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 "there's no life east of Sepulveda."
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, "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."
Asking "just" $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 & 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.
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.
