Pricing for some homes can be very straightforward.
But all across Manhattan Beach, you'll encounter unique combinations of home size, style, lot size and location. The more "unlike" other homes that a property is on some of those factors, the greater the mystery in its value.
So, then, how do you figure out what it's worth?
Most commonly, there isn't much choice but to make your best guess and put it out there and see how the market responds.
Eventually, individual buyers will tell you what it's worth.
A new sale shows how that process can work over time.
We're looking at 1756 Voorhees (4br/4ba, 3033 sqft.), a single-level modern with a pool that we have previously called "quite an achievement architecturally."
We also referred to it as "one of those homes where you just park the car and forget the world. Fun."
Custom-built in 2022, the home is "underbuilt." By sticking to one level, the owner missed the chance at another 1500+ sqft. that could have been with a second story. And they didn't even consider a basement, which could have added more space.
What they built has a wide-open, free-flowing floorplan, with high ceilings and disappearing glass doors. It offers one of the most compelling indoor/outdoor spaces we've seen in MB.
But... that block. The home is only 5 doors up from Aviation Blvd., and if you walk or drive the block, let's just say, you'll see that not all the homes are as updated. (There's one home across the street that is striking in its state of disrepair.) It's just not the sort of location buyers dream about.
So the mystery of pricing would involve how many buyers are out there who want an "underbuilt" house, how many like modern style and having a pool take up the yard, and how many would like those things and be OK with the location?
In April 2025, 1756 Voorhees first came to market boldly at $4.895M.
At that time, we had clients in the Sand Section looking for a single-level home who fancied Voorhees online. We made a date to go see it.
They liked it tons, but struggled with the location. None of us could see a clear basis for the price.
Our buyers concluded that they would pay $4.600M, but not more. (Do you know where this is going yet?)
We had a chat with the out-of-area listing agent, who shared that the seller was pretty firm on the price, and didn't really have to sell, anyway.
We never got to writing an offer, as our buyers' attention moved on to other things. The listing canceled after 10 weeks at that $4.895M.
Fast forward several months, and the home was back with that same out-of-area agent this March. Now the price was lower: $4.695M.
We mentioned it to those clients who had been willing to go to $4.600M. "They're getting closer to your number," we wrote. But they weren't in the market anymore.
After 2 months, 1756 Voorhees again didn't sell. The listing canceled.
Then, in late May, it was back with a local agent, and priced much lower: asking $4.250M.
Golly, that was $645K (13%) below its first price, and $445K (9%) below that last asking.
When a seller makes cuts like that, they're trying to send a message: We're open for business! Bring your offers now!
People came. Suddenly, it turned out that there were a lot of people who were interested in a modern, single-level home with a pool on the eastern edge of Voorhees.
Four of them wrote offers.
And they drove the price up.
The final sale price: $4.600M. (With a backup offer at the same number.)
Why, that's exactly where our buyers saw it a year ago!
(We tend to have really smart buyer clients. They make us look good.)
The funny part is, someone could have tried $4.600 last year, when it was priced $300K higher, just making their case to the seller. (Even if the seller was supposedly stuck on the higher number.)
Or someone could have tried $4.600 this year when the asking was $4.695M. They both start with 4.6!
But maybe no one wanted to go that "high" if they didn't see anyone else chasing the home. Maybe they'd have gone to $4.600, but were afraid that'd be an overpay.
The dynamics of multiple offers changed all of that. The mentality flipped to: If we don't pay $4.600, we won't get it!
Turns out, that's what it was worth the whole time.
Please see our blog disclaimer.
Listings presented above are supplied via the MLS and are brokered by a variety of agents and firms, not Dave Fratello or Edge Real Estate Agency, unless so stated with the listing. Images and links to properties above lead to a full MLS display of information, including home details, lot size, all photos, and listing broker and agent information and contact information.
