catalina to the Palisades. The property offers much that can serve as design inspiration for a renovation project, or there is the option to make plans for a future new structure. The location is in a high-density zone, allowing for a multi-unit development site on the combined lots.&quot;


4117 Ocean Drive begins at $5.000M.


4117 Ocean Drive is listed by David Caskey, eXp Realty of California Inc. 


 


 320 31st Street (3br/3ba, 1523 sqft.) is an upgraded 3br with some views.


From the official description:


&quot;This exceptional single family residence captures sweeping ocean views and offers a highly versatile floor plan designed for effortless coastal living. Featuring 3 bedrooms and 2.5 baths, the home includes a stunning upper level currently staged as a bedroom, opening to a private ocean view deck. This remarkable space may be enjoyed as a serene bedroom retreat or reimagined as a dramatic great room ideal for entertaining, relaxing, and taking in the expansive coastal vistas. Spanning approximately 1,523 square feet (BTV), the interiors are thoughtfully curated with warm bamboo flooring flowing through the main living areas, kitchen, and primary suite. The kitchen is both functional and refined, appointed with granite countertops, stainless steel appliances, and a seamless connection to the living space. A striking fireplace clad in travertine creates a sophisticated focal point, anchoring the room with texture and warmth. The primary bath showcases handcrafted glass tile, offering a spa-like sensibility. Completing the home is a rare four car parking configuration, including a two car garage and two additional driveway spaces—an exceptional amenity this close to the beach.&quot;


320 31 Street begins at $2.850M and is open Sun. 1-4pm.


320 31st Street is listed by Jane Sager, Estate Properties.





 448 23rd Place (3br/4ba, 1837 sqft.) is an early 90s TH on a unique alley street near Grand View. The street is only a block long, giving it more of a neighborhood vibe than that of a mere alley. 


From the official description:


&quot;Set on a quiet street in the heart of the Gas Lamp section, this 3 bedroom, 3.5-bath townhome is a short distance to the beach, downtown Manhattan, and Grand View Elementary — one of the South Bay's most sought-after school districts. The top floor opens to a large deck with ample seating, wrap-around kitchen, living area with fully functioning/inspected fireplace, and adjacent dining area warmed by oak hardwood floors throughout the home. Each bedroom has an ensuite bath along with a powder room for guests situated between the middle and top floor. The primary suite features a soaking tub, walk-in shower, dual vanities, private water closet, and walk-in closet. A secondary bedroom next to the primary room. The bottom floor entry-level bedroom works equally well as a guest suite or home office. Dedicated laundry room on also on the lower level. Recent updates include fresh paint, new white shutters installed by owner, new window screens throughout, and an air-conditioned two-car garage with covered carport — ready for a workshop, studio, or flex space.&quot;


448 23rd Place begins at $2.899M and is open Sat. &amp; Sun. 2-4pm.


448 23rd Place is listed by Rob Depaoli, Compass.


Tree Section





 2700 Elm Avenue (3br/3ba, 1288 sqft.) is a modestly sized, but recently rebuilt home with a great-room setup and smart configuration of beds and baths. 


From the official description:


&quot;This is a home that works now, with options for what's next. Set on a 40 x 112 lot in one of Manhattan Beach’s most established neighborhoods, this single-level home offers a rare combination of immediate livability and long-term flexibility. Originally built in 1955; current owners took the majority of the structure down to the floorboards in 2011. The home was rebuilt with almost all new framing and brought up to 2011 code with permitted improvements across all major systems, including electrical, plumbing, roof, and mechanicals. The result is a home with the character of its original footprint, but with the peace-of-mind and functionality of modern construction as well as a thoughtful flow that maximizes sq.ftg. The main living spaces sit under HIGH vaulted ceilings that allow for extra windows to bring in natural light, creating volume that makes this home live larger than expected. The kitchen is open to the dining and living spaces. Kitchen/bath cabinets were custom-made for the home by Coastal Cabinets. The lot itself sits elevated above neighboring properties to the south and southwest, creating a noticeable sense of separation... A detached rear structure provides additional flexibility for storage, studio or workspace (first to claim it makes it their &quot;she shed&quot; or &quot;man-cave&quot;)&quot;


Click here to view the virtual tour (3D)


2700 Elm Avenue begins at $2.599M and is open Sat. &amp; Sun. 1-4pm.


2700 Elm Avenue is listed by Deanna Wallo, Real Broker.


 





 3609 Walnut (5br/4ba, 3780 sqft.) is a greatly oversized home that will want some upgrades.


It's priced accordingly, at $3.3M, which puts it PPSF well under $900/PSF. There have only been 7 sales in the last 4 years under $900/PSF in the Tree Section.


From the official description:


&quot;Welcome to 3609 Walnut Avenue, a beautifully situated home in the highly sought-after Manhattan Beach Tree section where coastal living meets timeless nature and charm. Perched high in the trees with beautiful west facing sunset and horizon views. This 3780 square foot home built by John Wisdom with 5 bedrooms and 4 bathrooms offers an exceptional opportunity to enjoy one of the most desirable beach communities in Southern California. This residence features a bright and airy layout with 28' ceilings filled with natural light, complemented by generous living spaces designed for both relaxation and entertaining. The home showcases a seamless indoor-outdoor flow, perfect for enjoying the year-round sunshine and ocean breeze. A well-appointed kitchen opens to inviting living and dining areas, while the spacious bedrooms provide comfort and privacy for family and guests alike. There is a downstairs bonus area with an adjoining bedroom and bathroom that can be used in a variety of ways. There are 4 large bedrooms upstairs including the primary suite with a large walk in closet, a large soaking tub and shower and a wood burning fireplace that adds to the beauty of this room perched up in the trees.&quot;


Click here to view the virtual tour (3D)


3609 Walnut begins at $3.299M and is open Sat. 1-4pm &amp; Sun. 1-3pm.


3609 Walnut is listed by Tad Thormodsgaard, eXp Realty of California Inc.


 


 3013 Oak Avenue (3br/2ba, 1490 sqft.) announces itself with some designer flair, which continues all the way inside. 


The home began as a basic, original cottage, and now has a primary suite and living-room add-on, with everything stylized nicely. 


The one thing held short from a fully modern renovation is the kitchen, which is smallish and tucked away, rather than opened to the living and dining spaces. Its style is also a bit of a mismatch, hearkening to the early 2000s with dark cabinetry and granite counters.


The backyard is another big attraction, with a built-in brick BBQ and bar, two seating areas including one around a firepit, and a hot tub. (Which we always find to be important.)


There's also a separate building in back with a fireplace – a bonus room that is not included in the square footage, but certainly offers options.


From the official description:


&quot;This inviting single-level residence blends timeless coastal charm with thoughtful updates and flexible living spaces designed for today’s lifestyle.Beautiful curb appeal and landscaped grounds set the tone as you arrive, while inside, light-filled interiors showcase beamed ceilings, recessed lighting, and warm flooring that create an airy yet comfortable ambiance. The main living and dining areas flow effortlessly together, offering an ideal setting for both relaxed everyday living and entertaining.The kitchen features rich cabinetry, stone countertops, stainless steel appliances, and generous prep space, all opening naturally to the home’s gathering areas. A separate family room anchored by a cozy fireplace provides an additional place to unwind and enjoy seamless indoor-outdoor connection.In addition to the primary living areas, the home offers a versatile bonus space of approximately 200 square feet, not reflected in the stated square footage, providing flexibility for a media room, home office, fitness area, or guest retreat.Bedrooms are well-proportioned and filled with natural light, while updated bathrooms feature clean, timeless finishes. The overall floor plan is both functional and welcoming, designed to maximize comfort and usability.The private backyard is a true highlight, thoughtfully designed with turf lawn, multiple entertaining areas, built-in barbecue, spa, and firepit - creating a relaxed outdoor environment perfect for hosting or enjoying quiet coastal evenings.&quot;


3013 Oak Avenue begins at $2.799M and is open Sat. &amp; Sun. 1-4pm.


3013 Oak Avenue is listed by Daniel O'Connor, Compass.


 


 586 36th (3br/2ba, 1568 sqft.) is a moderately upgraded SFR on a street-to-alley lot.


From the official description:


&quot;First time on the market This fantastic location in the tree streets is currently home to a 3 bedroom, 2 bath bungalow. Inside, you will find a circular floor plan linking living, dining and kitchen spaces. The kitchen features a gas range and breakfast bar. There is a fireplace off the kitchen in a room that has been used for dining or sitting over the years. New carpeting has been laid in all three bedrooms. The spacious primary suite host 2 closets and plenty of sun. You'll find a laundry area tucked off a side hallway, and ample storage space. The rear yard boasts a 3 hole putting green, an easy care paver patio and turf lawn.&quot;


Click here to view virtual tour (Slideshow)


586 36th begins at $2.700M and is open Sun. 1-4pm.


586 36th is listed by Karen Walsh, Realty One Group West.


 


 


East Manhattan Beach





 1756 Voorhees Avenue (4br/4ba, 3033 sqft.) is a super custom single-level modern.


This one ran a couple of months last year at $4.895M, but is back $200K lighter now. 


From the official description:


&quot;Welcome to 1756 Voorhees Ave, a stunning, custom-built home completed in late 2022... with an open floor plan created for seamless indoor/outdoor living. Boasting 4 spacious bedrooms and 3.5 bathrooms, this home features high 12-foot ceilings, extra-large custom doors and windows, and floor-to-ceiling La Cantina pocket sliding doors that open to the meticulously designed outdoor spaces. The chef-grade kitchen is equipped with top-of-the-line Thermador appliances, custom cabinetry, and a large island, perfect for entertaining. Enjoy the California lifestyle with an outdoor kitchen, BBQ, sink, fridge, and a gas line for a pizza oven. The modern pool and spa include fire and water features, creating a resort-like atmosphere. A cozy firepit lounge enhances your outdoor experience. Inside, the home offers high-end finishes, including smart home features, central audio with Revel speakers, Lutron/Kasa light switches, and a central vacuum system. Other notable highlights include a 9'x5' custom pivoting front door, a finished garage with NewAge storage systems, a whole-house water filtration system, and surveillance cameras for added peace of mind. The home also includes an electric car charging system and built-in speakers throughout.&quot;


1756 Voorhees Avenue begins at $4.695M and is open Sun. 12-2pm.


1756 Voorhees Avenue is listed by Keven Stirdivant, Kase Real Estate.





 1808 Manzanita Lane (5br/3ba, 2455 sqft.) is a nice example of a Liberty Village original that has been upgraded – in this case by the addition of a 2nd floor. You can still &quot;feel&quot; some of the original floorplan with the 2 downstairs beds and front living room, but much of the rest of the house is newer. 


From the official description:


&quot;Nestled in one of Manhattan Beach's most desirable, picture-perfect neighborhoods, 1808 Manzanita Lane offers timeless charm, flexible living and an unbeatable location. This two-story home features 5 bedrooms, 3 bathrooms and a thoughtfully designed layout with multiple living spaces and room to grow. The main level includes a welcoming living room, an inviting family room, and a spacious kitchen that opens up to the dining area- perfect for everyday living and entertaining. French doors open to the backyard, creating a seamless indoor-outdoor flow. Two bedrooms and one bathroom on this level provide ideal space for guests, a home office, or multi-generational living. Upstairs, you'll find three additional bedrooms, including a spacious primary suite with vaulted ceilings, a walk-in closet and abundant natural light. The en-suite bathroom features dual sinks, a soaking tub and separate shower. A convenient laundry room is also located on the upper level. Beautiful hardwood floors run throughout the home, adding warmth and timeless character. Step outside to a private backyard retreat featuring a swim spa with a newly remodeled detached two-car garage, perfect for relaxing, entertaining, and enjoying the Southern California lifestyle... This isn't just a home- it's your chance to live the Manhattan Beach lifestyle everyone wants.&quot;


1808 Manzanita Lane begins at $3.175M and is open Sat. &amp; Sun. 1-4pm.


1808 Manzanita Lane is listed by Jennifer Henderson, Powers Realty, Inc.
 ]]> </description>
    <pubDate>Sat, 28 Mar 2026 09:47:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/the-property-tax-hack-that-isnt.html</guid>
    <link>https://www.mbconfidential.com/blog/the-property-tax-hack-that-isnt.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>The Property Tax Hack That Isn't</title>
    <description> <![CDATA[ 
We've observed something that seems increasingly common in Manhattan Beach home sales: Cash buyers opting to pay their agents' commissions themselves, rather than folding in those fees with the purchase price.


There's one obvious reason why it might seem more common in the past couple years: We've seen changes in real estate business practices, whereby sellers do not make any upfront commitment to pay any buyer-agent compensation, such as through the MLS.


Instead, the buyer's agent's fee is more visibly a part of the offer and negotiation. Considering this part of the process – how to pay their own agent – cash buyers conclude something like, &quot;Why should I pay tax on my agent's commission?&quot;


(The benefits we will discuss below really do not apply as well to financed buyers. When there's a loan, the tradeoffs involving hoarding cash versus using leverage would typically favor asking the seller to pay out of their proceeds.)


We recently interacted with a cash buyer who was very confident that he'd discovered a &quot;hack&quot; to the system. (His word.) Not only would he pay his buyer agent fees directly, but he'd also find out what the listing agent's fees were going to be, and pay those directly as well.


This would bring his purchase price – in this hypothetical transaction he was discussing – down by 5. Think of the money he'd save on taxes


&quot;It only grows and grows,&quot; he said.


So, we thought: How much money would he be saving on taxes? Does it &quot;grow and grow?&quot; And how much are other buyers saving when they try some variation of this tactic? 


And around here at MBC, you know what's next: Data, graphs, charts. Here we go 





In California, your property tax bill is tied directly to your recorded purchase price. Under Proposition 13 (1978), the assessed value can be increased by up to 2.0 annually, but no more. 


Because your assessed value increases, payments increase over time. But so do savings, if you have lowered the purchase price by using this tactic.


Our first chart here simply gives the annual property tax savings a buyer achieves by paying some commissions directly, instead of as part of the purchase price. 


(As placeholders, we've used 2.5 fees for both the buyer agent and listing agent. In any transaction, fees are fully negotiable, and there are no &quot;standard&quot; fees.)


Did you think it would be a lot of money? The $2M buyer pays $554 less in Year 1 than they might have otherwise. Meantime, they pay over $21,600 in property tax that year. 


The benefits are somewhat larger at higher price points, and a bit later into ownership. 


For instance, the $4M buyer who pays 5 directly – getting a lower purchase price in exchange, of course – is banking annual savings of $2,649 by Year 10. They pay a bit over $50,000 in property tax in that same year.


The $6M buyer saves almost $1,700 per year at first if they paid 2.5 directly, and more than $3,300 per year if they paid 5 directly. 


Some quick reactions:




Some savings do exist. 


The savings are modest.


Savings grow with the size of tax bills, but there is no &quot;compounding effect&quot; by which tax savings grow exponentially over time.




That last bullet may or may not be a surprise to you, but it's true. We'll come back to it toward the end.


Let's go BIG in the next chart.





Now we're looking at the absolute Big Picture. How much do you save over time by employing this particular gambit? 


The $2M buyer has saved $22,482 total after 30 years, if they paid 2.5 directly. 


The $6M buyer who paid a full 5 directly has over $36,000 in savings after just 10 years, and hits nearly $135K in savings after 30. Results for the $4M buyer fall right between these figures, depending on how much they chose to pay directly. 


All of that is real money, no disputing it. It's just that, in context, it's not much. 


That $6M buyer who saved $135K has also paid almost $2.6M in property tax over the same 30-year period. They just didn't pay $2.7M.


The $4M buyer who paid 2.5 directly to save on property taxes does save $26,930 by Year 20, while having paid $1,050,278 in property taxes during that period. Better than $1,077,208


It is all so very relative. 


At risk of spooking you off any property purchase anywhere at any time, here's the total property tax due over 10, 20 and 30 years on properties of $2M, $4M and $6M with these purchase-price discounts built in:


 


Sure, that seems like a lot of tax paid. But at least you're in a city and state where property tax rates are stiffly controlled. Homeowners in many states have regular market-value reassessments.


It's worth noting that assessed property values at the end of 30 years end up thusly:


$2.000M = $3.551M


$4.000M = $7.103M


$6.000M = $10.655M


And we know that actual values tend to far surpass this formulaic, 2-per-year value increase, especially in Manhattan Beach. So the tax paid literally vanishes in the appreciation.


Impact on Monthly Bills 


Will you notice the savings while they're happening? 


Time for another chart.





Now we're looking at the change in a buyer's monthly payment as a benefit of having paid some commissions directly. 


The $2M buyer stashes away $46 per month right away after a 2.5 direct payment. 


The savings can reach $100-$300 per month at higher price points, and with higher amounts paid directly, even approaching $500/mo. for the $6M cash buyer who paid the most directly. (Although this is after 30 years of ownership.)


Do people notice those kinds of savings?


True story: In a prior career, we once had some projects involving a billionaire client. (The old-fashioned kind who built a business, not a tech god.) He wanted detailed financial reports, which we prepared and sent. After a few months, we got some feedback: Stop rounding the numbers.  


Yes, we had been using accurate, whole-dollar figures for line items, knocking off the cents to make the reports more readable. Evidently, he did not become a billionaire by having pennies rounded for him. Point taken. We never did that again. 


Now, if you're more the type who gets your burritos delivered by taxi, or lets someone else book your travel, &quot;devil may care&quot; about the costs, well, maybe you won't notice the $50-$200 range of property tax savings each month.


But it's something, right? 


Benefit Stays Flat Over Time





Remember that one line from the cash buyer who was talking to us?


&quot;It only grows and grows,&quot; he said of the tax savings he'd enjoy by paying 5 commissions directly, with a lower purchase price. 


Maybe he'd be surprised if he saw the numbers.


The reality is that the savings grow as the tax bill grows, but the savings never compound. (We're pretty sure he was assuming a compounding effect.)


A lower starting value buys you a permanent, modest tax discount, but it doesn’t build on itself. Some readers are saying &quot;duh,&quot; and some are saying, &quot;show me.&quot; So here you go, our last chart.


 


Every scenario here shows the same thing: You get 2.5 or 5.0 off the property tax bill in perpetuity, based on the amount you originally took off the purchase price, and that’s the whole story.


For something billed as a clever workaround, it’s remarkably flat. That's why we'd say paying commissions directly is a modest benefit, but not a &quot;hack.&quot;


This is all separate from the question of, &quot;Should you endeavor to pay less in property tax?&quot;


Your property tax payments go to Los Angeles County for distribution to local governments, schools and public safety. Most people have an aversion to paying any more than they have to, but this is the consequence – less local money for those purposes. Something to consider before &quot;hacking&quot; the system.  


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

Nerdy Notes


Property Tax 101


As noted, in California, your property tax bill is tied directly to your recorded purchase price. Under Proposition 13 (1978), the assessed value can be increased by a maximum of 2.0 annually. Only new construction or major remodeling/additions can trigger an upward value adjustment while ownership remains the same. 


Assessments are the responsibility of county governments, which also collect and distribute property tax revenue. Although local property tax revenue can affect how some state funds are distributed, the money never goes to the state.


Assumptions


There are two vital numbers assumed to be steady throughout these calculations, which could or would vary in reality :


1)  Property tax rate. We used the Manhattan Beach property tax rate for fiscal year 2025-26, which is 1.108359, throughout this analysis. (This page on MBC is kept as current as we can with the local tax rate, including line items.) In reality, this number varies ever-so-slightly from year to year. And our property tax calculations here do not factor in additional local charges, such as for bonds.


2) Appreciation rate (2.0). This is the maximum annual upward adjustment in assessed home value, per Proposition 13. We assume this maximum increase is made every single year. In reality, LA County might not always assess the full 2.0, and in down markets, the county has been known to downwardly adjust property values. (They can step back up later.) 


We also assume that a home remains more or less as it was at the time of purchase, with no major remodeling/additions or new construction that might trigger an adjustment in value at a later date.
 ]]> </description>
    <pubDate>Thu, 26 Mar 2026 11:22:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/daring-works.html</guid>
    <link>https://www.mbconfidential.com/blog/daring-works.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Daring Works</title>
    <description> <![CDATA[ 



Building cycles run in waves, and each wave has trends.


At some point, 10, 20 or 50 years down the road, you can almost spot the vintage of a home:


That's a 90s Spanish.


That's a 70s Tudor.


Oh, an original postwar bungalow.


Early-aughts Caliterranean.


Hey, a mid-teens Cape Cod


Oh, man, the 80s were cruel.


And then, there are the rebels.


The iconoclasts.


They march to the beat of a different drummer.


They don't care what the trends are, or were. They're doing their thing. You can't suss out their vintage because they don't belong to any one time. 


If you don't like their music or their smoking, why don't you go outside?


(Side note: Did you know that Billy Idol just turned 70? And is alive at 70? Ye gods.)


We say all of this in appreciation of a newly-in-escrow home in the unlikely location of 1709 23rd St. (4br/3ba, 2842 sqft.) in Liberty Village.


Unlikely, just because the LV is a Mayberry-style neighborhood whose original, master-planned postwar cottages were purely purposeful.


But this home was a concept we've never seen before, and it is both engrossing and exciting.


And so different from the typical Liberty Village stock. Call it daring. 


This ground-up new build borrows architecturally from mid-century modern style. But you haven't seen this exact design anywhere. 


Enter down the side toward the rear, and you're inside the primary living space, which has the volume of a basketball gym. Maxed-out 2-story ceilings (28' per the listing) plus tons of windows keep the room bright. (The windows face north, so the residents won't be baking inside the house on a sunny day.)  


Up the stairs is a secondary living space – a loft described as an office, but perhaps destined to serve as a &quot;kids' living room&quot; up and away from the main family room. 


Of course there's a splashy kitchen with a central island. The cabinetry features a mix of warm woods and white boxes. 


Perhaps controversially, the &quot;dining room&quot; is designed as a central strip within the great room. This is where it will be, period, thank you. Likewise, the family room is oriented around the grand stone fireplace, and you will mount the TV on the stone, period, thank you. (Be sure to get one of those non-melty TVs.) 


The outdoors area on this 5700-ish sqft. lot is mostly designed as outdoor living space – no toddler soccer practice here. There's a built-in BBQ and paved hangout spaces, accessed through foldaway doors. 


How about bedrooms?


There's a large primary suite on the first floor. Yes, the first floor. Also on the first floor, according to the floorplan: An office with a powder room in the hallway (serving the first floor). It's shown as a baby room, as if it is the 4th bedroom listed as a part of the property. (No closet? No full bath?)


Upstairs, two bedrooms share a bath. Two sinks is a nice touch.


So, yes, the design is bold, the choices occasionally – as we said – daring. 


It's a one-of-a-kind floorplan, and one that would force some buyers to wrestle with how to live in it. 


But it's undeniably attractive, and it had big pull for that reason. Asking $4.499M, it lasted just about 2 weeks and is now under contract. 


The highest-ever sale in Liberty Village (east of Redondo is the real LV) was last year's resale of a 2016 build at 1401 Lynngrove (5br/5ba, 3588 sqft.) at $4.600M. That was 10 above the highest sale for new construction – 2104 Lynngrove (5br/6ba, 3598 sqft.) in 2024 at $4.195M. 


So it looks like 1709 23rd could slot in as the highest-ever new construction sale, despite lacking the bedrooms and square footage of its competitors for the crown. Is it going to beat 1401 Lynngrove by going over $4.600M? 


Even if it doesn't go over 4.6, this is not a bad potential outcome for an edgy new build.  


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

Postscript


We began to wax a bit about Liberty Village up above, just to contrast it with the new build. 


We have a little more to say that didn't fit the main body of the post.  


Liberty Village was developed right after WWII. There were just a couple of floorplans way-back-when, either 2br or 3br, and they were all built up in record time to help house the aerospace workers who would be needed across the street – and in the area – at major new aerotech manufacturing firms. 


About 10 years ago, on Manhattan Beach News – our sister site – we reported on a meeting of some Manhattan Beach &quot;Pioneers,&quot; people who'd lived in town 50 years or more. The article includes a video of a resident talking about buying their Liberty Village home for $9,995, with just $199 down – which was refunded to them via the GI Bill. 


(Where are programs like that today?)


The neighborhood has long been one of the lowest-priced &quot;entry-level&quot; areas of MB – although, of course, prices are no longer so &quot;entry level,&quot; by any common definition. 


You can still &quot;see&quot; the original homes throughout Liberty Village, with most having been updated – maybe added onto in strategic ways, but not demolished. 


New builds from scratch seem far more rare in Liberty Village than in almost any other part of town. 


But total rebuilds do exist One of our first listings ever was 2104 Harkness, a 1990 Spanish that didn't look much like any of the neighbors.


We later went on to represent two others sales in Liberty Village on homes that set records, 1900 and 1901 Lynngrove. Each was a fairly new build taking advantage of a rising market. 


There was a time when we thought we'd never see sales in Liberty Village over $4M, but you really should never say never. There have been two, and it looks like a third is on the way.
 ]]> </description>
    <pubDate>Wed, 25 Mar 2026 11:00:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-321-32226.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-321-32226.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (3/21-3/22/26)</title>
    <description> <![CDATA[ 
It's a kinda dry week for Spring, not too many new listings – although we do see 2 North End Strand listings, and 2 more on walkstreets. See below. 


Since it's a short week for new listings, we need to opine for a minute.


Folks, we've talked about A.I. listing descriptions here a couple of times at least. (For instance, here.) 


We see hallmarks of AI writing all the darn time in listing descriptions everywhere.


Someone suggested that we should maybe write a guide to share all the secrets to spotting AI writing. (Come to think of it, that might have been an AI that suggested that)


One of the &quot;giveaway&quot; constructions you'll see ends with &quot;— perfect for....&quot; or &quot;— ideal for...&quot;


Another AI cliche is phrased something like, &quot;This is more than a home — it’s a lifestyle.&quot;


AI thinks those are clever and human-sounding. Which is why AI suggests them all the darn time. 


This week, that &quot;lifestyle&quot; phrase actually appears exactly that way in one of the new listings... one which also includes the &quot;– perfect for&quot; wording.


Another listing uses the &quot;—ideal for&quot; construction twice. 


But, y'know, people could possibly come up with that stuff themselves, too It sounds so human.


People, also, might describe a primary suite as a &quot;surreal retreat.&quot; Erm, maybe. 


Or maybe people should take a pass at their AI text with a skeptical eye?


Beware em-dashes with no spaces. (You can find them sometimes—looking like this.) They might indicate AI writing.


This week, only one listing description lacks em-dashes, but it's &quot;recycled,&quot; if you will, from a time before ChatGPT. (A prior listing from 4 years ago.)


Yes, AI writing is everywhere. But not all writing is AI. For instance, this. Hi


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





 4320 The Strand (3br/6ba, 3592 sqft.)  is a masterpiece on the North End Strand. It's an incredible execution on what began as a small (1550 sqft.) lot. 


They took advantage of the steep slope to make something above-and-beyond special with 5 floors. 


5 floors


The property traded in 2022 at $10.755M, tried last year at $12.500M, and is back with just a modest markup over acquisition.


From the official description:


&quot;In dreaming, designing, and executing this truly irreplaceable 5-story oceanfront property... all elements have been expertly woven together into the ultimate representation of absolute perfection. Earth, air, fire and water stand in a visionary blend of architecture, function, and timeless presence forever making a unique statement along one of the most sought after stretches of coastline in the world. The facade is bold and beautiful, dressed in durable micro-layered Richlite wood and R100 privacy glass, then subtly trimmed in steel. Sitting proudly overlooking expansive views of the horizon which stretch from Palos Verdes and Catalina to the Malibu coastline. Watch endless world-class surf in El Porto from one of the very best vantage points in all of Manhattan Beach - the private, open concept living room perched high above the Strand. Walls of floor-to-ceiling glass capture the shifting moods of the ocean presenting a different backdrop almost hourly. Open the room-height German-made Schüco 77 sliding doors to welcome the ocean air and expand the living area onto the deck beyond, where you can enjoy dramatic sunsets while soaking in your solid copper spa The modern kitchen is outfitted with a full suite of premium appliance brands: Gaggenau, SubZero and Meile. Pantry shelving and appliance storage options are expertly designed right into the sleek cabinetry custom made by Design Support Woodworking. A 3-sided glass Ortal fireplace expands views of the ocean while seated at the custom built-in dining table. The master suite showcases front-and center views, blackout curtains, and switch glass in the master bath. Dramatic and discreet up and downlighting is used extensively throughout. This custom home holds numerous surprises, such as a media room with nearly 20 foot ceilings, a 2-story green wall and koi pond, top of the line Crestron automation, a four-stop, Italian-made glass and steel elevator from Elevator Boutique...&quot;


Click here to view the virtual tour (3D)


4320 The Strand begins at $11.250M


4320 The Strand is listed by Bryn Stroyke, Bayside. 


 


 221 30th Street (4br/5ba, 4554 sqft.) is a late-90s Spanish on a North End walkstreet. 


It boasts a &quot;surreal&quot; primary suite and Venetian plaster as a luxury accent. 


From the official description:


&quot;Attractive South-facing walk-street Masterpiece in the heart of Manhattan Beach, just steps from the sand. This Architecturally striking property offers Unobstructed White Water Ocean Views from Palos Verdes to Catalina Island to Malibu... The expansive living room is framed by exposed wood beam ceilings and large arched windows that bathe the space in natural light while showcasing panoramic ocean vistas... The walls are finished with luxurious Venetian plaster throughout, adding a subtle warmth and attention to detail that elevates the home's sophistication. The chef’s kitchen is a showstopper, featuring marble countertops, sleek European-style cabinetry, and professional-grade Wolf appliances. A stunning outdoor entertainer’s deck is equipped with a built-in BBQ, a lighted fire pit, and comfortable lounge seating — perfect for soaking in golden sunsets over the ocean. The primary suite is a surreal retreat, offering a spacious sitting area, a private ocean-view balcony, and a luxurious spa-style en-suite bath with a soaking tub, walk-in rainfall shower, and custom his-and-hers wardrobes. The Venetian plaster continues in the primary suite, creating a seamless blend of elegance and warmth. Additional highlights include multiple sun-drenched terraces with ocean views, designer fixtures, and high-end finishes throughout. The spacious secondary bedrooms each feature en-suite baths, and the private garage offers ample storage. This is more than a home — it’s a lifestyle. Live the essence of Manhattan Beach with unmatched elegance and coastal charm.&quot;


221 30th Street begins at $8.795M.


221 30th Street is listed by Tim Lesser, Keller Williams Luxury.





 337 10th (5br/4ba, 2804 sqft.) is a walkstreet duplex very close to downtown. So close, in fact, that the garage backs up more or less to the Beach Vons. Close, K?


From the official description:


&quot;Set along one of Manhattan Beach’s most charming Walk Streets, 337 10th Street captures the essence of coastal living just moments from the beach and the shops and restaurants of downtown. Homes along this coveted Walk Street rarely come to market, making this a special opportunity to own in one of the South Bay’s most sought-after neighborhoods. Framed by a mature willow tree and a gated front yard, the home welcomes you with bright interiors, classic beach-house character, and inviting outdoor spaces. Entering from the Walk Street, a spacious front deck offers a wonderful setting to gather with friends and family or simply relax and enjoy the coastal surroundings. Inside, the home feels bright and welcoming with solid maple hardwood floors, beadboard wainscoting, bay windows, and a charming Dutch front door that enhances the home’s timeless beach-house style. The kitchen flows naturally into the dining and living areas, creating an easy layout for everyday living and entertaining. A walk-in pantry and recently updated appliances—including a dual wall oven, Bosch dishwasher, and Whirlpool cooktop—add both convenience and functionality... At the rear of the main level, a mudroom with laundry provides convenient access to the home’s rare four-car garage plus two additional off-street parking spaces, an exceptional amenity in downtown Manhattan Beach. Upstairs, ocean breezes and natural light fill three sunlit bedrooms and an additional flexible living space. The primary suite overlooks the quiet Walk Street and features an ensuite bath with dual vanities, skylight, glass-enclosed tub and shower, and a cedar-lined walk-in closet. Currently configured as a duplex, the property can easily function as a spacious single-family home. A separate two-bedroom guest residence offers exceptional flexibility and can connect to the main home to create a five-bedroom residence, or serve as private guest quarters, in-law space, or a source of rental income. Few properties offer the combination of Walk Street charm, generous parking, and flexible living found at 337 10th Street—an exceptional opportunity to enjoy the very best of Manhattan Beach coastal living.&quot;


337 10th begins at $5.350M.


337 10th is listed by Lauren Forbes, Compass.


 


 4308 The Strand (5br/5ba, 4354 sqft.) is a full-size, full-lot SFR that has been on the market off-and-on since 2023, even making a deal last Summer, which just didn't work out. 


From the official description:


&quot;Live every day like you’re on vacation at 4308 The Strand—where the ocean is your front yard and the rhythm of the waves defines your lifestyle. Ideally located in North Manhattan Beach, this exceptional home offers a premier beachfront setting with easy access to the best of Manhattan Beach, Venice, Santa Monica, Downtown Los Angeles, and LAX. Positioned along one of the most desirable stretches of coastline, the home features world-class surf just steps away, unobstructed white-water views, and a wide sandy beach. Enjoy breathtaking sunsets and panoramic ocean vistas—from Catalina to Palos Verdes and Malibu—from multiple decks designed for seamless indoor-outdoor living. This versatile residence can function as a five-bedroom single-family home or as a four-bedroom main home with a separate one-bedroom junior ADU—ideal for guests or rental income. The home offers soaring ceilings, abundant natural light, and stunning ocean views from nearly every room. The gourmet chef’s kitchen features high-end appliances, custom finishes, and an expansive island. Additional highlights include three fireplaces, a designer vacuum elevator, custom railings, and a spacious laundry room. The lower level offers a private suite with its own bedroom, bath, kitchenette, and access to a landscaped outdoor yard—ideal for relaxing or entertaining. The property offers a three-car garage, two guest spaces, and optional permitted access to the gated El Porto lot – closed nightly for a uniquely private beach experience. A large storage room beneath the home offers flexible use, including the potential for a wine cellar. Energy-efficient features include fully paid solar panels and a Tesla Powerwall, keeping the average electric bill around $30 per month.&quot;


4308 The Strand begins at $8.849M.


4308 The Strand is listed by Molly Graw, Pacifica Properties Group, Inc.


Tree Section





 3512 Maple (3br/2ba, 1899 sqft.) was very original when sold in April 2025 for $2.200M. 


Now it's gotten the full treatment, and comes back about $900K higher.


From the official description:


&quot;Welcome to 3512 Maple Avenue, a thoughtfully redesigned coastal-inspired home blending convenience with functional living. Meticulously remodeled with an emphasis on efficiency and flow, this residence offers a smart layout that maximizes every square foot, complemented by a gorgeous Hemlock wood garage door that adds exceptional curb appeal. The well-appointed kitchen features premium Fisher &amp; Paykel appliances, generous cabinetry, and clean, timeless finishes. Bathrooms are equally well designed, offering stylish details and ample storage. A dedicated laundry room with a sink adds everyday convenience. A separate living room provides additional space to relax or entertain, while the dining room is connected by barn doors - offering flexible options for open or more private gatherings. An inviting family room opens directly to the backyard, creating an ideal indoor-outdoor connection to a private, serene retreat complete with a new spa and pergola—perfect for relaxing or entertaining. Modern living is elevated with integrated smart home features, including app-controlled access to the spa, garage door, heating/AC system, and water heater. Electric car charger in the garage. A turnkey opportunity offering thoughtful design, smart technology, and coastal living at 3512 Maple.&quot;


Click here to view the virtual tour (3D)


3512 Maple begins at $3.099M and is open Sat. &amp; Sun. 2-5pm.


3512 Maple is listed by Martins Leikarts, Estate Properties.
 ]]> </description>
    <pubDate>Sat, 21 Mar 2026 08:59:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/worlds-tiniest-price-cut-ai-thinks-its-brilliant.html</guid>
    <link>https://www.mbconfidential.com/blog/worlds-tiniest-price-cut-ai-thinks-its-brilliant.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>World's Tiniest Price Cut: AI Thinks It's Brilliant</title>
    <description> <![CDATA[ 



When a listing has run a couple of weeks without offers, it might be time to make a price adjustment. 


Keep buyers interested, show some flexibility, and, y'know, stay in the news. 


But for a seller, taking less can be a difficult psychological barrier. The best advice may be to make a cut, but the seller may not want to cut by much. 


You simply cannot cut less than the Hill Section listing at 621 6th (4br/4ba, 4259 sqft.) just did.


(Listed by Mike Rossi, Strand Hill Properties.)





They've cut by exactly one dollar.


One buck.


One smackeroo. 


Instead of $7,750,000 (the start price), this week they cut to $7,749,999. 


And you might say: Haha. What are you even doing? That's not a cut. 


But you're not as smart as AI. 


Google's Gemini had this to say about the concept of a $1 price cut (not specific to 621 6th):


&quot;In the high-stakes, multi-million dollar real estate market of Manhattan Beach, California, a $1 price cut is rarely about saving a dollar—it is a strategic, often psychological, maneuver.&quot;  


&quot;[A] $1 cut is a precise tool designed to trigger action in a high-demand, low-inventory environment where premium, move-in-ready homes are still highly prized.&quot;


OK, so the robot thinks this is a pretty good idea.


The major benefits, according to this AI? 




&quot;The Psychological Trigger: The home now appears in 'price reduced' searches on platforms like Zillow and Redfin, appearing as a fresh opportunity rather than a stale listing.&quot;


&quot;The Algorithm Boost: MLS systems often treat any price change as a new event, pushing the home back to the top of daily alerts sent to real estate agents and their clients.&quot;


&quot;The Signal: It tells buyers, 'We are realistic and motivated to sell,' without having to slash the price by a massive, value-depreciating amount.&quot;




Oh yes, we're very familiar with the &quot;benefit&quot; of getting fresh alerts sent out, appearing in the list of reduced properties, etc. 


Heck, we've got a whole page displaying only those Manhattan Beach listings with a price cut. It's popular. 


And any listing with a price cut will get some kind of special note on websites, kinda like we have on MBC.


There's a nice big red label saying &quot;RECENT PRICE CUT&quot; on 621 6th, and it cost them exactly $1.00 to earn that. (To say nothing of getting a blog mention, too)


So, robot, is this a smart tactic? Is it goofy? Is it effective?  


&quot;[A] $1 reduction is a show of confidence. It suggests the house is priced correctly, and only needs a small nudge to find the right buyer...&quot;


OK, robot. We'll see if you're right. 
 ]]> </description>
    <pubDate>Fri, 20 Mar 2026 09:17:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-31526.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-31526.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Winter Sales Piling Up - Manhattan Beach Market Update for 3/15/26</title>
    <description> <![CDATA[ 
You know, we know, &quot;Spring&quot; starts early in Manhattan Beach – just like we now have Summer in March. 


But technically, the latest sales are still Winter's sales. So we'll be formal about that as we review a few highlights from the first half of March. 


Spring's almost here


First, let's go big. 





934 1st St. (6br/9ba, 6847 sqft.) boasts an ultra-modern makeover, pool and big views. 


It's been out there a long time, now in its 4th listing since May 2024, but at last there's a deal. It's been at $15.249M this year. 


Up in the North End, 2907 Crest (2br/2ba, 1355 sqft.), a little remodel with nice views and a full-floor primary suite, got more than asking, closing for $3.050M (+$155K).


More toward midtown, a custom remodel with helicopter views of the ocean at 2215 Alma (3br/3ba, 2431 sqft.) flew off the shelves, going under contract the Monday after its debut, and closing for asking price ($4.200M) just 11 days later.


Someone knew what they wanted





1728 Oak (4br/3ba, 1996 sqft.), which drew 18 offers on an asking price of $2.199M, closed for $2.525M (+$326K / +15). We're going to say the listing looked maybe a little cautious out of the blocks, but not 15 underpriced. 


Meantime, the &quot;one that started it all&quot; in the Tree Section, 2921 Poinsettia (3br/3ba, 1836 sqft.), closed for $3.000M (+$200K) after a long escrow. This was the first Tree Section listing of the year that shocked everyone with multiple bids and a much higher price. 


Trendsetter? No, it just revealed that there is a pool of buyers ready to go. And we saw them all again later.


Going big again, a newer 3-story beauty near downtown at 620 12th (5br/5ba, 4312 sqft.) closed for $9.000M, $500K over the list price. The whole deal appeared to have been arranged off-market.


Over on the east side, creative new construction at 1612 Magnolia (5br/5ba, 3380 sqft.) got 5 over asking, closing for $4.100M.


And a single-level mid-century style home on a sleepy cul-de-sac near Costa at 449 S. Prospect (4br/3ba, 1904 sqft.) got $150K over asking, closing at $2.750M. 


Not every sale happened in a flash and went over asking, but it was more the norm than not. 


And it still isn't Spring yet 


Below, our update continues with the Movers. &quot;Movers&quot; are the:


(1) newest listings,


(2) newest escrows and


(3) newest closed sales within each of our 2-week market update periods. 


Here are the Movers for March 1-15, 2026 (click any address to see the property):


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




New Listings (18)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

START






127 21st


5/4


2,252


2,706


$6,250,000


$2,775


3


$6,250,000


03/13/26




1000 The Strand


10/9


5,967


4,979


$25,000,000


$4,190


3


$25,000,000


03/13/26




3521 Pine Avenue


3/2


1,664


4,638


$2,975,000


$1,788


4


$2,975,000


03/12/26




2100 Pine Ave


5/5


3,180


4,481


$4,649,000


$1,462


4


$4,649,000


03/12/26




436 1st Street


4/3


1,912


3,006


$3,750,000


$1,961


4


$3,750,000


03/12/26




461 26th Street


5/6


4,728


2,698


$8,500,000


$1,798


4


$8,500,000


03/12/26




324 18th Street


4/5


4,215


2,710


$9,700,000


$2,301


4


$9,700,000


03/12/26




1140 Manhattan Beach D


2/3


1,190


9,564


$1,325,000


$1,113


4


$1,325,000


03/12/26




5 Cordoba Court


2/2


1,465


1,550


$1,549,000


$1,057


4


$1,549,000


03/12/26




5 Nantucket


3/3


1,970


4,028


$2,500,000


$1,269


4


$2,500,000


03/12/26




1320 Curtis


3/2


1,600


5,258


$1,995,000


$1,247


5


$1,995,000


03/11/26




661 19th Street


3/1


1,105


4,412


$3,500,000


$3,167


10


$3,500,000


03/06/26




1940 N Ardmore


2/1


809


3,620


$1,650,000


$2,040


11


$1,650,000


03/05/26




621 6th


4/4


4,259


7,128


$7,749,999


$1,820


11


$7,750,000


03/05/26




3200 Elm Avenue


5/5


3,109


4,764


$3,899,999


$1,254


12


$3,899,999


03/04/26




214 El Porto Street


4/5


2,235


1,480


$5,199,000


$2,326


14


$5,199,000


03/02/26




220 20th Street


4/4


3,716


2,615


$8,295,000


$2,232


41


$8,295,000


01/20/26




1709 23rd Street


4/3


2,842


5,723


$4,499,000


$1,583


10


$4,599,000


08/18/25






 


New Pendings (20)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

START






3112 Laurel


3/2


2,132


6,961


$3,100,000


$1,454


3


$3,100,000


03/12/26




642 14th


4/4


2,311


5,986


$4,600,000


$1,990


11


$4,600,000


03/05/26




605 Marine


4/5


3,659


4,413


$4,299,000


$1,175


4


$4,299,000


03/12/26




1720 Oak Avenue


4/4


3,471


4,487


$3,999,000


$1,152


11


$3,999,000


03/05/26




521 13th Street


3/3


2,428


2,872


$3,650,000


$1,503


17


$3,650,000


02/27/26




2508 Pine


5/4


3,077


4,480


$4,250,000


$1,381


46


$4,250,000


01/29/26




3013 Maple Avenue


3/3


1,742


4,589


$2,984,000


$1,713


18


$2,984,000


02/26/26




2917 N Poinsettia Avenue


4/4


3,164


4,647


$4,595,000


$1,452


78


$4,595,000


12/15/25




592 33rd Street


3/3


1,824


5,025


$3,599,000


$1,973


9


$3,599,000


02/19/26




98 Highland Avenue


3/2


1,142


3,382


$5,500,000


$4,816


25


$5,500,000


02/19/26




2407 Manhattan Ave


3/4


2,264


1,351


$6,395,000


$2,825


26


$6,395,000


02/18/26




1304 The Strand A


3/3


1,690


3,320


$4,995,000


$2,956


24


$4,995,000


02/20/26




209 41st Street


3/4


1,884


1,348


$3,198,000


$1,697


5


$3,198,000


02/27/26




3601 Bayview Drive


3/4


3,090


1,744


$7,450,000


$2,411


110


$7,450,000


11/06/25




217 43rd


3/3


1,368


1,355


$2,200,000


$1,608


42


$2,200,000


02/02/26




124 33rd


3/4


1,720


2,697


$3,799,000


$2,209


6


$3,799,000


02/26/26




934 1st Street


6/9


6,847


10,090


$15,249,000


$2,227


63


$15,249,000


01/05/26




113 S Herrin


5/5


4,354


7,497


$3,895,000


$895


8


$3,895,000


03/05/26




1659 3rd Street


4/4


2,865


7,457


$3,399,000


$1,186


34


$3,299,000


02/10/26




1623 8th Street


5/4


3,805


7,499


$3,999,000


$1,051


20


$3,999,000


02/24/26






 


New Sales (14)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

CLOSED






2921 N Poinsettia


3/3


1,836


4,647


$3,000,000


$1,525


11


$2,800,000


03/13/26




2205 Pacific Ave


2/2


1,221


4,190


$2,200,000


$1,802


8


$2,200,000


03/13/26




4016 The Strand


4/6


3,330


3,492


$7,950,000


$2,462


8


$8,199,000


03/10/26




1612 Magnolia


5/5


3,380


4,865


$4,100,000


$1,183


27


$3,999,999


03/10/26




449 S Prospect Ave


4/3


1,904


8,107


$2,750,000


$1,366


4


$2,600,000


03/10/26




2907 Crest Drive


2/2


1,355


1,755


$3,050,000


$2,137


29


$2,895,000


03/06/26




2215 Alma


3/3


2,431


1,504


$4,200,000


$1,728


5


$4,200,000


03/06/26




620 12th Street


5/5


4,312


2,988


$9,000,000


$1,971


1


$8,500,000


03/05/26




3216 Highland Avenue


6/4


2,768


3,510


$3,325,000


$1,192


128


$3,642,999


03/05/26




320 35th Street


4/5


2,450


2,697


$3,900,000


$1,631


14


$3,995,000


03/04/26




3508 Maple


3/2


1,899


4,642


$2,250,000


$1,211


15


$2,299,000


03/03/26




2821 Alma Avenue


5/6


3,965


2,705


$8,000,000


$2,018


0


$8,000,000


03/03/26




1728 Oak


4/3


1,996


4,485


$2,525,000


$1,102


4


$2,199,000


03/02/26




1505 Wendy Way


2/2


1,546


5,400


$2,350,000


$1,520


0


$2,350,000


02/27/26






Here's the rest of our local real estate market update report for the period ending 3/15/26:


&gt; 55 active listings as of 3/15/26 (flat from 2/28/26) 


&gt; 40 SFRs (+1)


&gt; 15 THs (-1)


See the Inventory list as of 3/15/26 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: 9 actives (-1)


&gt; Sand Section: 21 actives (-2)


&gt; Hill Section: 3 actives (flat)


&gt; East MB: 22 actives (+3)


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 3/15/26&quot;.
 ]]> </description>
    <pubDate>Tue, 17 Mar 2026 20:37:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-314-31526.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-314-31526.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (3/14-3/15/26)</title>
    <description> <![CDATA[ 
Now begins &quot;blogger apology Spring.&quot;


This is the time of year when:


(a) more new listings are coming out, deserving of attention and comment, and


(b) our business kicks into a higher gear – new clients showing up or activating every day or two – and we are pressed to prioritize. 


This week, we had more new listings, clients and transactions than new blog posts. It's gonna happen. 


That said, we saw several of the new listings this week, and kinda liked 'em.


We'll say a little about those and make sure you get this post before we get snowed under again. (It's a desk job, you say? Wanna slap a tracker on us for a week?)


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





 461 26th Street (5br/6ba, 4728 sqft.) is an eye-opening, ultra-custom beauty on perhaps one of the most quiet, least-trafficked little streets with the most unusual and transfixing views. 


It's a wower.


26th is tucked right at the northern edge of Grand View Elementary, and the few homes along this stretch from Vista eastward have an uncommon vantage point, looking due south, capturing the Tree Section, the Martyrs steeple, the Sand Section, ocean and PV. 


This home takes great advantage, with nice views from the primary and even grander views from the large balcony/outdoor room on the top level. 


Oh, did we say &quot;ultra-custom?&quot; Start with plaster walls throughout – a detail we're seeing more in high-end new construction. Yes, that includes the ceilings. 


We can't do this all justice, but suffice it to say, this is no spec home, the floorplan and detail are tremendous, and there's a reason they're aiming for the top of the top for a home along this uncommon front row. It's fortunate that they're open both days this weekend – do yourself a favor and see a great home.


Did we do it again? Did we write more than the listing agent?


From the official description:


&quot;[T]his architecturally striking Manhattan Beach residence immediately sets a tone of elegance and thoughtful design. Light-filled open living spaces flow seamlessly between the kitchen, dining, and living areas, creating an inviting setting for both relaxed daily living and effortless entertaining, while upper levels capture beautiful ocean views stretching toward Palos Verdes. Built in 2021..., the home blends refined modern architecture with the comfort and efficiency of newer construction. Venetian plaster accents add warmth and texture to the main living areas, complemented by premium flooring and curated lighting throughout. The designer kitchen features sleek custom cabinetry, high-end built-in appliances, and clean architectural lines that anchor the open-concept layout. Spacious bedrooms provide peaceful retreats, including a beautifully upgraded primary suite with a newly enhanced spa-inspired shower. A three-stop elevator connects all levels, offering convenience and long-term functionality. Additional highlights include central heating and air conditioning, energy-efficient systems, updated lighting, a dedicated laundry area, and a private garage with additional parking.Ideally situated on a rare sidewalk-lined street just steps from highly sought-after Grand View Elementary, the home offers a true neighborhood feel with exceptional convenience.&quot;


461 26th Street begins at $8.500M and is open Sat. &amp; Sun. 2-5pm.


461 26th Street is listed by Allison Lutz, The Agency.





 324 18th Street (4br/5ba, 4215 sqft.) is an ultra-glam, newer custom modern ('21 build) on one of the oft-unexplored midtown walkstreets east of Highland.


People don't know about these walkstreets enough because (1) they don't see many trades, and (2) they're not west of Highland, where they think they should be looking. 


Alas, east of Highland, these few blocks (17th-20th) contain some of the quietest walkstreets with some of the best views you can get near town. 


Someone knew that and build a 5-star-hotel-level residence to match up with the prime location. 


This one's up for private tours only, but worth a look if you value privacy, thoughtful design, views and proximity to town. Yeah, there's a few buyers like that.


We have to call out the &quot;outdoor room&quot; on the third floor, south side. You see the pier. You're rarely/never in direct sun. There's views everywhere. This is how the best homes should be built.


From the official description:


&quot;Completed in 2021, the three-level residence blends refined coastal architecture with modern technology and seamless indoor-outdoor living. Fleetwood windows and doors fill the interiors with natural light while capturing ocean and iconic Manhattan Beach Pier views. Crestron home automation, whole-home audio with indoor and outdoor speakers, and surround sound enhance the living experience. The chef’s kitchen is designed for both daily living and entertaining, featuring double Sub-Zero refrigerators, double Sub-Zero freezers, and a dedicated wine refrigerator, complemented by a temperature-controlled wine cellar for collectors. The spacious primary suite offers a true retreat highlighted by a spa-inspired bathroom with a Mr. Steam steam shower. An elevator services all three levels for added convenience. Outdoor spaces are thoughtfully designed for the walk street lifestyle. The generously sized walk street patio—larger than many in the Sand Section—creates an inviting setting for gathering with neighbors or hosting around the built-in firepit. Upstairs, a covered deck off the kitchen captures beautiful Manhattan Beach Pier views, with Fleetwood sliders that fully open to create a seamless indoor-outdoor entertaining space while providing welcome shelter from the coastal elements. Newer custom homes of this caliber rarely become available on such a special Sand Section walk street—offering the ideal balance of privacy, park adjacency, easy beach access, and walkable proximity to the energy of downtown Manhattan Beach. All furnishings and wall art included in the sale.&quot;


Click here to view the virtual tour (3D)


324 18th Street begins at $9.700M.


324 18th Street is listed by Bryn Stroyke, Bayside and Matthew Cox, Cove &amp; Key. 


 


 436 1st Street (4br/3ba, 1912 sqft.) is basically a complete surprise. How many times have we passed and never noticed the home?


The location backs up to Robinson elementary – seriously, it's visible from the rear and yard. But there is a lot more yard than you would ever expect in the Sand Section. And that's all ultra new/refreshed, like from a TV show.


The huge surprise is that this is a 3-level home, and that it is almost entirely updated inside. Though built in the 50s, its updates are entirely now – if squeezed in, here and there. 


If there was ever a case where you could not judge a book by its cover, this home invites you in to say &quot;oh, here's a midsized remodel close to the school and the beach.&quot; And we almost didn't feel 1st St. as a factor.


From the official description:


&quot;Located in the desirable South Sand Section of Manhattan Beach, this charming and fully remodeled home offers 4 bedrooms and 3 bathrooms across 1,912 square feet of living space on an oversized 3,006 square foot lot. Thoughtfully updated throughout, the home features a beautifully remodeled kitchen and bathrooms, blending modern finishes with a warm coastal style. The private primary suite is set on its own level and features a remodeled bathroom, walk-in closet, and peaceful treetop views. The main living level includes three additional bedrooms along with the kitchen and living room, creating a comfortable and functional layout for everyday living. A spacious family room—also ideal as a fifth bedroom, guest suite, or bonus space opens directly to the backyard. The yard is unusually large for the Sand Section and offers plenty of space for outdoor dining, entertaining, relaxing, or play. Additional highlights include a two-car attached garage and a versatile floor plan that works well for families, guests, or a home office setup. Ideally located just four blocks from the beach and only steps to Robinson Elementary School, the home offers the best of the South Manhattan Beach lifestyle with close proximity to parks, shops, restaurants, and downtown Manhattan Beach. A rare opportunity to own a beautifully remodeled home with exceptional outdoor space in one of Manhattan Beach’s most sought-after beachside neighborhoods.&quot;


436 1st Street begins at $3.750M and is open Sat. 1-4pm &amp; Sun. 2-4pm.


436 1st Street is listed by Jennifer Caskey, Compass. 





 1000 The Strand (10br/9ba, 5967 sqft.) sold for $21.000M in May 2017, got decent upgrades, and has been offered back for sale for a long time since.


Two listings logged slightly over 1,000 market days from 2019-20 and 2023-25, with askings at high as $30.0M and, most recently, $24.9M. It's now at $25M.


We thought it relevant that the prior listing described there being 4 units on site. The current listing makes no reference, in the text or details, to the 4 units. This might be important to get straight, however, as the state's &quot;no net loss&quot; rule could impact redevelopment on the site. 


From the official description:


&quot;Commanding one of the most prominent corner positions on The Strand, 1000 The Strand is a rare multi-generational legacy coastal compound spanning approximately 6,000 square feet on an oversized, elevated lot along the coveted south-facing stretch of Manhattan Beach's most prestigious coastline. With sweeping Pacific Ocean views and a privileged vantage above the boardwalk, the residence offers a level of presence and architectural scale seldom found along this celebrated shoreline. A spectacular 400-square-foot oceanfront terrace overlooks the Pacific and the iconic Manhattan Beach Pier, serving as the home's signature gathering space... Rarely do properties of this scale and positioning come to market along The Strand. 1000 The Strand represents a true trophy estate and an opportunity to secure one of Manhattan Beach's most exceptional oceanfront residences.&quot;


1000 The Strand begins at $25.000M.


1000 The Strand is listed by Nicole Plaxen, Sotheby's International Realty.


Tree Section





 2100 Pine Ave (5br/5ba, 3180 sqft.) is a super-custom and highly inspired build from 2008, which we're appreciated much in the past. As lovely as it is, it's a frequent flyer on the market, for whatever reason.


From the official description:


&quot;[A] custom-crafted residence distinguished by warmth, architectural character, and an exceptional level of detail. Built in 2008 and meticulously maintained, the home offers five bedrooms, four-and-a-half baths, and approximately 3,180 square feet of thoughtfully designed living space. From the moment you arrive, the home conveys a sense of story and substance that is increasingly rare. Rich with bespoke detail, the interiors are defined by beamed ceilings, walnut floors, custom millwork, and beautifully layered finishes that bring depth, texture, and timeless appeal to every room. Thoughtfully designed and deeply inviting, the home balances refined craftsmanship with effortless livability. At the center of the home, the chef’s kitchen is both striking and functional, featuring an oversized Calacatta marble island, a 48-inch six-burner Wolf range with grill, abundant storage, and a butler’s pantry with wine refrigerator. Adjacent living spaces open seamlessly to a private backyard retreat complete with a built-in outdoor kitchen, fireplace, additional wine refrigerator and dedicated dining area designed for year-round entertaining.&quot;


Click here to view the virtual tour (Video)


2100 Pine Ave begins at $4.649M and is open Sat. &amp; Sun. 1-4pm.


2100 Pine Ave is listed by Lisa Bourque, eXp Realty of California Inc.





 3521 Pine Avenue (3br/2ba, 1664 sqft.) is a single-level super remodel, which proved to be very desirable when first offered in Summer 2023.


It sold within 7 days and closed $160K above asking at $2.660M then. Can we just say, that was not the wildest time in the market, but this home flew. 


From the official description:


&quot;Beautifully remodeled and filled with natural light, this charming single-level home in Manhattan Beach’s coveted Tree Section offers the perfect blend of coastal style, thoughtful design, and effortless indoor-outdoor living. Extensively renovated with high-quality finishes throughout, the home features beautiful white oak floors, an open floor plan, and spaces designed for comfortable everyday living and relaxed entertaining. The kitchen flows seamlessly into the main living area and features Thermador appliances, generous counter space, and a custom built-in dining nook that creates a welcoming place to gather. Three skylights bring in abundant natural light, highlighting the thoughtful design and quality finishes. The living room features a fireplace that adds character and comfort to the space. The spacious primary suite offers a peaceful retreat with a beautifully remodeled ensuite bathroom. Two additional bedrooms are well-sized with ample closet space and share an updated hall bathroom. At the front of the home, a flexible room provides the perfect space for a formal dining room, home office, or playroom. The home embraces the best of Southern California living with easy indoor-outdoor flow. The living room opens to a deck overlooking the backyard, ideal for morning coffee or evening gatherings.&quot;


3521 Pine Avenue begins at $2.975M and is open Sat. &amp; Sun. 2-4pm.


3521 Pine Avenue is listed by Jennifer Caskey, Compass.


 


 3112 Laurel (3br/2ba, 2132 sqft.) is a hard one to figure as it lies. 


The home is uncommonly configured, with an almost-too-darn-open main living space (remodeled kitchen at the center), plus a couple of unusual bedrooms upstairs. There are very high ceilings, ultra-knotty/rustic painted walls, and bathrooms that aren't all exactly what we've ever seen before. 


The lot slopes down toward the yard and pool, and there's a room (bedroom?) with a bath down there, but no connection to the house indoors. 


Headline: this is a lot-and-a-half, nearly 7000 sqft., with development potential that is far more obvious than the answer to the question of &quot;how do we actually live here?&quot;


From the official description:


&quot;Development opportunity on 6,961 sq ft lot. Updated Classic 4 bedroom, 3 bath Manhattan Beach Home in the Tree Section. Close to Greenbelt, Downtown, and award winning schools. Spacious, light &amp; bright, indoor-outdoor living. Private front yard patio, Expansive backyard, Salt Water Pool, mature trees, and outdoor shower. Open great-room with high ceilings. 3 bedroom and 2 bathrooms on main level. Downstairs bedroom/bathroom is private with separate entrance. Central A/C, 2 car garage. Classic Manhattan Beach VIBE. Sold &quot;AS-IS&quot;.&quot;


3112 Laurel begins at $3.100M and is open Sat. &amp; Sun. 1-3pm.


3112 Laurel is listed by Robert MILLEA, Robert Joseph Millea.


East Manhattan Beach


 


 5 Nantucket (3br/3ba, 1970 sqft.) is a remodeled Plan 8, among the favorite of the Village TH floorplans thanks to a primary suite on the first floor. 


From the official description:


&quot;Ideally situated within the community of the Manhattan Village, this property is tucked away on a cul-de-sac with privacy. This highly sought after plan 8 townhome features a main floor primary suite with a walk-in closet, vaulted ceilings, and French doors leading out to the patio. The updated kitchen is equipped with a built-in 6-burner gas range, wine fridge, and a large breakfast bar open to the family room. A built-in desk and additional cabinet space complement the kitchen in modern design. A moody living room with fireplace, a large sunlit dining room and guest bathroom complete the first floor. The second level features two bedrooms and a bathroom plus a loft with a built-in workspace overlooking the first floor with second level windows that have views of the lush neighborhood. With only one shared wall, there is an abundance of windows surrounded with greenery and there is newly installed central air conditioning. The two-car garage is has an epoxy finish with washer and dryer included. Convenient guest parking is abundant on Nantucket and it has an easy walking path to the community pool, numerous spas, and well-lit and paved sidewalks.&quot;


5 Nantucket begins at $2.500M.


5 Nantucket is listed by Piper Rissmiller, Re/Max First Class.  





 5 Cordoba Court (2br/2ba, 1465 sqft.) is an upgraded Plan 1 unit.


From the official description:


&quot;Beautiful and filled with light, this desirable updated PLAN 1 townhome features 2 bedrooms, 2 bathrooms, 2 living spaces, a built-in desk area, an oversized outdoor patio, a balcony off the primary suite, and a private (with direct access) 2-car garage. The nicely sized living room, with tall ceilings, features a fireplace with a new custom stone surround and a new slider that offers direct access to the patio. The updated south-facing patio flows from the living room and is easily accessible from the sliding door. There is a nice-sized area that flows off the kitchen that is ideal for an eating table and a small seating area. The updated kitchen offers newer quartz countertops and appliances. There is good counter space and storage (to include a pantry) and a nice-sized breakfast bar area. The kitchen window is placed in an ideal location (over the sink) to allow the beach breeze to flow through the home toward the south-facing clearstory windows, as well as the living room window and slider. There is a bedroom and a full bath on this level, offering flexibility to suit anyone's desires. The upstairs primary suite is spacious, offers high ceilings, a private balcony, an updated oversized full bathroom with double sinks, and a nice-sized walk-in closet. Both bathrooms offer nice lighting with backlit antifog mirrors. All bathrooms have new vanities and plumbing fixtures. Luxury vinyl flooring is installed throughout the home, making it easy to clean and maintain. &quot;


5 Cordoba Court begins at $1.549M and is open Sat. &amp; Sun. 1-4pm.


5 Cordoba Court is listed by Cindy Shearin, Strand Hill Properties.


 


 1320 Curtis (3br/2ba, 1600 sqft.) is a single-level, largely original cottage that lands as a &quot;tweener&quot; on the scale of &quot;ready for a remodel, or ready for a new build?&quot; 


The lot features a rear portion with a steep downslope that could make for some challenges with an all-new build.


From the official description:


&quot;Rare opportunity in a prime Manhattan Beach location just one block from Pennekamp Elementary and two blocks from Mira Costa High School. Situated on a quiet street in a highly desirable neighborhood, this 3-bedroom, 2-bath home offers exceptional potential for renovation, expansion, or a custom rebuild. The existing floor plan features a living room that opens to a sunny south-facing backyard and deck, providing great natural light and strong indoor-outdoor potential. The kitchen features beam ceilings and sits at the front of the home. The primary suite includes its own bathroom, an 8-foot closet, and French doors opening to the backyard deck. Additional features include direct access to a two-car garage with laundry area and a functional layout ready to be reimagined. The property is a fixer, offering a rare chance to create a custom home in one of the most sought-after pockets of Manhattan Beach, close to top-rated schools, parks, and local amenities.&quot;


1320 Curtis begins at $1.995M and is open Sat. &amp; Sun. 1-4pm.


1320 Curtis is listed by Nick Cohan, Beach City Brokers.





 1140 Manhattan Beach D (2br/3ba, 1190 sqft.)


From the official description:


&quot;Tucked quietly away from the buzz of Manhattan Beach Boulevard, this charming, modern, rear-unit townhome is the kind of hidden gem buyers are always hoping to find - private, stylish, and right in the center of everything. With 2 bedrooms, 2.5 baths, this home delivers the best of both worlds: peaceful living with incredible convenience just outside your door. Step inside to a bright, welcoming living space designed for easy coastal living, featuring a cozy fireplace and an updated kitchen, perfect for everything from laid-back weeknight dinners to hosting friends before heading downtown. The home truly shines when it comes to indoor-outdoor flow, offering two separate outdoor spaces, including a private backyard - a rare find in this price point - ideal for morning coffee, a sunset spritz, or weekend BBQ. Upstairs, the oversized primary suite with ensuite bath provides a relaxing retreat, while the second bedroom with its own adjacent full bathroom offers flexibility for guests, a home office, or growing households. An upstairs laundry area adds everyday ease, and the attached two-car garage with extra storage makes beach life that much more practical. Location-wise, it’s hard to beat: about a mile to the sand and Downtown Manhattan Beach, and just minutes to Polliwog Park, Target, Trader Joe’s, Manhattan Beach award-winning dining, shopping, and top-rated schools, with convenient commuter access to LAX and the freeways. Homes that combine privacy, outdoor space, modern updates, and this level of central convenience rarely come along - and once you step inside, you’ll understand why.&quot;


1140 Manhattan Beach D begins at $1.325M and is open Sat. &amp; Sun. 1-4pm.


1140 Manhattan Beach D is listed by Alexandra Powers, Strand Hill Properties.
 ]]> </description>
    <pubDate>Sat, 14 Mar 2026 11:58:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/share-of-cash-purchases-rose-for-last-5-years.html</guid>
    <link>https://www.mbconfidential.com/blog/share-of-cash-purchases-rose-for-last-5-years.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Share of Cash Purchases Rose for Last 5 Years</title>
    <description> <![CDATA[ 



How common are cash buyers in Manhattan Beach?


Last year, nearly half of all local home sales – 45 – were coded as all-cash purchases in the MLS. 


In fact, the share of cash purchases has been increasing steadily since 2020, when the share was at a relatively low 22 –  half the rate of 2025. It's been 5 straight years of increases since then.


Each of the past 4 years saw recent highs for the percentage of cash sales, ranging from 34 to the aforementioned 45 last year.


What's more, if we go only by MLS sales data which do have a record of the type of financing buyers used (ignoring some sales left blank), the percentage of cash sales rises 1-3 for each year in our chart. It is at 48 for 2025 by this calculation.


We were prompted to dig out this data by a client's sincere question: Do sellers usually see a lot of cash buyers?


Um, yes?


Gathering the Data


We've definitely heard chatter about this topic recently. We've even seen some others present data – we think data that they got from title companies, but they didn't cite sources. (You should cite sources.)


As we compiled our own data, we speculated that 2020-21 might turn out to have lower shares of cash purchases. Good guess. The hypothesis: Mortgages were so cheap, even cash-heavy buyers almost felt that they had to take a loan. (We remember those days.)


Was the cash-purchase rate &quot;declining&quot; before COVID-19 and those low rates? 


Maybe, maybe not. The data showed that 33 of purchases in 2018 were all-cash, while the figure was 28 both the year before and the year after. Maybe 2018 was just a little more cash-heavy? 


Some day, perhaps we'll run the data for years prior to 2017. It'd be interesting to see the trend before 2017-18, but we're going to go ahead and speculate (again) that we won't find cash-purchase rates that even approximate the recent trends charted above.


The Flood of Cash Buyers Began Fairly Recently


There's something going on here. 


The topic is wide-open for comment and further speculation, but we'll share just one anecdote.


It was 2013 or 2014, and we had a big Hill Section property that we represented. Our (SoCal) buyer had paid all-cash, but had second thoughts before starting a remodel. We found a new out-of-state buyer to take the property, who paid all-cash also – a lot more than acquisition. It was all dizzying.


For a lot of us here, that period time was a clarion-call of a moment, when really big money started flooding into Manhattan Beach real estate. There had been hints of that right after the Great Recession, as cash came into MB real estate as a &quot;safe haven.&quot; Then the trend built, and so it continues today. 


One thing you see in the news but not really on the ground here in MB: &quot;Corporate&quot; or &quot;Wall Street&quot; entities gobbling up local homes to serve as rentals.


The cash we see here is personal – either proceeds from a recent home sale, or, quite often, personal assets built up over time.


Can You Win with Financing?


Alright, so, the elephant in the data here is... Buyers who are taking financing to buy in Manhattan Beach are barely a majority anymore. 


Does that make you feel like being regular-type person who actually needs a bit of a loan to buy in a multi-multi-million-dollar community puts you at a disadvantage?


Don't fret. 


Sure, cash buyers definitely get a smile from a seller. They come in without the potential uncertainties around a loan. (The appraisal contingency. What's that even for, again? And making sure the loan gets approved. Usually not too hard if the buyers are vetted, but... what if?)


Yet, cash buyers sometimes try to throw their weight around. (When we have cash buyers, we try to throw their weight around) The sellers don't always like it. Cash often isn't the high bid.


You can beat a cash buyer if you're a financed buyer. We just saw that happen on one deal recently. And it wasn't crazy. 


Sellers are always looking at the whole package. The advantages of cash don't always win out. 


Although, again, in 2025, cash did take properties 45 of the time, which is a pretty good record. (It's not clear how many of those sales involved competitive bidding in which a cash buyer prevailed. All we know is that buyers closed with cash.)


In 2026 (from Jan. 1-March 10), cash purchases have totaled &quot;only&quot; 33 of closed sales so far. That's just 49 closings, so don't draw too big of a lesson yet.


We'll note that in some of those other data presentations we've seen, MB stood head-and-shoulders above other South Bay cities with the share of cash purchases. But before we accept that as fact, we'd like to run our own numbers. 


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

Sources &amp; Notes


Nerdy notes: Data compiled by Dave Fratello and MB Confidential from MLS-reported sales data. 


We downloaded absolutely all data in the MLS from all of the sales for 9 years in Manhattan Beach (2017-2025). Using a custom-built script, we sorted all of the sales by the type of buyer financing reported in the MLS by listing agents at the time of closing.


Agents have several options in the MLS to use to report buyer financing, but &quot;cash&quot; by itself is a pretty clear and self-explanatory category – hard to screw up.


A small number of transactions in each year's data simply have nothing input for the type of buyer financing. As noted in the story, the percentages given above rise by 1-3 each year if we limit the data to those for which there is something input for financing. Here's what the chart looks like if we re-figure the numbers to ignore the blanks. From MLS data alone, we just cannot know which angle is more accurate. 


Most imperfections or imprecision in the data would come from agent inputs – and it's not hard to imagine that there will be imperfections and imprecision for that reason. Our guess would be that the rate of imperfection and imprecision might be pretty similar from year to year, which should make comparisons more reliable. 


Nerdy artificial intelligence disclosure: Our &quot;script&quot; to run these calculations was built with help from A.I., but, on principle, we never let A.I. do our writing or our math. For instance, we don't upload data to A.I. and ask for the results.


Instead, we build frameworks, scripts, calculators and mini-apps to automate the work that we have normally done by hand. We have visibility into each step of the process. We cross-check results. This way, we save time, but also have confidence in the data. We imagine that's what everyone does, but hey, not sure


Should we look at other markets? Now that we have these nifty mini-apps, it would be easier to compare MB to other South Bay markets or comparable luxury markets, in a manner similar to some of our regional analyses, like &quot;How 2025 Sales Ranked All Over SoCal.&quot;


We can also refine our numbers to do some comparisons by areas of MB – how much cash in the Sand Section versus East MB, for instance? You know, that's just the sort of thing we would do. We'll come back to this.
 ]]> </description>
    <pubDate>Wed, 11 Mar 2026 07:27:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-37-3826.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-37-3826.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (3/7-3/8/26)</title>
    <description> <![CDATA[ 
If you're shopping at or slightly above the $4M range, a few new options emerged this week, two in East Manhattan and one in the Tree Section. Those are the first 3 listings reviewed below. 


Then there's a lot of lots, it seems.


We'll be nearby this weekend hosting opens for our new Rancho Palos Verdes listing at 5352 Ironwood, a 3br remodel with magnificent backyard entertaining spaces and a pool. Asking $1.799M, we're open both days 1-4PM. Come on up 


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





 1709 23rd Street (4br/4ba, 2842 sqft.) is a remarkable, break-the-mold new construction home in Liberty Village. 


The entry into the great room, with high ceilings and lots of windows, is a bold statement, with the style owing a debt to mid-century modern. Everything opens nicely to a mostly hardscaped pocket backyard. 


The ample primary suite is actually downstairs, along with a second bedroom, while two more beds upstairs share a hallway bath. There's a fun landing/loft space upstairs also. 


From the official description:


&quot;Step into elevated living with this Brand-New, CUSTOM 'Modern Mid-Century' masterpiece... Combining timeless architectural elegance with modern functionality, this four-bedroom residence—plus a custom-designed loft office—offers the perfect fusion of form and lifestyle flexibility. Inside, 28-foot ceilings and dramatic floor-to-ceiling glass panels flood the open-concept main room and loft with natural light, creating a stunning connection to the private, entertainer's backyard. Seamless indoor/outdoor flow is achieved with 12 foot La Cantina bifold door system and bar counter window, perfect for hosting or relaxing. The kitchen is a true showpiece, featuring handcrafted White Oak cabinets (not veneer), Thermador appliances, a walk-in pantry wired for additional appliances, and custom natural stone finishes. Custom Kayu solid Brazilian hardwood accents continue throughout the home, including ceilings, eaves, and fencing—tying the indoor and outdoor spaces together with warmth and character. Every detail speaks to quality, Hand-finished White Oak flooring (not engineered). Custom cabinetry and built-ins throughout, including desks in secondary bedrooms. Custom glass stair railings... Offering unmatched design, advanced technology, and a relaxed coastal vibe, this custom designed and built residence defines California modern living.&quot;


1709 23rd Street begins at $4.499M and is open Sat. &amp; Sun. 1-4pm.


1709 23rd Street is listed by J. Gregory Maffei, Vista Sotheby’s International Realty.





 113 S. Herrin (5br/5ba, 4354 sqft.) is a 2008 Tuscan that benefits from a recent &quot;whitewash&quot; (fresh paint throughout) and boasts lots of space, including a separate &quot;casita.&quot; 


There seems to be quick activity on this one – take a look if it might be a fit. 


From the official description:


&quot;Timeless design and refined coastal-inspired Mediterranean living converge in coveted East Manhattan Beach. This residence offers a private, secure, gated entrance... plus a detached casita with 1-bedroom, 1-bath features quality craftsmanship. The thoughtfully designed floor plan includes seamless indoor-outdoor flow, perfect for entertaining and comfortable everyday living. Upstairs, four spacious bedrooms include a sophisticated primary suite. The suite features a fireplace, a private balcony, an oversized walk-in closet, and a spa-inspired bath. The bath features dual sinks, a vanity, a jetted soaking tub, and a walk-in shower. One secondary bedroom has an en-suite bath. Two additional bedrooms share a bathroom with two separate sink areas. The convenient upstairs laundry room makes daily life easier. The main level is designed for connection. It includes a formal living room and a great room, both anchored by a dual-sided fireplace. The formal dining room flows effortlessly into the chef’s kitchen. The kitchen features stainless steel appliances, granite countertops, an eating area, and a butler’s pantry for seamless hosting. A highly desirable private casita sits tucked behind a gated front entrance. It opens to the wraparound backyard and features its own en-suite bath. This space offers flexibility for guests, extended family, or a private office retreat. The tranquil backyard is framed by mature trees. It is designed for relaxation, privacy, and entertaining. Café-lit dining areas create a warm European outdoor feel. A three-car garage enhances versatility.&quot;


Click here to view the virtual tour (3D)


113 S Herrin begins at $3.895M and is open Sat. &amp; Sun. 2-4pm.


113 S Herrin is listed by Julie Lyon, Lyon Stahl Investment Real Estate, Inc.


Tree Section





 1720 Oak Avenue (4br/4ba, 3471 sqft.) is a generously sized 1980s original that’s been transformed inside and out with a level of remodeling that feels almost like a newly built home. The current owners – who got it 4 years ago – have put in new flooring and made other changes that take it up a notch from before.


The main level is remarkably open. The kitchen and dining area stretch wide and flow straight into both the family room and living room. The walls that once separated these two spaces are long gone; now the fireplace is the only element defining the rooms.


Yes, the home sits on the east side of Oak. But the orientation is smart: no windows look toward Sepulveda, and a tall rear fence screens out most of what’s behind. 


From the official description:


&quot;Thoughtfully reimagined with a clean coastal aesthetic, the home blends timeless architecture with sophisticated, modern finishes throughout. A welcoming formal entry with soaring ceilings and abundant natural light sets the tone, complemented by wide-plank white oak floors that flow seamlessly throughout the home. The kitchen opens to an inviting family room and features stainless steel appliances, custom cabinetry, and a charming breakfast nook—perfect for everyday living. Designed for both comfort and connection, the open layout links the light-filled formal living room with the spacious family room, anchored by a striking dual-sided fireplace framed in classic wainscoting... Upstairs, four generously sized bedrooms and a dedicated office provide flexibility for family life and remote work. Three full bathrooms have been thoughtfully updated with fresh, coastal-inspired finishes. The spacious primary suite offers vaulted ceilings, a marble fireplace, and a beautifully renovated spa-like bath designed with elevated finishes and timeless style. Extensive improvements over the past four years include a comprehensive remodel throughout the home (excluding the kitchen), a new roof, dual-zoned A/C, new water heater, custom modern stair railing, and refined designer details that elevate every space.&quot;


1720 Oak Avenue begins at $3.999M and is open Sat. &amp; Sun. 1-4pm.


1720 Oak Avenue is listed by Anna Hartley, Pacifica Properties Group, Inc.


 


 642 14th (4br/4ba, 2311 sqft.) offers a prime position on one of the great streets of the Martyrs area, with mountain views in one direction and legit ocean views in another. 


Why aren't we talking about the house more? This roughly 6000 sqft. lot holds most of the value. 


They're starting at $4.600M, which is pretty much where the fixer/scraper home at 600 15th recently began, before it closed for $6.000M.


You'd also look at 1315 Church, a corner-lot 70s home that's just steps away with similar views. It sold for &quot;only&quot; $2.800M in October last year, after a start at $3.500M. The lot size there is a major difference: just over 4000 sqft. 


From the official description:


&quot;Located on the prestigious American Martyrs Hill, 642 14th Street is a bright and spacious coastal home offering vaulted ceilings, expansive ocean and city views, and a thoughtfully designed layout just moments from downtown Manhattan Beach and top local schools... The kitchen, open in design, features generous counter space, stainless steel appliances, double wall ovens, and ample storage, along with a breakfast bar ideal for more casual dining. The main level houses three secondary bedrooms, each carrying through the same charming vaulted wood-beamed ceilings that add warmth and character to the home. One of the bedrooms features an ensuite bathroom with a glass shower, while the other two share an additional full bathroom... The home also features a new roof installed within the last two years. Ascending to the second floor, the primary suite awaits. Generously sized, this space serves as a tranquil private retreat with sensational ocean and city views. The suite features tall vaulted ceilings, exceptional natural light, an ensuite bathroom.&quot;


642 14th begins at $4.600M and is open Sat. &amp; Sun. 2-4pm.


642 14th is listed by Lauren Forbes, Compass.


 


 3200 Elm Avenue (5br/5ba, 3109 sqft.) is an early-aughts Mediterranean that ran a few months on market last year, and has been a FSBO for a while. The current MLS listing is more or less FSBO, also, with the seller using a service that just posts to the MLS for a flat fee. 


Last year, at least, the home was staged and there was a thoughtful description. Everything is flatter now, but it is an available property on the market.


From the official description:


&quot;Magnificent Manhattan Beach Tree Section Mediterranean Home – 5 bedroom 4.5 bathroom single family home in Manhattan Beach. Complete with vaulted ceilings, hardwood and marble flooring, and stainless steel kitchen appliances including stove, refrigerator, dishwasher and microwave. Laundry room on 2nd floor with washer/dryer. Formal dining room, living room and den. Guest bedroom on first floor with full bath, and 4 bedrooms including master suite on 2nd floor. Master suite complete with walk in closet, and large dual headed shower. Balcony off 3rd bedroom with a picturesque view of the green belt. Jack &amp; Jill style with full bath and walk in closet. Spacious backyard with Sonos sound system, outdoor fireplace, high-end commercial BBQ and kegerator for entertaining. Lovely fenced front yard, and 2 car garage with driveway parking.&quot;


3200 Elm Avenue begins at $3.899M.


3200 Elm Avenue is listed by Sinan Zakaria, Listed Simply.





 1940 N Ardmore (2br/1ba, 809 sqft.) is a small fixer that will draw attention due to its (relatively) low price.


From the official description:


&quot;Build Your Dream in the Tree Section – Greenbelt Views, Sunset Skies, and Walkability to Downtown Manhattan Beach. This is a rare opportunity in the coveted Tree Section of Manhattan Beach. Welcome to 1940 Ardmore, a prime homesite perched above the greenbelt with peaceful park views and spectacular sunset skies. Situated on a 3,620 square foot lot, this property offers the perfect canvas to design and build a custom coastal residence in one of the most sought-after neighborhoods in the South Bay. Elevated above the greenbelt, the setting provides a unique sense of openness, natural beauty, and privacy that is rarely available. Imagine a stunning new home with expansive decks, rooftop views, and seamless indoor-outdoor living—all designed to take full advantage of the serene surroundings and refreshing ocean breezes. Location is everything, and here you are just moments from Downtown Manhattan Beach, the sand, and the iconic pier, with world-class dining, boutique shopping, and award-winning schools all within reach.&quot;


Click here to view the virtual tour (3D)


1940 N Ardmore begins at $1.650M.


1940 N Ardmore is listed by TRAVIS JACKSON, WERE Real Estate.


 


 661 19th Street (3br/1ba, 1105 sqft.) looks like another lot sale – how many have we got this week, again?


From the official description:


&quot;Attention builders/developers, rare opportunity nestled on the prestigious American Martyrs Hill of Manhattan Beach, moments from the beach, downtown MB, the Green Belt, and American Martyrs School.This exceptional property offers a great location and potential for a wonderful development for a discriminating family to call home. A rare opportunity to buy and hold an exceptional parcel in this sought-after American Martyrs Hills location.&quot;


661 19th Street begins at $3.500M.


661 19th Street is listed by Amir Zagross, Real Estate eBroker Inc.


 


 


Hill Section





 621 6th (3br/4ba, 4259 sqft.) is a custom contemporary tucked into the lower Hill Section, offering cool treetop and rooftop views across the greenbelt and into the Sand Section. There's even a hint of ocean blue if you’re looking for it.


The architecture reflects the home's late‑80s origins, but the home is crisp, well‑kept and entirely usable as‑is. Every surface is ready for you to update on your own timeline, whether you take it on all at once or evolve it room by room.


Blogger's gripe: Most of the photos appear to be taken from a phone, and indeed, many are vertical, which makes them hard to use here. 


This home last traded in 2022 for $4.850M.


From the official description:


&quot;Settled in the coveted Hill Section of Manhattan Beach, this extraordinary custom residence—designed by Pat Killen, widely regarded as a founding father of modernist architecture in the South Bay—offers a rare blend of architectural pedigree, breathtaking ocean views, and effortless California coastal living. Southwest-facing panoramas stretch across the Pacific to Catalina Island, filling the home with natural light and a constant connection to the sea. Meticulously maintained and thoughtfully updated, the home honors its architectural heritage while embracing modern comfort. Soaring ceilings, skylights, and expansive windows illuminate the interiors, highlighting refinished original oak floors and Killen’s timeless design. Recent upgrades include new air conditioning and water heater, fresh interior paint, curated landscaping, new appliances, an EV charging station, and a fully integrated indoor-outdoor sound system... The living room with fireplace opens to a view deck, while a dining area off the kitchen, breakfast bar, and family room connecting to the backyard create an ideal indoor-outdoor lifestyle. The spacious primary suite serves as a private retreat with built-in office space, an en-suite bath with separate tub and shower, and an impressive dressing room with built-in storage and a large walk-in closet. A private deck overlooks the lush backyard, complete with a tranquil water feature and multiple seating areas. A rare highlight in the Hill Section, the oversized six-car garage offers exceptional flexibility for collectors, creatives, or additional storage.&quot;


621 6th begins at $7.750M.


621 6th is listed by Michael Rossi, Strand Hill Properties.


 


 


 


 
 ]]> </description>
    <pubDate>Sat, 07 Mar 2026 10:49:00 -0800</pubDate>
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