A Third $25M Sale in Manhattan Beach

Whatever you might have thought the highest of heights might be for Manhattan Beach real estate prices, it turns out that $25 million is no longer much of a shock.

We now have the third sale of $25 million, and for the second out of three times, it's in the Hill Section. 

Guess we should start getting ready for $30M?

The latest is a sale at an oversized home on a lot that's more than double-sized at 814 Pacific Ave. 

It's quite a property, with a mid-90s home echoing an East Coast classic, plus a second guest house along 9th St. with an epic basement entertainment room with wine cellar, gym, library and pool hall. Total living space is 6br/7ba and 10,000 sqft.

The lot size is over 23,000 sqft., or slightly more than a half acre.

The sale has just closed for $25.600M, or $100K over asking.

Given the ocean views and "front row" location, there was never any doubt that 814 Pacific was among the primest of prime offerings to hit the public market in quite some time. 

And 814 Pacific already had once held the record for sale price in the Hill Section, at $20.000M in 2017. 

For just a little while, 814 Pacific was no longer the highest sale in Manhattan Beach or the Hill Section. 

It was 2 years ago that the first $25M sale was recorded at 1800 The Strand (5br/6ba, 5329 sqft.). (OK, OK, it closed for $24.500M, after asking $25.000M, but close enough, K?)

That was the highest-ever sale in Manhattan Beach at the time.

There was a span of time, a bit more than a year, before $25M was hit again, this time as Lakers newcomer/superstar Luka Doncic plunked down exactly $25.000M for a custom Hill Section modern that had been custom-built for tennis great Maria Sharapova.

Luka came to the Hill Section one year ago, as we reported in September 2025 (see "Sports Starts Make Biggest Sale in MB History"). MB Confidential has not referenced the address for Doncic's house, which transacted off-market. 

A notable distinction between 814 Pacific and the other two top sales: 1800 The Strand and the Doncic property were on single, standard-sized lots.

814 Pacific's lot is more than double the lot size you'd typically find among the largest Hill Section lots, which are often about 10,000 sqft.

Obviously, the extra land is a major contributor to the value.

In prime parts of the Hill Section, a 30-year-old home, no matter how nicely built, would be highly endangered. Indeed, we had a buyer client who was evaluating 814 Pacific purely for land value – deeming the existing structures a nuisance to their plans for something new. 

If you want to evaluate 814 Pacific for land value alone, that's not very hard: Nearby 708 8th St., a standard-sized lot (~10K sqft.) on a corner, just sold for $12.500M.  

Even if your math faculties might be fading, you can probably double $12.500M and reach $25.000M without much struggle.

Among today's active listings are three near or over $25M:

• 1000 The Strand (10br/9ba, 5967 sqft.) at $25.000M,

• 1204 The Strand (4br/5ba, 5372 sqft.) at $23.950M (previously $24.500M), and

• 117 34th (7br/10ba, 7605 sqft., double lot ~5400 sqft.) at $31.111M (someone really likes the #11, and we kinda think we know the reason)

If this is not the year that $25.600M gets beaten, you can't rule out seeing it next year, somewhere in Manhattan Beach.