East MB

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With a little rush of post-Memorial-Day listings, Manhattan Beach is seeing its highest inventory level so far to date in 2015.

As we write on Friday morning, there are a whopping 63 active listings of homes for sale (including SFRs and THs).

OK, so it's no flood, but it's a new range of choices. East and West, beach and 'burbs. It might not last, but it's good to see the year hit a new peak.

We took particular note of a few:

645 29th (5br/5ba, 3350 sqft.) is a fully refreshed Mediterranean on an inarguably great street.

Disclosure: Dave is friendly with the sellers and had a brief consultation with them prior to the listing.

Start price: $3.125M.

1750 5th (5br/5ba, 4000 sqft.) is a 2001 Mediterranean that's solid and boasts one of those mandatory

This weekend is not just a great time to pick from among the growing range of options for open houses... which is free... but also to check out the annual Sophisticated Snoop tour, giving you the chance to see some of the most artful homes in Manhattan Beach and Hermosa in full-dress glory.

That includes this Hermosa Strand modern, plus an MB Strand home and others in the Sand & Tree sections of Manhattan Beach.

See this DigMB post for more, including links to each property, and pick up tickets at the door of any property – or see here for more on the Snoop.

To plan your (free) open-house tours for this week, try this Redfin map list of open houses, or click here for the Beach Reporter list of opens

Don't forget, when previewing homes here on MB…

Even just the last week has seemed busy in the Manhattan Beach real estate market. You want options? They've been coming: 15 new listings in 7 days.

The problem (stop us if this sounds familiar)... There were 14 new deals made in the same span. So the 7-day net increase in inventory was +1.

We're going to focus on just a few new construction projects that have found buyers most recently:

2412 John (3br/3ba, 1890 sqft.) is unconventional for new construction and has been polarizing, in a way, among market watchers. Why build under-sized on a prime street? Why go mid-century? Are buyers really looking for green & modern?

For an uncomfortably long time – OK, just 90 days – the doubters were winning the day. 2412 John was too ambitiously priced at $2.799M…

You know the old motto: When at first you don't succeed, try, try again.

That certainly can work for selling.

And if you're not impatient, these days, merely waiting seems to be a formula not just for success – but for netting a greater profit.

Our case study here is 1335 19th (6br/6ba, 5000 sqft.).

The home's been on and off the MLS so many times in the past few years, you could hardly remember when it was a "new" listing, or off-market as a "pocket," or on-market, or in escrow, or whatever.

But now they've closed up a sale there, at the princely sum of $3.050M.

The on-again, off-again story that preceded the sale went like this:

  • July-Aug. 2013: asking $2.799M, 34 DOM, quit
  • June 2014: asking $3.099M, 14 DOM, quit
  • Sept.-Nov. 2014: asking