East MB

It was 4 weeks ago when we advised MBC readers to go take a look at 1321 Voorhees (6br/5ba, 3600 sq. ft.). It would be your only chance, it seemed, because the home was in escrow already.

In escrow... and at a big number, $2.795M, quite a feat for a home on a smaller-than-standard East MB lot (5200+ in this case).

Our opinions about this custom "plantation" home haven't changed, but that first buyer is gone, the escrow is canceled, and 1321 Voorhees is back on the market, looking for a new buyer. (You?)

While it's out there for a second run, suddenly, it's notably the least-pricey East MB new construction option on the open market.

Right next to it, in terms of lot size and home specs, is the new-construction listing at 1304 Lynngrove (5br/6ba, 3750

To judge by the most recent closed sales come in, you'd think no one knows how to price a house anymore.

We've seen markets where nearly every listing price seemed to be an overreach. Today, start prices seem to be literally just the starting points. Consider these very recent closings:

510 23rd (4br/4ba, 3200 sq. ft.) is a 2009-built Spanish in the gaslamp district.

Start Price: $2.699M

Sold Price: $2.826M

Amount Over Asking: +$127K / +4%

Note: That result was different from when the same home debuted back in 2008-09. It ran 7 months on market and sold for 16% under the asking price way-back-when, the year your kindergartner was born.

1901 Lynngrove (3br/1ba, 1100 sq. ft.) is a mostly original corner-lot cottage in Liberty Village. The home has

Here's how you make markets: You ignore all that came before, just put a sticker price on what you've got, and make people come to you.

That's the kind of boldness that's behind the new-construction listing at 1304 Lynngrove.

This upcoming 5br/6ba, 3750 sq. ft. "gorgeous custom contemporary" home will be offered at $3.199M to begin.

That's quite a bit above $3 million, a number never before dreamt of east of Redondo Ave. in this little pocket of Mayberry in Manhattan known as Liberty Village.

Formerly one of the most reliably affordable neighborhoods of MB (it's all relative), the LV is now getting a ceiling-pushing listing that could reshuffle all thinking about the area.

You know right away upon seeing this listing pop up that they're shooting for a…

We'll remember the first half of February 2015 as the time when we said, "Oh, really!?!" a few more times.

The kinds of deals buyers are making early in the year continue to set the tone for another roaring year in Manhattan Beach real estate. Consider:

• 316 4th St., a corner lot at Crest and the flat 4th St. walkstreet, listed for $3.300M, about $600K above 2 recent nearby lot-sale comps, and is in escrow for more than 10% more than asking price; this says "watch out, South End." Ocean views helped on this one.
  

• Two East MB lots deep into the 1700 block, specifically 1721 Gates and 1727 Gates, listed for $1.400M and $1.500M, respectively, and made immediate deals. Previously, you might have penciled them in at $1.300M-minus each, but no. (FYI 1727