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Couldn't Sell Then, Did Sell Now

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by Dave Fratello

320 35th Street, Manhattan Beach,

One way to check in on how the market's doing is to look at the story behind some recent sales. 

In the last 10 days, 3 homes sold that had tried last year, without success. 

The headliner has to be the modern-style townhome at 320 35th (4br/5ba, 2450 sqft.). 

A late-2025 listing ran 6 weeks at $3.795M, but they shut down in mid-December without a sale.

The townhome market was pretty rough in the second half of last year, and any listing starting that late has to be a little lucky to sell. 

In this case, maybe they were lucky the townhome didn't sell.

By the time the listing returned to market, January 28, it was clear that this year was off to a blazing start. 

The seller boldly raised the asking price by $200K to $3.995M. 

Now, it has closed for $3.900M, under asking, but $105K over last year's asking. 

Yep, not selling was a good outcome for 2025. 

2821 Alma Avenue, Manhattan Beach, Meantime, a masterful custom modern at 2821 Alma (5br/6ba, 3965 sqft.) had tried for parts of 2024 and 2025, with two separate listings, priced $8.695M down to $8.395M. 

The last listing quit in early October. But, as they say, gone is not forgotten. 

A buyer emerged while the property was off-market. 

(This will happen sometimes, either as agents with buyers call around on expired/canceled listings, or when a listing agent simply knows their client would sell and makes that known in the office, without any formal marketing.)

Now it's sold for $8.000M. 

724 13th Street, Manhattan Beach, And then there's 724 13th (6br/7ba, 4844 sqft.), once a new construction listing (back in 2019). 

We discussed the history on this one in some detail last week in "Sold Over Asking! No, Um, Under?"

To recap, the very first listing price there (in 2019) had been $5.495M, but as time went on, the seller began asking more.

The last asking price was $5.999M, since October 2025. 

Therefore, the recent sale at $5.650M was under asking.

Probably the best part for the seller was just finally getting it done after all these years. Builders here generally aren't trying to construct rental properties, but if they are going to hold out for their price, sometimes that's the fate – you've got to lease it for a while until the market catches up. 

So, did you happen to see a property last year that didn't sell?

It might be available, or it might be coming back. 

And last year's failure to sell may be no issue at all this time.

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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.

Based on information from California Regional Multiple Listing Service, Inc. as of April 19th, 2026 at 9:54pm PDT. This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. Display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.