Clearing Out the Trees

By Dave Fratello | April 28th, 2016

In less than 2 weeks, inventory in the Tree Section has dropped quickly – mostly due to new sales.

As of April 15 this year, there were 32 listings in the almost-glutted Tree Section. There had been 14 active listings in the Tree Section exactly one year prior, so this was a huge difference... much more choice for buyers.

As of Thursday morning, inventory was back down to 22 active listings. Where did those other listings go? Here's our rundown (you can click any address to see more photos & details on any listing).

1313 Pine Avenue Manhattan Beach CA1313 Pine (5br/4ba, 3250 sqft.) is essentially new construction, purchased one year ago pre-completion and before it came to market for $3.290M.

It's an artistically done Cape Cod on a corner lot, which allows entry from the side. The kitchen/great room open perfectly via foldaway doors to a nice patio. Lots of details throughout this bright, white home recommended it.

The list price was $3.499M and it ran about a month before a buyer knocked.

1301 Pine (5br/4ba, 3300 sqft.) is a 2000-built Cape Cod with a big open living room at the entry and 4br on the top level. This one was completely redone head-to-toe by the most recent owners, who tossed aside the dated finishes in the kitchen and baths and redid the flooring. It's much more current. (You can see how dated it was in the photos from the June 2013 sale here.)

621 Marine Avenue Manhattan Beach CA621 Marine (5br/4ba, 3100 sqft.) is a custom-built Spanish on a nice block near the gaslamp district. The interior got a major, major custom overhaul. Somewhat surprisingly, it's been transformed into a chic, modern style, with black and white dominating the design.

Listed at $3.239M, this one had a buyer right away.

2408 Walnut Avenue Manhattan Beach CA2408 Walnut (5br/4ba, 3100 sqft.) is an 8-year-old custom-built home with some Cape Cod influences and a somewhat larger-than-expected backyard. (Side note: For whatever reason, Dave here is a sucker for a red roof.) Somehow, they got 5br all upstairs in this design without really shortchanging any of them.

This one came out asking $2.999M and hung around a bit. They made one cut to $2.899M and made their deal 10 weeks in.

724 36th Street Manhattan Beach CA724 36th (4br/4ba, 3350 sqft.) is officially a 1980s house, although the floorplan, with 2 small bedrooms downstairs and more upstairs, suggests a remodel/addition timed to around then. A lot of buyers would want to make updates.

The street-to-alley lot places the garage in back: Nice. Start price was $2.650M, followed by a bogus re-list, so that the listing now in escrow shows a $2.399M start price. It's newly in escrow.

3312 Maple Avenue Manhattan Beach CA3312 Maple (4br/3ba, 2240 sqft.) is the first and only "Hollywood Regency" style home we've seen advertised recently in Manhattan Beach. The home is truly high-style and a pleasant surprise.

It's on the smaller side for what families are typically chasing, and a bit north toward the refinery, but priced to account for both factors. In escrow now for the second time. List price was $2.320M.

1144 North Ardmore Avenue Manhattan Beach CA1144 Ardmore (3br/2ba, 1800 sqft.) is a 2-story remodel on the edges of downtown. The home's actually undersized for what is now permitted in this area of the Trees – 3 stories can now be built. Compelling at $1.700M, it lasted 3 weeks and is in escrow.

1716 Oak (2br/1ba, 875 sqft.) is the first little house along Oak to linger on the market in quite some time. This one's on the commercial side, backing up to two auto service businesses.

It took almost 2 whole months at $1.355M for a deal to be made – but they've got one now.

743 31st (5000 sqft. lot) came out in March at $1.950M, then quit, came back, went into escrow, came back, and now has a deal.

Last list price was $2.100M, near the going rate for that treasured street.

2833 North Valley Drive Manhattan Beach CA2833 N. Valley (2br/2ba, 1200 sqft.) is a smallish, but tidy, 1950s house on a slightly downsloping 5000 sqft. lot. 

When a seller is motivated, you can tell. This one launched on March 31 at $1.550M, made its first cut 10 days later and another cut in week 3.

The last list price of $1.375M was 11% down from start, but they sure did not linger. The handshake came within a month. Compelling for land or living.

3617 Elm (3br/2ba, 1200 sqft.) is comparable to 2833 Valley, but the market experience has been very different.

This rental-caliber, small home on Rosecrans came out 4 months ago much too high at $1.699M and overhyped. The sellers made no cuts till 3 weeks ago, and then it was 18% (-$300K) all at once to $1.398M. Newly in escrow.

652 Rosecrans (6br/6ba, 4730 sqft., 7300+ sqft. lot) has just quit the market after 6 months.

The listing launched in October last year at $2.999M, and gradually cut to $2.599M, but was still unable to make a deal.


UPDATE: By afternoon Thursday, there were 24 actives in the Tree Section.

Neither 22 nor 24 listings counts, exactly, as "clearing out" the area – as our headline here suggested. There are still more choices than last year, including new construction.

If you're viewing this post in your browser, you can see all current, active Tree Section listings below – newest listings first.

Address 3524 Palm Avenue BD/BA 3br/2ba SQFT 1172 sqft LOT 4640 PRICE $1,769,000 $PSF $1,509 DOM 2 DOM START $ $1,769,000 START 10/25/20
Address 2310 N Ardmore Avenue BD/BA 4br/3ba SQFT 3667 sqft LOT 5433 PRICE $3,500,000 $PSF $954 DOM 6 DOM START $ $3,500,000 START 10/21/20
Address 653 26th Street BD/BA 5br/5ba SQFT 3500 sqft LOT 5120 PRICE $3,650,000 $PSF $1,043 DOM 18 DOM START $ $3,650,000 START 10/09/20
Address 3516 Pacific Avenue BD/BA 5br/4ba SQFT 3231 sqft LOT 4480 PRICE $2,650,000 $PSF $820 DOM 19 DOM START $ $2,650,000 START 10/08/20
Address 3212 Maple Avenue BD/BA 5br/5ba SQFT 3440 sqft LOT 4638 PRICE $3,449,000 $PSF $1,003 DOM 25 DOM START $ $3,449,000 START 10/02/20
Address 3408 Maple Avenue BD/BA 3br/1ba SQFT 1029 sqft LOT 4640 PRICE $1,795,000 $PSF $1,744 DOM 27 DOM START $ $1,895,000 START 09/30/20
Address 641 27th Street BD/BA 2br/1ba SQFT 935 sqft LOT 4800 PRICE $2,239,000 $PSF $2,395 DOM 40 DOM START $ $2,349,000 START 09/17/20
Address 637 17th Street BD/BA 6br/5ba SQFT 3514 sqft LOT 4870 PRICE $4,195,000 $PSF $1,194 DOM 46 DOM START $ $4,390,000 START 09/11/20
Address 3601 Laurel Avenue BD/BA 3br/2ba SQFT 1530 sqft LOT 5412 PRICE $1,950,000 $PSF $1,275 DOM 60 DOM START $ $2,295,000 START 07/15/20
Address 1406 Laurel Avenue BD/BA 5br/6ba SQFT 4552 sqft LOT 5992 PRICE $4,195,000 $PSF $922 DOM 75 DOM START $ $4,195,000 START 08/13/20
Address 3412 Palm Avenue BD/BA 6br/6ba SQFT 5650 sqft LOT 6154 PRICE $5,995,000 $PSF $1,061 DOM 94 DOM START $ $5,995,000 START 07/25/20
Address 2612 N Poinsettia Avenue BD/BA 5br/5ba SQFT 3244 sqft LOT 4450 PRICE $2,899,000 $PSF $894 DOM 104 DOM START $ $3,150,000 START 07/13/20
Address 3412 Elm Avenue BD/BA 4br/3ba SQFT 2848 sqft LOT 3919 PRICE $2,649,000 $PSF $930 DOM 125 DOM START $ $2,649,000 START 06/24/20
Address 531 13th Street BD/BA 4br/2ba SQFT 1925 sqft LOT 2102 PRICE $2,499,000 $PSF $1,298 DOM 131 DOM START $ $3,000,000 START 06/18/20
Address 592 30th Street BD/BA 5br/7ba SQFT 4648 sqft LOT 4804 PRICE $4,699,000 $PSF $1,011 DOM 141 DOM START $ $4,699,000 START 06/05/20
Address 577 31st Street BD/BA 5br/6ba SQFT 4369 sqft LOT 5025 PRICE $4,479,000 $PSF $1,025 DOM 165 DOM START $ $4,479,000 START 05/15/20
Address 617 31st Street BD/BA 7br/8ba SQFT 5084 sqft LOT 5019 PRICE $4,999,000 $PSF $983 DOM 174 DOM START $ $5,495,000 START 05/06/20
Address 724 13th Street BD/BA 6br/7ba SQFT 4844 sqft LOT 2999 PRICE $4,995,000 $PSF $1,031 DOM 284 DOM START $ $5,495,000 START 08/21/19

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