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        <title>MB Confidential</title>
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        <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/manhattan-beach-new-listings-815-81626.html</guid>
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        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (8/15-8/16/26)</title>
    <description> <![CDATA[ 
What to do this weekend? 


A little AVP?


Back-to-school shopping? 


A big &quot;last weekend&quot; treating Summer like Summer and hiking, beaching or boating? 


None of that You should be going to open houses


There are a few new listings to make the venture worthwhile this weekend, and 22 listings overall posting some open houses. 


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

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

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

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

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

Tree Section


 





 840 18th (5br/6ba, 4738 sqft.) is an oversized early-2000s home with great style and a pool. The block is one of the especially nice ones in the Martyrs area. 


From the official description:


&quot;Experience exceptional coastal living in this beautifully crafted Nantucket-style home... ideally situated on a rare 40’ x 160’ lot in one of the most coveted locations in the Tree Section. With timeless East Coast beach-house charm and a spectacular 50-foot-deep, south-facing backyard, this is a truly special property. Offering 6 bedrooms and 5.5 bathrooms, the thoughtfully designed floor plan features two bedrooms on the main level, along with spacious living and dining areas and a beautifully appointed kitchen that opens seamlessly to the family room and backyard. Designed for effortless indoor-outdoor living, the resort-inspired grounds feature a built-in grill, refrigerator, dining bar, outdoor fireplace, and saltwater pool and spa. Upstairs are four generously sized bedrooms, each with its own bath, plus a dedicated home gym. The luxurious primary suite features a gas fireplace and an elegant marble-clad bath. Exceptional craftsmanship, an oversized lot, a south-facing resort-style backyard, and a premier Tree Section location combine to create a rare opportunity in Manhattan Beach.&quot;


840 18th begins at $7.499M.


840 18th is listed by John Skulick, Beach City Brokers.





 3504 N Poinsettia Avenue (4br/3ba, 2238 sqft.) is a pleasant midsized home with nice outdoor spaces and a well-designed open-concept kitchen. 


One bed/bath suite is downstairs, with a good-sized primary suite up and two beds sharing a hallway bath. 


The backyard has a built in bbq and a fun step-up dining area. 


There's a lot going on here within a midsized home, checking a lot of boxes.


From the official description:


&quot;Enjoy comfortable coastal living in the highly sought-after Manhattan Beach Tree Section with this 2,238 sq ft home that features a timeless design with four bedrooms, including three upstairs and one on the main level, ideal for a home office or guest suite. Remodeled in 2010 to include a modest 135-square-foot expansion to the entry living area, the home offers several versatile spaces for relaxation and entertaining. Multiple sets of French doors seamlessly connect the indoors with both the rear outdoor space and a spacious, gated front yard and patio. Upstairs, the primary retreat includes a private deck added in 2010, providing a peaceful spot to wind down before bed. This home delivers flexible living spaces, excellent indoor-outdoor flow, plenty of custom built-ins for storage, and an enduring appeal, just minutes from local parks, top-rated schools, and the beach.&quot;


3504 N Poinsettia Avenue begins at $3.150M and is open Sat. 2-5pm &amp; Sun. 2-4pm.


3504 N Poinsettia Avenue is listed by Robb Stroyke, Bayside.


Sand Section


 


 


 225 28th Street (4br/6ba, 3905 sqft.) is an upgraded mid-90s view home with a second (1br) unit nested in it. 


From the official description:


&quot;[T]his versatile duplex combines ocean views, generous living space, multiple outdoor areas, exceptional parking, and two separate residences. The property enjoys a connection to the coast — close enough to check the surf, watch dolphins swim by, and hear the soothing sound of waves crashing along the shoreline. The spacious main residence offers approximately 3,000 sq. ft. with 3 bedrooms and 3.5 bathrooms across three levels. The entry level features two secondary bedrooms, each with an ensuite bathroom and private deck. Upstairs, the generous primary suite captures beautiful ocean views and features its own private sunset deck, walk-in closet, and ensuite bath with a sunken tub overlooking the ocean. The top-level living space takes full advantage of the coastal setting, with an open kitchen, dining, and living area flowing to a large ocean-view deck ideal for entertaining and enjoying spectacular sunsets. An additional BBQ deck provides even more outdoor living space. Multiple decks throughout the home create a seamless connection to the beach lifestyle. Additional highlights include a three-car garage plus driveway parking for three additional vehicles for the main residence, along with a laundry area, dumbwaiter, whole-house water softening system, and kitchen reverse-osmosis system with remineralized water. Completing the property is a separate 1-bedroom, 1.5-bath guest house with its own one-car garage, offering flexibility for extended family, guests, a private office, or additional rental income. The property has been successfully operated as a five-star vacation rental over the past year...&quot;


225 28th Street begins at $4.975M and is open Sun. 2-4pm.


225 28th Street is listed by Shawn Dugan, Strand Hill Properties.


 


 232 30th (4br/4ba, 2039 sqft.) is a modern-style half lot home with good views. 


From the official description:


&quot;Experience elevated coastal living in one of Manhattan Beach's most coveted locations. Meticulously remodeled with exceptional attention to detail, this custom residence seamlessly blends sophisticated contemporary design with breathtaking ocean views stretching from Palos Verdes to Malibu. The upper level was thoughtfully designed for entertaining, where an open-concept great room flows effortlessly into a chef's kitchen appointed with quartz countertops, premium Thermador stainless steel appliances, custom cabinetry, and designer tile finishes inspired by the surrounding coastline. Expansive accordion doors open to a spacious ocean-view balcony, creating a true indoor-outdoor living experience where sea breezes and spectacular sunsets become part of everyday life. Throughout the home, curated designer finishes, elegant tile work, and impeccable craftsmanship create a refined yet welcoming atmosphere. Every space has been carefully considered to maximize comfort, functionality, and style. Modern conveniences include a fully integrated Crestron smart home system, allowing effortless control of lighting, climate, security, and entertainment from your phone or tablet. A whole-home Sonos audio system extends throughout the residence, including the outdoor living spaces and garage, providing a seamless entertainment experience. Additional features include a dedicated laundry room with generous storage, beautifully appointed living spaces, and a level of fit and finish rarely found. Every detail has been thoughtfully executed, making this home completely move-in ready. Perfectly positioned just moments from the beach, award-winning schools, acclaimed restaurants, boutique shopping, and the vibrant Manhattan Beach lifestyle, this is an exceptional opportunity to own a truly turnkey coastal residence where luxury, technology, and location come together effortlessly.&quot;


232 30th begins at $4.980M and is open Sat. &amp; Sun. 1-4pm.


232 30th is listed by Jake Gordon, Compass.





 1416 The Strand (4br/4ba, 2436 sqft.) is a cut older home with high lot value near downtown. 


From the official description:


&quot;Located just a short stroll from Downtown Manhattan Beach, the property enjoys an iconic view of the Manhattan Beach Pier — a combination of walkability and views that very few Strand properties can boast. With a Walk Score of 92, a “Walker’s Paradise,” the beach, shops, restaurants, and downtown amenities are all close at hand. Situated on a full lot, this versatile triplex offers three distinct residences, ocean views, and an exceptional beachfront setting. The spacious main-level residence features 2 bedrooms and 2 bathrooms, along with a private courtyard that provides a peaceful outdoor retreat. At Strand level, a studio unit with a full kitchen offers convenient beachside living with immediate access to The Strand. Completing the property is a one-bedroom unit above the garage, highlighted by its own private ocean-view deck. With three separate living spaces, multiple outdoor areas, a full lot, and an irreplaceable beachfront location, 1416 The Strand offers flexibility for an owner-user, investor, or future development. The property also presents attractive short- or long-term rental potential, with vacation rentals now permitted in the Coastal Zone.&quot;


1416 The Strand begins at $9.600M and is open Sun. 2-4pm.


1416 The Strand is listed by Shawn Dugan, Strand Hill Properties.


East Manhattan





 1658 Ruhland Ave (5br/5ba, 4820 sqft.) is newer construction (2024 build) that traded when new for $5.600M, now offered at a small markup ($5.799M).


From the official description:


&quot;Designed for entertaining and family gatherings, the home features four spacious bedrooms in the main residence, plus a detached casita ideal as a fifth bedroom, guest house, private office, or fitness studio. Upstairs, an expansive bonus room offers flexibility as a theater, playroom, office, or potential sixth bedroom. At the heart of the home is a chef's kitchen outfitted with premium Thermador appliances, including a 48-inch range and over seven feet of refrigeration. Rift-cut white oak cabinetry, Taj Mahal porcelain slab countertops, and dual full-size Julien farmhouse sinks blend beauty with functionality. A butler's pantry, dry bar, and 58-bottle Thermador wine cooler make entertaining effortless. The first-level great room serves as the home's central gathering space, anchored by a marble-clad fireplace, 100-inch television, and an entire wall of pocket sliding doors that open to the landscaped, pool-sized backyard. A covered outdoor living area features a fireplace, built-in barbecue, and integrated heaters, creating a seamless indoor-outdoor lifestyle. The primary suite offers a private retreat with vaulted tray ceilings, ambient lighting, a stone fireplace, private balcony, and a custom walk-in closet complete with a center dressing island and LED accent lighting. The spa-inspired bath features a freestanding soaking tub, oversized walk-in shower, and striking book-matched stone details. Additional highlights include an elevator, reclaimed barn wood beams, wide-plank white oak flooring, solar panels, and prewiring for future EV chargers in the three-car garage.&quot;


1658 Ruhland Ave begins at $5.799M and is open Sat. &amp; Sun. 1-4pm.


1658 Ruhland Ave is listed by Dean Alessi, eXp Realty of California Inc.


 


 1410 17th (1br/1ba, 459 sqft.) offers a 7350 sqft. lot in a zone near Meadows that is actually designated R2. Interesting development opportunity.


From the official description:


&quot;First time on the market in 67 years An exceptional opportunity to build new in one of Manhattan Beach’s most desirable neighborhoods. Create a custom SFR or Townhomes tailored to your vision and lifestyle on a well-positioned, flat, 50'x147' lot that's zoned R2. Ideally located near world-class beaches, Downtown MB, restaurants, parks, and highly regarded schools (Meadows Elementary 1 block away, MBMS is 3 blocks away), this is a rare opportunity to secure a piece of Manhattan Beach and build for the future.&quot;


1410 17th begins at $2.450M.


1410 17th is listed by Nick Cohan, Beach City Brokers.


 


 


 
 ]]> </description>
    <pubDate>Sat, 15 Aug 2026 09:45:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/major-fixers-seem-rare-in-manhattan-beach.html</guid>
    <link>https://www.mbconfidential.com/blog/major-fixers-seem-rare-in-manhattan-beach.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Major Fixers Seem Rare in Manhattan Beach</title>
    <description> <![CDATA[ 
We're going to boost up a topic that we touched on in the weekend's new listings post.


There are a couple of new full-sized homes that just came to market, where each one frankly needs just about everything. 


Also, incredibly, they're both priced identically at an unusual number ($3.585M) – despite being listed by completely different agents.


It's actually quite rare to see homes where a head-to-toe remodel is in order.


Let's first look at the two listings:


 


563 36th (4br/3ba, 4314 sqft.) is 1991 custom build in a Tree Section location that some would object to, but which is objectively closer to the beach than almost any other Tree Section location. 


563 36th is listed by Robb Stroyke, Bayside.


 


 1643 10th (5br/3ba, 3257 sqft.) dates back slightly further, to 1985. 


Location-wise, the home is reasonably central within the Mira Costa neighborhood, not stuck on the busy final block of 10th near Aviation. 


1643 10th is listed by Duke Dulgarian, Score Properties.


In terms of presentation, both homes have something more than price in common:




A lot of carpet,


Big, chunky tile kitchen counters matched with medium-dark wood cabinets, and


Quite a number of personal items and old furniture still in the house. 







(We're going to mix in photos from these two listings randomly here.)


The 36th St. house is overall cleaner, and has at least some partial staging to present the home aspirationally.


Still, both homes are unavoidably going to become &quot;projects&quot; for the eventual buyers. 


The buyer in such a case is trying to do the math: 


Remodeled value ≥ acquisition price + cost of remodel 


That equation means that you will want to know that after you buy the house and invest in upgrades, at the end of the day, its market value is greater than or equal to all the money you've spent.


This requires a great deal more math, patience and guesswork than a typically presented listing.


A move-in-ready home with some recent remodeling comes to you in a tidy package: This is how much it costs to get this size of a house in this kind of location. 


A fixer challenges you to figure out which elements of the home require immediate, pre-move-in attention, to either estimate out the remodeling costs or get bids, and then to jump ahead and make a reasonable estimate of the value of the home when shiny and like-new. This helps you solve for the most important x in the equation: How much you should pay. 


Who's got the attention span, let alone the expertise, needed to run all those numbers?


Not many buyers want to do any work at all. Indeed, while it's not a universal truth, most buyers are using up all their available cash on a down payment, so they can't seriously consider undertaking a major remodel. Even those with the ability to pay for the work still probably don't prefer to do much. 


This reality is why most sellers will go through some degree of listing prep, rather than try to sell a house as it stands. Even if a house needs work, you will usually see quite a bit of effort put into prettying up the property so that it's easier on the eyes, making a better first impression. 


This is not purely an idle contemplation. 


Just a few weeks ago, we were running numbers on a similar property that will be coming to market. We were struck then by how rare it is for big-time fixers to hit the public market. It makes valuation tricky if you do have one to price out.


There had recently been one case, 3609 Walnut (5br/4ba, 3780 sqft.), in a Tree Section location near Rosecrans. 


That oversized home was dated and showed considerable deferred maintenance, but had fresh paint and was clean. No one would miss the fact that it wants updates. 


That one, they presented nicely and with an ultra-low price (for the Trees): $3.299M, ultimately getting $3.238M.


Whatever these two new fixers might sell for, Walnut stood out for how price found a buyer who was able to say: I'd rather move in someplace right away, but if I can get that much house for that little () money, that's worth it for me.


A big house in the Trees for $3.2 or so? Doesn't happen


Until it did. 


We'll be interested in tracking these two, and another other similar fixers that might come up soon.


It'll be interesting to try to infer the math that buyers use to decide what the right price is, ultimately. Stay tuned.


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

UPDATE: Soon after this post went live, 1643 10th was under contract. The next day, so was 563 36th. Guess people want fixers
 ]]> </description>
    <pubDate>Tue, 11 Aug 2026 15:18:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-88-8926.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-88-8926.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (8/8-8/9/26)</title>
    <description> <![CDATA[ 
Officially there are 10 new listings in the past week, not bad for the &quot;depths&quot; of Summer. 


Curiously, we counted 3 this week that are total out-and-out fixers, so original that it's hard to see anyone moving in without doing a ton of work. Well, we need a little of everything in this market. 


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





 232 6th Street (5br/7ba, 4319 sqft.) is a 10-year-old walkstreet modern near town that recently benefited from an &quot;extensive multi-year renovation,&quot; making it as near to perfection as you can get. 


The top floor features a view deck big enough for dining and lounging which integrates into the house by pulling away sliding glass doors – it's a true indoor/outdoor feel that should be golden for roughly 10 months out of the year. 


From the official description:


&quot;Positioned on one of the South End's premier Walk Streets, this exceptional coastal residence offers more than 4,300 square feet of beautifully designed living space with ocean views, outstanding outdoor living, and an exceptionally functional floor plan. Completed in 2016 and recently transformed through an extensive multi-year renovation, the home reflects the quality, craftsmanship, and finish of a newly completed custom residence. Situated on a full 30 x 90 Walk Street lot, the home features five bedrooms, five bathrooms, two powder rooms, a three-stop elevator, and an oversized three-car garage. The expansive Walk Street patio includes multiple entertaining areas, a fire pit lounge, and a covered outdoor dining pavilion, while disappearing glass doors open the beach room completely to the outdoors. The upper level features a chef's kitchen with distinctive zebrawood cabinetry, premium appliances, an oversized island, walk-in pantry, and a spectacular covered terrace with fireplace, integrated heaters, and panoramic views of the Pacific Ocean and the Manhattan Beach Pier. A conversation room, formal dining room with a refrigerated wine display enclosed behind steel-and-glass doors, dual slab stone fireplaces, Lutron lighting, automated window coverings, and exceptional custom finishes complete the home. The bedroom level includes four ensuite bedrooms, highlighted by a spacious primary suite overlooking the Walk Street with a private terrace, remodeled bath, and custom wardrobe.&quot;


Click here to view the virtual tour (3D)


232 6th Street begins at $11.995M.


232 6th Street is listed by Bryn Stroyke, Bayside.


 


 108 Morningside (4br/4ba, 1914 sqft.) is an inspired, if smallish and dated, Spanish-inspired home.


What we really need to talk about here is location. 


Dear reader... the odds are, you don't know the little 3-block stretch of Morningside in the furthest South End. It is a sleepy, beach-close block with the added benefit of proximity to Robinson elementary. It's very special, almost secret. It is calling you. Pick up the phone


The 3300+ sqft. west-to-east lot with an alley in back allows for some creative design options if one were to be building a new home. Morningside mostly lacks newer homes at this time, so you don't see a lot of examples of what could be done.


Time for a trailblazer?


Oh, yeah, that's almost $6M for dirt, with no views, so there are some things to work out. But we're sure no one will regret the location. 


From the official description:


&quot;3 blocks to ocean approximately. 33 ft x100 ft lot (many beach lots are 30x90-80 per cent of size of this lot). Not as congesteed [sic] as other beach areas. Unmetered parking on both sides of street. Vintage spanish 4 bedroom, 4 baths. Living room with fireplace. Formal dining room. Combination kitchen, dining,and family area. Master suite which can handle a kingsize bed on the first floor. Second floor 3 bedrooms and 2 baths and a connecting balcony to the bonus room over the double garage. Perfect for an art studio or in-home office. Enjoy sitting on front patio and chatting to the neighbors as they stroll by. Enclosed back patio perfect for kids to play or to let your pet enjoy the sunshine. First time on the market in 33 years.&quot;


108 Morningside begins at $5.750M.


108 Morningside is listed by Jo Ann Rodda, A Jo Ann Rodda Real Estate Co. 


Hill Section





819 11th Street (6br/7ba, 4997 sqft.) is a large, private Hill Section home with an oversized (~8700 sqft.) lot that could accommodate a pool, if that's your thing. 


Our office listed and sold this home 2 years ago (for $5.950M), and frankly most, or all, of the photos now are from our listing way-back-when. (Used by permission.) 


On our recent visit, we found the house appropriately almost-identical to its condition when we listed it, although one downstairs bath is nicely modernized (as part of the full 1st-floor bedroom suite). 


People looking in the Hill Section say all the time that they want walkability to town (check), large bedrooms and a private primary suite (check), sizable outdoor space (check) and maybe a separate, private space for an office, nanny or guest quarters (check). In this case, that office/nanny/guest quarters is truly apart from the main home, a &quot;cabana&quot; connected to the detached, separate 1-car garage in the rear of the property. 


We were always high on this property, and we are today. 


While listing the home, we had some price resistance when we were in the middle-6's (in 2024, the market was only starting to bounce back), and we faced concerns about the office building behind the backyard. (Which insulates against noise, BTW.) Eventually, we found the right price.


From the official description:


&quot;Hidden behind lush, mature landscaping, this remarkable Manhattan Beach residence offers an extraordinary sense of privacy, timeless elegance, and effortless California living. From the moment the grand entry welcomes you with soaring ceilings, a graceful curved staircase, rich hardwood flooring, and contemporary lighting, every space unfolds with intention, inviting you to experience a home designed for both refined entertaining and everyday comfort. At the heart of the residence, an expansive great room is filled with natural light and anchored by a beautifully updated chef's kitchen featuring two expansive islands, dual dishwashers, abundant storage, and generous gathering spaces. An adjacent wine bar with a dedicated wine closet creates the perfect setting for memorable evenings, while formal living and dining rooms provide sophisticated spaces for celebrations, intimate dinners, or quiet moments. Just beyond, covered outdoor living areas transition seamlessly into an impressive, park-like backyard with ample room for recreation, relaxation, or the addition of a future pool. The thoughtfully designed floor plan includes six bedrooms and six-and-a-half bathrooms. On the main level, a private bedroom suite is ideal for visitors, while a separate office with an adjoining remodeled powder room offers flexibility for today's lifestyle. Upstairs, the expansive primary suite serves as a peaceful retreat with a beautifully updated spa-inspired bath and an oversized wardrobe area. An additional ensuite bedroom, two spacious secondary bedrooms connected by a Jack-and-Jill bath, a dedicated laundry room, and an upstairs lounge complete the upper level with exceptional functionality. Outdoor amenities continue to impress with a secluded patio and a detached cabana featuring a full bath, offering outstanding potential as guest accommodations, a private studio, or a future ADU.&quot;


819 11th Street begins at $7.190M and is open Sat. &amp; Sun. 1-4pm.


819 11th Street is listed by Ryan Bunke, DOMO Real Estate.


 


 716 Manhattan Beach Boulevard (3br/3ba, 1422 sqft.) us a nicely upgraded TH tucked back off the main road, but still walkable to town and beach.


From the official description:


&quot;[T]his beautifully designed contemporary townhome captures the essence of coastal living with clean architecture and inviting spaces. Soaring ceilings and expansive windows fill the home with natural light, creating an airy, open atmosphere while offering subtle ocean vistas. The west-facing deck extends the living space outdoors, providing the perfect backdrop for morning coffee, sunset gatherings, or relaxing evenings by the sea. Thoughtfully designed for both comfort and entertaining, the open-concept floor plan features warm hardwood floors, a striking fireplace, and seamless indoor-outdoor flow. The chef's kitchen is appointed with premium appliances, custom cabinetry, stone countertops, and generous prep space, connecting effortlessly to the dining and living areas. The spacious primary suite offers a peaceful retreat, complete with a private patio, fireplace, dual walk-in closets, and a luxurious spa-style bath featuring heated stone floors, a sauna, and upscale finishes. Two additional bedrooms, abundant built-in storage, plantation shutters, recessed lighting, and carefully curated details throughout enhance both style and functionality.&quot;


716 Manhattan Beach Boulevard begins at $2.599M and is open Sat. 2-4pm &amp; Sun. 1-4pm.


716 Manhattan Beach Boulevard is listed by Christopher Plank, Pacifica Properties Group, Inc.


Tree Section





 2412 John Street (3br/3ba, 1940 sqft.) is an inspired, newer build (well, 2015) that broke the mold at the time – what's this, new construction but just a single level? But it turns out, there is demand for a slick, &quot;undersized&quot; house that is not just a remodel of a 1950s house. Neighborhoods should have a mix, right? 


The home features a sizable primary suite, with lots of glass and plenty of light, and a great room that opens nicely to an outdoor room. The midcentury-modern revival style feels timeless. (Is that a cliche?)


Side note: We recently spoke with someone who is relocating to Tennessee. They wanted a new or newer single-level home to accommodate the couple, who are retired. They could not find such a thing. Everything being built recently is maxed-out on large lots. They ended up buying a 5,600 sqft. home, of which they'll use roughly 20. 


This home traded one year ago today (8/8/25) for $3.425M, after 7 weeks on market. It begins now at $4.295M, +$870K/+25 over acquisition.


From the official description:


&quot;Architectural Sophistication. Exceptional Craftsmanship. Effortless Manhattan Beach Living. Custom built in 2015, this immaculate Mid-Century Modern residence on prestigious John Street offers a rare opportunity to own a custom single-level home in Manhattan Beach. This custom home embraces Manhattan Beach living through architectural character, exceptional craftsmanship, and effortless beach living. The approximately 1,940-square-foot floor plan offers three bedrooms and two-and-a-half baths, centered around a stunning great room and a beautifully appointed kitchen with Thermador appliances. The primary suite is distinguished by a striking floating bed wall and opens directly to the home's private, gated courtyard, while two additional bedrooms provide flexibility for family, guests, or a home office. Expansive Catalina door and window systems extend the living spaces to a private backyard featuring a built-in barbecue, trellis-covered dining area, fire pit, outdoor television, integrated speakers, turf, and mature hedging, creating an inviting setting for entertaining or relaxing with family and friends... Soaring vaulted wood ceilings, expansive walls of glass, custom cabinetry, central vacuum, radiant floor heating, solar panels, air conditioning, and a finished two-car garage with custom built-ins reinforce the home's timeless Mid-Century Modern design.&quot;


Click here to view the virtual tour (3D)


2412 John Street begins at $4.295M and is open Sat. 2-4pm &amp; Sun. 12-2pm.


2412 John Street is listed by Bryn Stroyke, Bayside.


 


 563 36th (4br/3ba, 4314 sqft.) is an oversized early-90s Tudor that shows nicely, but will want a substantial round of updates to suit most of today's buyers. Location-wise, the 500 block of 36th challenges buyers to overcome some innate resistance to being on the first street in off of Rosecrans, by recognizing the benefit of being just a few minutes' walk from the beach. It's right there


From the official description:


&quot;Discover timeless Tudor charm on a quiet, tucked-away block in Manhattan Beach's coveted northwest Tree Section. Built in 1991 by a craftsman for his mother, this custom home is rich with thoughtful architectural details that make a lasting first impression. A round-top solid wood entry door with a stained-glass rosette under a wood trellis, and classic diamond-pane windows hint at the exceptional quality found throughout. Bathed in natural light from more than 30 windows and six skylights, the home feels bright and inviting. Sheltered by the dunes to the west, the property enjoys cool ocean breezes year-round, creating a naturally comfortable indoor climate that the owners say has never required air conditioning. Offering approximately 4,300 square feet across two levels, the home features dual staircases for effortless flow. The main level is designed for both elegant entertaining and comfortable everyday living. Two sunken gathering spaces are connected by a wet bar with wine storage. The formal living room is anchored by a wood-burning fireplace and beautiful diamond-pane windows, and the spacious family room opens seamlessly to the private outdoor living area. Plus, a dedicated home office showcases charming bay-window seating with built-in storage and a convenient connected bathroom.&quot;


563 36th begins at $3.585M.


563 36th is listed by Robb Stroyke, Bayside.


 


 3504 Walnut (3br/2ba, 1460 sqft.) is mostly original, therefore another fixer, but it will draw eyeballs and foot traffic right away for its price: Just $2.000M to start. 


From the official description:


&quot;Original home in the Tree Section of Manhattan Beach with an elevated view looking down on the street level. Quick walk to the Point or Manhattan Village shopping. Home is in original condition and offers excellent light thru out. 3 Bedroom 1 &amp; 3/4 bath. Beautifully manicured front and rear yards with very large mature palm tree in the front yard. Home is ready for the new owner to update it the way they want it to be.&quot;


3504 Walnut begins at $2.000M and is open Sat. &amp; Sun. 12-3pm.


3504 Walnut is listed by Julian Mangine, eXp Realty of Greater Los Angeles, Inc.


East Manhattan Beach





 1467 11th (3br/4ba, 2467 sqft.) is not your grandpa's flipper remodel. The original home here was quirky, stapled together, and highly beaten down, with all kinds of random paint in different rooms (was someone an... artist?) and the pool looking dark and forlorn.


No longer When the home was offered last year, they marketed it with the phrasing: &quot;Fix &amp; Flip or remodel to suit your style &amp; goals.&quot; Someone chose &quot;Fix &amp; Flip,&quot; running through the whole house and modernizing it, making some sense of it, cleaning up the pool and making it possible to see a real home again – albeit still quirky


The creatively crafted listing description says the home &quot;feels as though it wandered out of a storybook.&quot; Does it? Pop by and see for yourself. 


From the official description:


&quot;Welcome to 1467 11th Street, a completely renovated and reconfigured Manhattan Beach home in the coveted Mira Costa section, transformed from top to bottom to look, feel, and function like a brand-new home. It feels as though it wandered out of a storybook, and brought a pool, spa, chef’s kitchen, and expansive deck with incredible city and mountain views along for the adventure. Set on a corner lot with a circular driveway, lush flowering landscaping, a manicured lawn, and a mature tree, the home makes an inviting first impression, with the kind of picturesque curb appeal that makes you slow down for a second look. Offering 3 bedrooms, 3.5 bathrooms, and just under 2,500 square feet, the redesigned interior feels warm, open and full of personality. A formal living room with a gas fireplace flows through the dining room to an open-concept kitchen and family room designed for easy living and entertaining. The new chef’s kitchen features Frigidaire appliances, a six-burner gas range, oversized island, ample cabinetry, and enough storage to keep even the most enthusiastic Costco shopper organized. One ensuite bedroom is located on the main level with a walk-in closet, dual sinks, and a tub-and-shower combination, while a powder room completes the floor. Upstairs, two spacious ensuite bedrooms feature dormer windows, dramatic angled ceilings, warm tongue-and-groove details, and substantial wood beams that give each room special architectural character. An upstairs laundry closet adds convenience. One suite opens to an approximately 767-square-foot deck with city and mountain views, perfect for morning coffee, sunset cocktails, or friends casually inviting themselves over... The storybook charm may steal the spotlight, but behind the scenes, the important work has already been done, leaving more time to swim, entertain, relax, and enjoy life in Manhattan Beach.&quot;


Click here to view the virtual tour (3D)


1467 11th begins at $3.395M and is open Sat. &amp; Sun. 1-4pm.


1467 11th is listed by Aaron Klapper, eXp Realty of California, Inc.


 


 1643 10th (5br/3ba, 3257 sqft.) joins this week's busy roster of fixers. You don't see many homes needing a head-to-toe remodel hit the market, but this is the third of just this week.


From the official description:


&quot;Experience the perfect beachside tranquility living in this beautiful home located just minutes from the sand. The indoor to outdoor flow leads you to a beautiful, private, sun-drenched backyard oasis. Located just minutes from top-rated schools, lush parks and the vibrant local dining and shopping scenes of one of Southern California's most prestigious coastal communities.&quot;


Click here to view the virtual tour (3D)


1643 10th begins at $3.585M and is open Sat. &amp; Sun. 2-4pm.


1643 10th is listed by Duke Dulgarian, Score Properties.





 1633 Artesia (3br/1ba, 1532 sqft.) is listed among residential properties, as if someone would spend $4.8M for a 3br house. They will not. This is a roughly 14K sqft. lot ready for multi-family development. 


From the official description:


&quot;A rare opportunity to reimagine an expansive 13,492-square-foot MNRH parcel in Manhattan Beach. Currently the property sits as a 1,532 square foot, three bedroom, one bath home with two car garage, 1633 Artesia Boulevard sits near the crest of the street, offering southern and western sun exposure throughout the day. The property is surrounded by the past, present, and future of the neighborhood from well established townhome communities, well maintained multifamily properties, single family residences, and a new condominium community nearing completion. What makes this opportunity especially compelling within this mixed corridor of residential living and commerce is its location within the award-winning Manhattan Beach Unified School District. It is just a few short blocks from top-rated Mira Costa High School, within walking distance of Pennekamp Elementary and Manhattan Academy, and just over a mile down one street to the famous Southern California beaches. For an investor, the scale of the property presents an opportunity to envision a distinctive luxury residential community. For an end user, it offers the space to create a private estate or multigenerational family compound both with the opportunity to create an identity that extends well beyond the street it sits on.&quot;


1633 Artesia begins at $4.800M.


1633 Artesia is listed by Cynthia De Garceau, Pacifica Properties Group, Inc.
 ]]> </description>
    <pubDate>Sat, 08 Aug 2026 08:58:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/east-manhattan-is-having-a-moment.html</guid>
    <link>https://www.mbconfidential.com/blog/east-manhattan-is-having-a-moment.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>East Manhattan Is Having a Moment</title>
    <description> <![CDATA[ 
While our market overall is moving along just fine, it does seem that there's been one standout area recently: East Manhattan Beach.


It's an old, cruel locals-only joke that &quot;there's no life east of Sepulveda.&quot; 


But the market has had plenty of life there. For example:





1511 3rd (4br/4ba, 2718 sqft.) is a recently redone split-level home that drew multiple offers right away. 


It sold for $3.875M, or +$280K over asking (+8). 


Even more remarkable: That's 23 higher than the home traded for about 15 minutes ago – in October 2024, when it sold for $3.155M, in substantially the same condition. 


 


1315 6th Street (3br/3ba, 1500 sqft.) is an upgraded 3br cottage on a downward-sloping full lot.


Logging just 7 days officially on the market, it sold for $151K over asking at $2.900M.





2100 Wendy Way (4br/3ba, 1821 sqft.) is a thorough, ground-up remodel with added primary suite and full, permitted garage conversion to an ADU. 


This one was our office's listing, and you may recall it from last year, also. 


This year, the property found a cash buyer within 7 days of hitting the market, closing this week for $2.500M.





2004 Faymont (3br/2ba, 1505 sqft.) is a nicely remodeled Liberty Village home that opens nicely to the backyard. 


It logged just 8 days on market and sold $127K over asking at $2.627M.





1904 Harkness (5br/4ba, 2937 sqft.) is a creatively expanded and decorated home in Liberty Village. 


Although this one needed a $200K price cut and a month on market, it's in escrow – last at $3.099M.


1904 Harkness is listed by Kristi Seth, Compass. 





1401 Chestnut (3br/2ba, 1557 sqft.) is a cheerful remodel that we said just last week, &quot;represents just about the most you can do within the footprint of one of our town's original 3br homes to modernize it for contemporary living.&quot;


Asking &quot;just&quot; $2.395M – yes it really looked like a screaming deal, a not-to-be-believed asking price – this one needed only 4 days on market to ink a deal. (You want to bet whether it went over?)


1401 Chestnut is listed by Julie Lyon, Lyon Stahl Investment Real Estate, Inc.


Meantime, there was one very notable off-market sale.


 


601 Rowell (4br/2ba, 2118 sqft.) is a very traditional home, and somehow also iconic in its way. Located just across from the water tower, the graceful home and its pretty trees and gardens are always nicely decorated around the holidays. 


The home sports an oversized 8585 sqft. corner lot. 


The off-market sale came in at $3.300M, a healthy number, to be sure – but in this environment, what might the public market have done for the sellers? Guess we'll never know.


Why, the market's even been kind to a few listings that got stuck awhile.





1756 Ruhland (5br/5ba, 4584 sqft.) has 100+ days on market and $300K in cuts on this listing, last at $4.200M.


In truth, it's been offered almost continuously since April 2025, when it began $1M higher at $5.200M. But they've canceled and re-listed a couple of times. They recently found a buyer.


1756 Ruhland is listed by Mary Mehrnaz Tahbaz, Nelson Shelton &amp; Associates.


 


424 S Meadows Ave (3br/2ba, 1529 sqft.) is a bright cottage with a pool in the backyard, but held back a bit perhaps due to location on a busy street next to the high school. 


They cut almost $200K to $2.499M and found a buyer.


424 S Meadows Ave is listed by John Bathurst, Compass.





1852 6th (5br/3ba, 3881 sqft.) is a slick remodel with a large yard, and substantial time on market. Perhaps being the last house on the block next to Aviation has deterred some buyers. 


It's bounced around in price – and listing representation – since its debut in April 2025 at $4.890M. 


Re-listed this January at $4.599M, the listing suddenly cut to the bone, $3.999M, for a few weeks in April. And even that didn't get it sold?


The sellers changed horses and prices again, asking $4.388M down to $4.300M, but still, no sale.


Till a fourth listing agent came along, put it up at the same price ($4.300M) and got a fish on. It's under contract.


1852 is listed by Jennifer Caskey, Compass.


Maybe they just needed to wait for those rumored East Manhattan winds to begin blowing – as they certainly are today. 
 ]]> </description>
    <pubDate>Fri, 07 Aug 2026 11:36:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-73126.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-market-update-for-73126.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Accelerating in Summer? - Manhattan Beach Market Update for 7/31/26</title>
    <description> <![CDATA[ 



Every time we sit down to check market stats, we find that Manhattan Beach is doing better than most.


For the moment, we'll just compare Manhattan Beach to itself. So far this year, the number of closed sales has established a five-year high, with 223 closings. 


This continues a clear and noticeable pattern starting after the deep chasm of 2023 – more sales every year, a little bit at a time, until suddenly we're 60 over that dreadful low point from '23 (139 sales). 


Most readers already know this, but it is always good to do a quick reminder: The frenzied, pandemic-influenced market, with its ultra-low interest rates, came to a close in May/June of 2022. From that point forward, it took almost two years for sales to pick up at anything like a normal pace.


Two problems hitting the market at the same time were &quot;golden handcuffs&quot; keeping sellers in their homes, and sticker shock for buyers, after interest rates doubled overnight. Suddenly, it would cost buyers a lot more to pay inflated prices. Potential sellers didn't see the point of moving. 


Those factors have pretty much worked their way through the system, and we have regained our balance. 


Balance, But Accelerating?


We've been surprised continually this year by the level of sales activity, beginning early in the year. 


While that early activity is a big part of why this year's sales exceed last year's by 17 so far, the closings in July really stand out.


Here's our latest custom-crafted chart to make the point clear.





July saw a remarkable 45 closings. How remarkable? 


It hasn't happened in any month since September 2021, still in the thick of the pandemic frenzy.


This tops the ordinarily busy Spring months of March and April here in MB – those months saw 39 and 38 closings, respectively. 


Something's been in the water here all year.


But did we think there would be any stats comparable to the pandemic-era frenzy? Not really. This is why you watch the numbers.


We've certainly felt this pulse in the market ourselves, as our office had several simultaneous escrows running, reaching a number we had not seen since 2021, also. (Some sales have closed now, and instead we're busy hunting for our buyer clients.)


What About New/Pending Sales?


To be sure, closings in July reflect deals made in prior weeks and months. Closing data are, therefore, lagging data, perhaps 30-45 days behind. 


So what's purchase activity like now?


It's much higher than last year.





Yep, pending sales were also the highest in 5 years during July. 


It's hard to remember now, perhaps, but Summer 2025 was sluggish and annoying in real estate. After a surge of sales early in the year, Spring tailed off fast and Summer was quite sleepy. 


This year's 28 pendings within July represented at 65 increase over last year's 17.


Big difference, and a sign that closings will continue to outpace last year's by a goodly number.


It's early August, with a couple-to-3 weeks before we might expect the market to kick up yet again. That's traditional as Labor Day approaches – starting when schools return. 


This is shaping up to be a big year.


Did you bet on that after the market limped to a finish in Q4 2025?   


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

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 July 16-31, 2026 (click any address to see the property):





New Listings (15)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

START






1401 Chestnut


3/2


1,557


4,901


$2,395,000


$1,538


2


$2,395,000


07/30/26




1301 19th


3/2


1,671


5,838


$2,795,000


$1,673


2


$2,795,000


07/30/26




1440 19th


2/1


1,079


7,006


$2,500,000


$2,317


5


$2,500,000


07/27/26




4101 Highland


3/4


2,150


1,480


$4,699,000


$2,186


7


$4,699,000


07/25/26




424 36th Street


2/2


870


1,349


$1,799,000


$2,068


8


$1,799,000


07/24/26




3406 Palm Avenue


4/4


3,580


6,177


$4,999,999


$1,397


9


$4,999,999


07/23/26




229 25th Place


3/4


1,936


2,707


$2,950,000


$1,524


9


$2,950,000


07/23/26




1456 Manhattan Beach Boulevard G


2/3


1,152


9,851


$1,198,000


$1,040


9


$1,198,000


07/23/26




1456 Manhattan Beach Boulevard D


2/3


1,224


9,851


$1,325,000


$1,083


9


$1,325,000


07/23/26




309 Gull Street


2/2


1,126


1,388


$2,399,000


$2,131


15


$2,399,000


07/17/26




477 35th Street


3/3


2,512


2,698


$2,999,999


$1,194


16


$2,999,999


07/16/26




2417 Crest


3/4


2,292


3,508


$5,990,000


$2,613


16


$5,990,000


07/16/26




409 Bayview Drive


4/4


3,013


3,009


$13,250,000


$4,398


16


$13,250,000


07/16/26




1466 Manhattan Beach Boulevard 4


1/1


576


6,088


$875,000


$1,519


16


$875,000


07/16/26




1136 5th Street


5/5


4,400


7,506


$4,700,000


$1,068


71


$5,600,000


01/12/25






 


New Pendings (9)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

START






3311 Elm Avenue


6/7


5,320


8,760


$8,000,000


$1,504


35


$8,000,000


06/25/26




608 Rosecrans Avenue


3/3


1,573


3,623


$2,445,000


$1,554


37


$2,495,000


06/25/26




2909 N Valley


2/1


1,062


5,017


$1,999,000


$1,882


25


$1,999,000


07/01/26




502 Rosecrans Avenue B


2/3


1,677


5,994


$1,799,000


$1,073


87


$1,850,000


05/01/26




448 23rd Place


3/4


1,837


2,715


$2,500,000


$1,361


129


$2,899,000


03/25/26




708 8th Street


4/4


2,324


9,963


$12,500,000


$5,379


10


$12,500,000


07/20/26




614 Manhattan Beach Boulevard


3/3


1,606


7,508


$2,399,000


$1,494


23


$2,399,000


07/09/26




1904 Harkness


5/4


2,937


5,616


$3,099,000


$1,055


36


$3,299,000


06/26/26




1427 15th Street


3/3


2,135


7,503


$2,299,000


$1,077


58


$2,299,000


06/04/26






 


New Sales (24)






ADDRESS

BD/BA

SQFT

LOT

PRICE

$PSF

DOM

START $

CLOSED






3307 N Poinsettia


5/5


3,374


4,658


$4,788,000


$1,392


58


$4,999,999


07/31/26




2913 Pacific


3/2


1,888


4,707


$2,800,000


$1,457


2


$2,750,000


07/31/26




228 Moonstone


3/4


2,034


1,450


$4,730,000


$2,409


59


$4,899,000


07/31/26




216 4th


3/5


2,754


1,350


$6,590,000


$2,505


59


$6,899,000


07/31/26




918 N Peck


5/5


3,586


5,744


$4,200,000


$1,171


0


$4,200,000


07/31/26




1816 Walnut Avenue


5/4


3,086


4,480


$4,750,000


$1,458


8


$4,500,000


07/30/26




2303 Vista Drive


4/4


2,500


3,509


$3,265,000


$1,314


27


$3,285,000


07/27/26




16 Sausalito


3/3


2,045


3,432


$2,400,000


$1,222


60


$2,550,000


07/27/26




601 N Rowell


4/2


2,118


8,585


$3,300,000


$1,558


0


$3,300,000


07/27/26




3512 Maple


3/2


1,899


4,641


$3,000,000


$1,579


88


$3,099,000


07/24/26




3008 Agnes


5/5


3,595


4,794


$4,800,000


$1,356


5


$4,875,000


07/24/26




2004 Faymont


3/2


1,505


5,395


$2,627,000


$1,694


8


$2,550,000


07/24/26




13 Catalina Court


2/2


1,474


1,738


$1,649,000


$1,119


11


$1,649,000


07/24/26




10 Cambridge


4/3


3,058


10,751


$4,000,000


$1,373


28


$4,199,000


07/23/26




652 35th


4/2


1,490


5,403


$2,800,000


$1,811


13


$2,699,000


07/21/26




3313 Pacific


4/3


1,856


4,484


$2,650,000


$1,482


14


$2,750,000


07/20/26




120 Marine


3/2


1,290


1,347


$2,605,000


$1,919


12


$2,475,000


07/20/26




612 33rd


3/3


2,160


5,027


$3,230,000


$1,574


121


$3,499,000


07/17/26




3203 Vista Drive


5/5


3,178


1,751


$5,999,999


$1,888


0


$5,999,999


07/17/26




1500 2nd


4/3


1,609


3,172


$2,190,000


$1,429


112


$2,399,000


07/17/26




324 17th


4/5


3,634


2,707


$8,008,888


$2,064


9


$7,500,000


07/16/26




445 8th


2/1


1,099


2,712


$4,500,000


$4,095


0


$4,500,000


07/16/26




3205 Alma


3/3


1,614


1,802


$2,827,029


$1,735


0


$2,800,000


07/16/26




337 8th Street


3/3


1,378


2,682


$4,700,000


$3,411


365


$4,700,000


07/10/26






Here's the rest of our local real estate market update report for the period ending 7/31/26:


&gt; 77 active listings as of 7/31/26 (+8 from 7/15/26) 


&gt; 55 SFRs (+6)


&gt; 22 THs (+2)


See the Inventory list as of 7/31/26 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: 7 actives (-2)


&gt; Sand Section: 43 actives (+6)


&gt; Hill Section: 5 actives (-1)


&gt; East MB: 22 actives (+5)


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 7/31/26&quot;.
 ]]> </description>
    <pubDate>Wed, 05 Aug 2026 12:47:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-81-8226.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-81-8226.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (8/1-8/2/26)</title>
    <description> <![CDATA[ 
It's basically an East Manhattan weekend. 


The main new listings are all on the other side of Sepulveda, starting with a cutie that won't last – get your looks in right away.


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





 1401 Chestnut (3br/2ba, 1557 sqft.) represents just about the most you can do within the footprint of one of our town's original 3br homes to modernize it for contemporary living. 


The kitchen is fully opened up to serve as a centerpiece for the home, with a family room and dining area sharing one open space. 


There is a separate, full primary suite that gets a little bonus: An added room that's pretty much office-sized, with laundry in there as well. 


The kitchen and baths are updated to a high standard, but it's notable that substantially all of the remodeling you see today was in place as it stands in 2016, when the current owners bought it. 


It's testament to the prior owners' smart choices back then, not to be too trendy or cutesy with their remodel – it holds up super well a decade later. (Although, who knows, someone might want to start tweaking surfaces and fixtures anyway, for giggles.) 


The use of skylights throughout the home is an easy-to-miss, not-hard-to-appreciate feature that makes almost every room shine (literally). The A/C felt good on a warm, muggy day as we visited, and we do love to see owned solar like this home has.


From the official description:


&quot;This thoughtfully refreshed 3-bedroom, 2-bathroom single-level residence offers the perfect blend of timeless design, modern comfort, and effortless indoor-outdoor living. The bright, open-concept floor plan is filled with natural light and seamlessly connects the living, dining, and kitchen spaces—creating an inviting atmosphere for both everyday living and entertaining. The beautifully appointed kitchen features a large center island, farmhouse sink, custom cabinetry, and a brand-new dishwasher, all flowing effortlessly into the spacious living and dining areas. Privately situated, the primary suite serves as a relaxing retreat with dual vanities, a glass-enclosed shower, and a classic clawfoot soaking tub. Two additional bedrooms, a versatile office or bonus space, and beautifully updated bathrooms—including all new toilets, a new vanity in the second bathroom, stylish new mirrors, and updated light fixtures—complete the thoughtfully designed interior. Step outside to a private backyard designed for year-round enjoyment. Complete with low-maintenance synthetic turf, a putting green, inviting outdoor living spaces, and charming café lighting, it's the perfect setting for family gatherings, entertaining friends, or relaxing in the coastal sunshine. A finished garage provides valuable flex space, perfect for a home gym, playroom, office, hobby room, or additional storage—offering versatility to fit your lifestyle. Recent improvements extend throughout the home, including fresh interior paint, new LED ceiling lighting, ceiling fans, brand-new dual-glazed glass, a freshly painted front exterior, enhanced curb appeal with new landscaping and colorful flowers, and numerous thoughtful upgrades that elevate both the home's style and functionality.&quot;


Click here to view the virtual tour (3D)


1401 Chestnut begins at $2.395M and is open Sat. 11-1pm &amp; Sun. 2-4pm.


1401 Chestnut is listed by Julie Lyon, Lyon Stahl Investment Real Estate, Inc.


 


 1301 19th (3br/2ba, 1671 sqft.) is near to 1401 Chestnut and broadly comparable, with 3br + a bonus space, recent remodeling and a pocket of outdoor space. 


While Chestnut was aggressively priced to sell quickly, this unit starts $400K higher.


When compared directly, this one isn't quite as bright or open as Chestnut, secondary beds/baths feel a bit smaller and the location runs along a busier street (Meadows). The lot is about 900 sqft. larger.


In Dec. 2024, this one sold for $2.609M, so they're now seeking a markup of almost $200K on the resale.


From the official description:


&quot;[A]n exquisitely renovated residence in the heart of Manhattan Heights, where timeless design, sophisticated finishes, and effortless coastal living come together on an expansive corner lot. Professionally designed landscaping and a private backyard create an inviting outdoor sanctuary, perfectly complementing the home's sophisticated interiors and relaxed California lifestyle. Thoughtfully reimagined, the home offers three spacious bedrooms, two beautifully renovated bathrooms, a dedicated home office, and a separate laundry/mud room—providing exceptional flexibility for today's lifestyle. Designed with both beauty and functionality in mind, every detail has been carefully curated with premium finishes and modern conveniences. The chef's kitchen is the centerpiece of the home, featuring stainless steel appliances, custom quartz countertops, a 32-inch workstation sink, breakfast bar seating, open oak shelving, and abundant custom cabinetry. Keyless entry, central air conditioning, and smart home technology provide effortless comfort and convenience. The tranquil primary suite serves as a private retreat, complete with a spacious walk-in closet and a spa-inspired en-suite bathroom elegantly appointed with marble tile. Throughout the home, beautifully refinished original oak hardwood floors add warmth, character, and timeless appeal. Step outside to your own private oasis, where lush landscaping and mature hedging create the perfect setting for outdoor dining, entertaining, or simply relaxing in complete privacy.&quot;


1301 19th begins at $2.795M and is open Sat. &amp; Sun. 1-4pm.


1301 19th is listed by Anne St.Cyr, Vista Sotheby's International Realty.


 


 1440 19th (2br/1ba, 1079 sqft.) is touted as a &quot;starter home/development site,&quot; and yes, the 7000 sqft. lot is providing much of the value in the $2.5M asking price. 


From the official description:


&quot;Situated on an exceptional 50' x 140' (7,000 sq. ft.) South-facing lot (buyer to verify) this property offers endless possibilities for builders, developers, investors, and buyers looking to create a true legacy home. The oversized South-facing lot is the crown jewel of this offering, providing abundant year-round natural light and the ideal orientation for a sun-drenched backyard, pool, and expansive indoor-outdoor living spaces. With generous dimensions and an outstanding building envelope, the property presents the perfect opportunity to design and build a spectacular 4,000+ square foot custom estate (buyer to verify) in a neighborhood where newly constructed homes are consistently selling for well over $6 million. Prefer to enjoy the home today? The existing residence also offers an excellent opportunity to remodel, expand, or update over time while taking advantage of this premier location.&quot;


1440 19th begins at $2.500M.


1440 19th is listed by Chad Fahlbusch, Strand Hill Properties.


Sand Section


4101 Highland (3br/4ba, 2150 sqft.) is the next offering among a set of 4 newly constructed modern townhomes. They're redefining pricing in El Porto.


See 229 41st (sold for $4.800M) and 228 Moonstone (in escrow, asking $4.899M).


Yes they're getting high 4s on those others, but no, they're not spending a lot on marketing for this unit. For now, all we have is a crooked phone photo and a description that leans into A.I. writing (e.g., &quot;a space that feels both elevated and effortless&quot;). 


From the official description:


&quot;The third of Ocean's 4. AMAZING VIEWS Quiet and cozy with an elevator. Don't let Highland deter you. Positioned just moments from the sand, this newly constructed ocean-view residence introduces the clean and elegant townhome. Designed with a modern coastal aesthetic ... the home blends clean architectural lines with warm, natural finishes—creating a space that feels both elevated and effortless. Expansive windows and indoor-outdoor flow capture natural light throughout, while thoughtfully oriented living spaces maximize ocean views and coastal breezes. The open-concept main level is designed for both everyday living and entertaining, seamlessly connecting the kitchen, dining, and living areas to private outdoor space. The kitchen features premium Thermador appliances, custom cabinetry, and a refined material palette that balances function and design. Second level, the primary suite offers a quiet retreat with ocean views, a spa-like bath, and generous walk-in closet space. Additional bedrooms are well-proportioned, ideal for guests, family, or a dedicated office... [It] has an elevator, two car garage with a visitor spot. Plus, you are able to fit 3 more cars parked out front for a total of 6. This is the third opportunity to own within this limited four-residence offering.&quot;


4101 Highland begins at $4.699M.


4101 Highland is listed by Timothy Agee, West Shores Realty, Inc.
 ]]> </description>
    <pubDate>Sat, 01 Aug 2026 10:48:00 -0700</pubDate>
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<item>
    <guid>https://www.mbconfidential.com/blog/prime-dirt-doesnt-just-sit-there.html</guid>
    <link>https://www.mbconfidential.com/blog/prime-dirt-doesnt-just-sit-there.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Prime Dirt Doesn't Just Sit There</title>
    <description> <![CDATA[ 



Everyone says they want a big Hill Section lot with ocean views and walkability to town. 


(Oh, you thought you were unique?)


Over these past few weeks, 708 8th has been available. 


First, there was the rumble of rumor and pre-marketing. (Would they really ask $14M?)


Next, it was about 2 weeks of &quot;Coming Soon&quot; marketing. The listing was visible in the MLS, and on some (but not all) websites, but not technically available for showings. (That's an MLS rule.)


Finally, 10 days ago the listing was active on the MLS, there were open houses, and the game was on.


They were asking $12.500M. 


Now, it's in escrow.


(708 8th is listed by Dave Caskey, eXp Realty of California Inc.)


Just last week we referred to 708 8th as &quot;arguably the last great view lot in the Hill Section available for redevelopment.&quot;


Of course, we know by now that in the primest of prime spots in the Hill Section, along John and Pacific, in particular, almost no home is safe. If it was designed and built more than 20 years ago, without the style preferences of modern no-budget buyers, any house could be bulldozer bait.


But the house at 708 8th is quite obviously not going to survive, which is why we characterized the offering the way we did.


As a reminder, it was only back in February this year when a nearby corner lot at 811 6th sold for $11.100M, with multiple offers chasing the ocean-view location, driving the price up from $9.750M.


For a little while, it was so easy to calculate prime Hill Section land values: A number of sales of 10K sqft. lots sold for $10M, which your 3rd-grader knows will translate cleanly to $1,000/PSF for dirt. 


Alas... inflation. 


The asking for 708 8th was actually a trifle over $1,250/PSF for land, and who knows where it goes from there?


Top-tier buyers who can chase this sort of plot have been spending time with architects and engineers to map out potential projects before bidding.


No new house on this site will be remotely cheap. Can you build new on a $12M lot for less than $12M? Should you?


Hill Section, you'll have a new record soon.
 ]]> </description>
    <pubDate>Fri, 31 Jul 2026 11:06:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/are-off-market-sales-more-common-in-manhattan-beach.html</guid>
    <link>https://www.mbconfidential.com/blog/are-off-market-sales-more-common-in-manhattan-beach.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Are Off-Market Sales More Common in Manhattan Beach?</title>
    <description> <![CDATA[ 
It is often observed in higher-priced or luxury markets that there is an active trade in homes that never hit the market. 


Although realtors are subject to a number of regulations that require most listings to go public, still, somehow, the off-market phenomenon persists. 


And that is certainly the case in Manhattan Beach, which in the first half this year saw a record percentage of homes sell off-market. 


But that record figure was 20, not 25, not 35, and not half of the homes sold, as you might sometimes hear.


As you'd expect, we've got the data.





You can see here that in the first half of this very year, 2026, one-fifth of Manhattan Beach home sales never hit the market.


That's the highest of any year for this period of Jan. 1-June 30, and higher than any other South Bay city that we reviewed. (Stay tuned for that data.)


Our office was involved in one of those off-market sales, at 2204 Oak (5br/4ba, 3236 sqft., $3.750M), and we were proud to pull that off for our buyers. But there were also 35 more – out of 178 sales in the first half. 


Of course, if you were a buyer in Manhattan Beach in the first half this year, you were still overwhelmingly likely to find your home on the public market. That's how 80 of the sales went down.


But if you think that you spot a trend of the last five or six years having more off-market sales in town, you're absolutely right. That is what the data shows. 


And, again, it is happening here in Manhattan Beach, but not everywhere. 


How We Define Off-Market Sales


A quick note on methodology: Since there is no foolproof way to capture all of the off-market sales in any given market, we focus throughout this post exclusively on MLS data. We used a simple cutoff: If a listing reported 0 days on market when closing, we treated that as an off-market sale.


Many off-market sales are reported on the MLS in this manner after they close. This is for the obvious reason that the listing agent probably wants credit for the sale, and the buyer's agent, too. The less obvious – but still very important – reason is that most realtors understand that it benefits everyone to have (almost) all the sales in one database. This helps to track prices and trends, and provides comparable sales for everyone's future listings. 


We did see a number of sales with 1 day, or 2, or even 3 days on market, which might have reflected some kind of off-market exposure or deal. But we needed a strict standard, and we set that at 0 days.


You could also try to track off-market sales by looking at tax records of sales in a given market. But sometimes these involve intra-family transfers, non-arm's-length sales of other kinds, builder acquisitions of lots – in other words, sales that don't always look like regular market sales, or may have lots of confounding factors that don't show up in price alone. 


Frankly, if a sale has weird x-factors, we don't want to see it in the data. 


Context for MB First-Half Sales


There really has not ever been a figure like this 20 off-market share in the first half. 


But there has been a recent increase in the share of off-market sales here in Manhattan Beach on a year-to-year basis. Time for another chart. 


 


This time we are looking at a full year's worth of data, instead of just the first half.


Our data here show that before the pandemic, and including the year 2020, most years saw around 5 or 6 of sales in Manhattan Beach reported in the MLS as off-market sales, with 0 days on market. (The year 2016 was a weird outlier with very few off-market sales, just 5 all year by this measure.)


There is a sudden spike in the data beginning in 2021, and going all the way through 2025. Four of those five years saw off-market sales at the pace of 13 to 15. We saw a similar spike, too, in our first chart above with data that only covered the first half of the year. 


What changed?


Obviously, the first year with a big spike (2021) was one of the most incredibly active years that our market has ever seen, or might ever see, with record sales totals. (518 closings that year, where &quot;normal&quot; is closer to 400.) Demand was through the roof, because financing was incredibly cheap. 


But a huge demand surge in 2021 does not explain all of the subsequent years' data.  


Scientists, engineers and accountants are all trained to look for other external changes that might help explain data anomalies. 


We imagined that one factor could be some recent changes in MLS rules. And we imagined this, in part, because Dave is on the CRMLS Rules Committee, and he has helped make some of those changes. 


Over the past 5-7 years, the Rules Committee has been trying to encourage more reporting of sales in the MLS, regardless of the circumstances of the sale. The most recent rule change allows reporting of a sale that occurred off of the MLS any time up to 30 days after the closing. This offered a far wider berth than the previous 24-48 hour window that applied some years ago. 


Back in those bad old days, before the changes, if an agent sold a property off-market, and wanted to report it, and did so after too many days, it would literally be an MLS violation. No bueno. 


So, we might have an increasing amount of off-MLS activity these days, or we might just have more lenient standards that encourage more reporting of those sales. 


How Does the Rest of the South Bay Look? 


Do you wonder how this is playing out in other cities? 


We did. Time for another chart.


 


Here we have instant context. 


If you look at the orange bars, you see the same thing you saw in our most recent chart above, which is a 5-year spike in off-market sales in Manhattan Beach. 


And nothing like it appears to have happened in any other South Bay market. 


If we go back to look at only 2017-19, Manhattan Beach was already showing considerably more off-market activity than the comparable areas. We looked at the much bigger local markets of Torrance, Palos Verdes and Redondo Beach. The rate of off-market sales in MB was always larger, but not as much larger before 2021 as after.


Consider the size of the other markets. Whereas Manhattan Beach saw 325 sales last year, Torrance had 919, the Palos Verdes area had 670 and Redondo had 640. (For PV, we looked at all sales in the 90274-90275 ZIP codes, which covers the whole peninsula.)


Those are big sales totals, but teensy shares were selling off-market: 4 in Torrance, 3 in PV and a whopping 5 in Redondo.


If you look really closely, you can see that there is something of an uptrend among the other South Bay cities or areas, just nothing near the jump seen in MB. 


It's like they don't even care about selling off-market in those other areas


Off-Market Sales Seem More Common in Pricey Markets


We can wrap up pretty much where we began. Luxury markets do tend to have a somewhat elevated degree of sales that occur off-market. The reasons are legion, and probably beyond the scope of this already-long post.  


You may or may not be aware of a very vigorous debate in the real estate brokerage community involving &quot;private&quot; listings, &quot;exclusive&quot; inventory, or whatever else people might call the &quot;whisper network,&quot; pocket listings or &quot;shadow&quot; inventory – whatever isn't on the MLS that is for sale.


One of the mega-brokerages that is essentially pushing &quot;private listings&quot; as a competitive advantage for their firm will still tell you that more than 95 of their listings sell publicly on the MLS.  


And that is what you see in most of the South Bay.


Just not in a highly exclusive community like ours in Manhattan Beach. 


Although we do think that some of our colleagues over-hype the importance of off-market listings here, the data don't lie. There simply are more off-market sales in MB.


And that means Manhattan Beach buyers are likely to do better if they sign up with a local agent to have access to all of the inventory. 


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

P.S.: This essay is meant more as commentary than as a commercial, but hey, Dave's favorite part of the business is buyer representation, and we're pretty good at it Reach out if you'd like to learn more


Nerdy note 1: All data were hand-crafted for MBC from manual searches of the CRMLS database. No A.I. (this time). 


Nerdy note 2: Our post here violates &quot;Betteridge's Law of Headlines,&quot; which states that the answer to a headline with a question mark is always &quot;no.&quot; But here, it's &quot;yes.&quot; We broke the law because, y'know, a rebel heart just refuses to be caged.
 ]]> </description>
    <pubDate>Wed, 29 Jul 2026 14:24:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-725-72626.html</guid>
    <link>https://www.mbconfidential.com/blog/manhattan-beach-new-listings-725-72626.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>Manhattan Beach New Listings (7/25-7/26/26)</title>
    <description> <![CDATA[ 
It's another Summer week with not too much new inventory, but headlined by a big one: A prime ocean-view corner lot in the Hill Section.


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.


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

Hill Section





 708 8th Street (4br/4ba, 2324 sqft.) is arguably the last great view lot in the Hill Section available for redevelopment. (The main image above is a rendering, but there are no plans or new construction for sale, just the land.) 


It was just February this year when a nearby corner lot at 811 6th sold for $11.100M, with multiple offers chasing the ocean-view location.


This comparable lot begins at $12.500M. Oh, yeah, and then you need to build an actual house. Is that another $10M to befit the location and lot price?


Notable: the final photo we're sharing here is taken from a platform purpose-built at the site to demonstrate the floor height and view from a potential new build – even with 11' ceilings. It's a good view.


From the official description:


&quot;A once in a lifetime opportunity to create your dream home in one of the South Bay's most sought-after Manhattan Beach neighborhoods. Set on an expansive 9,963 SF corner lot, this exceptional property offers some of the most spectacular unobstructed ocean views available, showcasing breathtaking panoramas that stretch from Palos Verdes to Malibu. Rarely does a property of this caliber become available, offering endless possibilities to create a legacy residence tailored to your every whim. To help bring the vision to life, locally renowned architects have prepared conceptual floor plans and exterior renderings showcasing just some of the incredible options for this piece of land. These preliminary designs provide buyers with inspiration for creating a truly remarkable custom residence that maximizes the home's extraordinary setting and view potential.&quot;


708 8th Street begins at $12.500M and is open Sat. &amp; Sun. 1-4pm.


708 8th Street is listed by David Caskey, eXp Realty of California Inc.


Tree Section





 3406 Palm Avenue (4br/4ba, 3580 sqft.) sprawls across an oversized lot (nearly 6200 sqft.), allowing for a wider, bolder home design. 


Although built in the 1980s, the home enjoys many modernizations for baths &amp; kitchen, and mostly new flooring (but a bit more carpet than you'll typically see in newer homes). A pool makes for a classy backyard.


Many of the home's upgrades, but not all, carry over from the condition in 2023 when these sellers purchased it. They raised the bar with a range of cosmetic fixes.


From the official description:


&quot;Embrace a sophisticated yet relaxed lifestyle in this impeccably maintained home located in the desirable Tree Section of Manhattan Beach. Occupying a prominent position on an oversized lot—nearly 25 larger than the area standard—this residence offers rare scale and comfort. The home features four generously sized bedrooms and three expertly remodeled bathrooms, with an inviting foyer and soaring ceilings that lead into a seamless, well-designed layout. The kitchen is well laid out with the finest appliances for well seasoned or new cooks.The backyard is a private, spa-inspired retreat, providing a serene environment for hosting guests or enjoying quiet moments. This outdoor oasis includes dedicated spaces for al fresco dining and entertainment, perfect for weekend gatherings.&quot;


Click here to view the virtual tour (3D)


3406 Palm Avenue begins at $4.999M and is open Sat. 2-4pm.


3406 Palm Avenue is listed by Mary Ann Griffiths, Compass.


 


Sand Section





 229 25th Place (3br/3ba, 1936 sqft.) is a fixer TH with (currently) big ocean views, and a location just steps from Bruce's Beach Park. 


The potentially view-blocking neighbor to the west appears to be a duplex.


From the official description:


&quot;Premier location west of Highland offering amazing views from Catalina to Malibu. This townhouse offers an amazing floorplan for entertaining with open kitchen. Large master suite with ocean views, large walk in closet, large bath with spa and shower. Short walk to beach and Bruce’s Beach park. The beach here is more locals, making it more private. Walk-able to both downtown and north Manhattan beach. This property also has a dumbwaiter and large garage with high ceilings. Located in the award-winning Grand View Elementary school. Many students at Mira Costa have won patents in their STEM programs.&quot;


229 25th Place begins at $2.950M and is open Sat. &amp; Sun. 1-4pm.


229 25th Place is listed by Ray Joseph, Radius Agent Realty. 


 424 36th Street (2br/2ba, 870 sqft.) is a little bungalow on a half lot, nicely updated.


From the official description:


&quot;Welcome to 424 36th Street, where classic beach bungalow charm meets a complete, design-forward renovation. Bright, welcoming, and thoughtfully updated, this home blends timeless finishes with an easy coastal aesthetic in one of North Manhattan Beach's most desirable neighborhoods. Every major system has been updated, including new plumbing, electrical, windows, doors, roof, smooth stucco, and a new garage door, creating a home renovated with both style and substance. Inside, natural light fills the space, highlighting exposed beamed ceilings, light wood flooring, and clean, understated finishes throughout. The kitchen pairs crisp white shaker cabinetry with warm butcher block countertops and brand-new appliances, while the open living spaces flow seamlessly outdoors. From the living room, subtle ocean views offer a reminder that the beach is just moments away. Both bathrooms have been beautifully redesigned with timeless tile, warm finishes, and a refined simplicity that complements the home's relaxed character. Outside, an oversized deck extends the living space into a private backyard framed by mature tropical landscaping and privacy hedges—an inviting setting for morning coffee, outdoor dining, or quiet evenings at home. Just a short stroll from the sand, neighborhood cafés, restaurants, and local favorites...&quot;


424 36th Street begins at $1.799M and is open Sat. &amp; Sun. 1-4pm.


424 36th Street is listed by Denise Epeneter, Silver King Brokers.


East Manhattan Beach





 1456 Manhattan Beach Boulevard G (2br/3ba, 1152 sqft.) is one of 2 remodeled 2br condos in this building starting up this week.


From the official description:


&quot;Are you looking for a lifestyle upgrade? This updated 2-bed, 2.5-bath townhome delivers exceptional value in one of the South Bay's most sought-after zip codes. No projects, no punch list, just good light, good bones, and a layout built for real life. Wide-plank, commercial-grade vinyl floors run through the open-plan living and dining area, setting the tone for a warm, inviting space. The fireplace makes it feel lived-in from day one, and the adjacent private patio provides the perfect indoor-outdoor flow for year-round entertaining or enjoying the evening under the stars. The well-appointed kitchen was recently refreshed with new quartz countertops and has ample cabinet space, with room to accommodate an island or table. It opens onto a second patio with room for an herb garden and a cafe table for your morning coffee. Upstairs, the spacious primary suite awaits with an updated, spa-inspired bath that features quartz finishes, a glass-enclosed shower, and a Toto smart toilet. The second bedroom has a walk-in closet and its own updated bath with dual sinks, plus a convenient laundry area and a new water heater. Add central air conditioning, an attached private two-car garage with extra storage, updated plumbing, and a quiet, rear-of-community location set back from the street, and you've got a home that works as well as it looks.&quot;


1456 Manhattan Beach Boulevard G begins at $1.198M and is open Sat. &amp; Sun. 1-3pm.


1456 Manhattan Beach Boulevard G is listed by Wendy Gladson, Compass.


 


 1456 Manhattan Beach Boulevard D (2br/3ba, 1224 sqft.) is the second unit in this building.


From the official description:


&quot;Rare opportunity to own a quiet, private, and beautifully updated rear-unit townhome in the heart of Manhattan Beach. The inviting living room features bamboo flooring, a denatured alcohol fireplace, and a spacious dining area with direct access to an expansive patio that wraps around the front and side of the home. A powder room serves the main level, while a few steps down lead to the recently remodeled kitchen, showcasing quartz countertops, custom cabinetry, heated tile floors, and Samsung appliances. Just beyond the kitchen, enjoy your own private outdoor retreat with a Trex deck, built-in fountain, ambient lighting, and vinyl privacy fencing. With approximately 700 square feet of private outdoor space, this home offers exceptional indoor-outdoor living. Adjacent to the kitchen is a private two-car garage featuring built-in storage and a convenient shower—perfect for rinsing off after beach days or bathing pets. Upstairs, the spacious primary suite includes an Elfa closet system and a beautifully updated en-suite bath with dual vanities, a separate shower, soaking tub, Duravit toilets, and Hansgrohe fixtures. The second bedroom enjoys access to additional outdoor space, while the updated hall bathroom and reconfigured laundry area with a stacked Samsung washer and dryer add convenience. Additional upgrades include a pull-down attic ladder with lighted, floored storage space, queen size Murphy Bed, lighting throughout, dual-pane sliding doors and windows, a Nest smart home system with exterior cameras, and a Culligan water filtration system.&quot;


1456 Manhattan Beach Boulevard D begins at $1.325M.


1456 Manhattan Beach Boulevard D is listed by Michael Rossi, Strand Hill Properties.


 
 ]]> </description>
    <pubDate>Sat, 25 Jul 2026 14:06:00 -0700</pubDate>
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    <guid>https://www.mbconfidential.com/blog/a-village-sfr-record.html</guid>
    <link>https://www.mbconfidential.com/blog/a-village-sfr-record.html</link>
        <author>dave@mbconfidential.com (Dave Fratello)</author>
        <title>A Village SFR Record</title>
    <description> <![CDATA[ 



Regular readers know that we analyze the market here at MBC through all sorts of methods, including custom data runs and &quot;anecdata,&quot; taking individual stories about homes that seem to tell us something broader about the market generally, or perhaps a submarket.


The new sale at 10 Cambridge (4br/3ba, 3058 sqft.) offers us a chance both to highlight a new record price for the &quot;Estate Homes&quot; section of Manhattan Village – and to tout our own success in delivering that result for our seller clients.


The closing at $4.000M is substantially the highest for an SFR sold within the Village, besting the prior record by 10. 


It's only the 6th sale among the Estate Homes over $3.000M, a roster which includes the pre-remodel acquisition of 10 Cambridge at $3.010M in 2023. 


Three of the top 5 sales behind the gates took place last year, as our chart shows:





Most of those sales are distant enough in the past that it they won't appear with all their images online, but you might be able to make this link work to see them. It goes directly to an MLS source called &quot;OneHome&quot; that realtors can use to send properties to clients. (Don't worry, you don't have to become Dave's client to see those homes now.)


What you'll see with each one is that they were upgraded from their 1980s build condition, most of them with updates that obviously date to the early 2000s.


Meantime, 10 Cambridge had a massive remodel completed in 2024, and some dated features of the floorplan were eliminated, like the &quot;sunken&quot; living room. 


10 Cambridge sports an uncommonly large lot (10,751 sqft.), some of which makes for usable outdoor space, and some of it along the hillside facing east. 


It's in just about the most private, inspiring location imaginable within the Village, at the end of a cul-de-sac and with no neighbors on 3 sides. Its elevated position above the road below and the community pool add to that sense of being in one's own world – a secluded, gated space within a guard-gated complex.


The superb, newer remodel, larger lot and private location were all reasons why a buyer was ready to reach a record price to make sure to get it.


A quick note on how we sold this one: The property had been rented for a couple of years, when the owner made the decision to sell. While the tenants were still there, and during a period of time while we were prepping the home for sale, we took a slightly different approach to marketing the home. 


First, we promoted it to our own lists, and let clients know about it. Following a specific rule, we were able to keep it off the MLS for a bit.


Soon, we transitioned the listing to the MLS – but, following a different rule, kept it off of Zillow, Redfin and thousands of other real estate websites. It was visible to agents only.  


That's how we ended up showing it several times, and selling it just a few days before we were ready to open the floodgates and publish the listing live on the internet. Only buyers working with agents came, and obviously one was very motivated and stepped up before the home reached broader distribution. 


It wasn't exactly an &quot;off-market sale&quot; – but the home had not yet been visible online outside of the MLS. It was a unique approach to exposing the property, and it worked out. 
 ]]> </description>
    <pubDate>Fri, 24 Jul 2026 11:42:00 -0700</pubDate>
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