High Sales of 2022: Sand Section

By Dave Fratello | January 5th, 2023

It's our longtime tradition here at MBC to look back at notable sales from the year that just ended.

We'll start big, on The Strand no less.

This whole post is the high sales within the Sand Section in 2022. We'll separately look at the low sales, and at the high and low sales for other districts of Manhattan Beach.

Information about each property is below each photo.

Strand Division

We'll look at sales immediately below, but it's worth noting that the number of Strand sales dropped in 2022 and the highest sale didn't reach the record set in 2021 at 508 The Strand (5br/6ba, 4325 sqft.) at $19.200M.

Meantime, two Strand listings targeting $30M and up did not sell in 2022, and went back off market.

Here are the top sales.


1516 The Strand (4br/4ba, 4953 sqft.)

This home is a 2005-built custom modern that took some effort, over time, to sell. (Which can be typical of The Strand.)

The property first emerged in Summer 2020 asking $18.900M, later dropped to $17.900M, and finally drew an offer when asking $17.500M. It went down a bit from there.

Sold for $16.200M in July 2022.

(Listed by Kurt Rappaport of Westside Estate Agency Inc.)

1900 The Strand Manhattan Beach CA

1900 The Strand (2br/3ba, 3635 sqft.)

This 1980 build occupies an ultra-prime Strand corner.

Its design is very much what someone specifically wanted at one point, hosting just 2 bedrooms. One is a splendid suite comprising the whole top floor. (And open to the lower floors.) The other bedroom is a small, oddly shaped space just off the Strand-level entry and patio that closes off, if desired, via accordion doors. (For now you can still explore the 3D tour.)

Location sold this one in just 9 days.

Sold for $15.573M in August 2022.

(Listed by Sheri Kapust of RE/MAX Estate Properties.)

2804 The Strand Manhattan Beach CA

2804 The Strand (3br/4ba, 2932 sqft.)

Here's a highly customized "Pacific Rim-inspired" remodel that reverted to pattern somewhat for The Strand, requiring almost 9 months to get an offer.

The start price of $16.499M was not really approached as the buyer came. The listing took two separate cuts of $1.500M before the offer arrived, another $750K lower.

Sold for $12.700M in July 2022.

(Listed by Lauren Forbes of Compass.)

Walkstreet Division

333 17th Street Manhattan Beach CA

333 17th Street (4br/6ba, 4599 sqft.)

This 3-story, custom, gorgeous modern is on one of the more private of local walkstreets.

Up from Highland, there are big views. But it's just steps to downtown.

The home features this unusual indoor/outdoor pool and hot tub area, and a luxury resort feel across the board. Everything helped make this the top walkstreet sale of 2022.

Sold for $9.500M in September 2022.

(Listed by June Emerson of Vista Sotheby’s International Realty.)

225 7th Street Manhattan Beach CA

225 7th Street (5br/5ba, 5143 sqft.)

This is a custom-built home west of Highland with a basement.

Unlike a lot of 3-story view homes, they did not happen to build this one with living spaces on the top floor, but instead on the middle floor.

The home was snapped up off-market before it was prepped and presented to the public.

Sold for $8.950M in March 2022.

(Listed by Chad Fahlbusch of Strand Hill Christies International Real Estate.)

420 5th Street Manhattan Beach CA

420 5th Street (5br/7ba, 4282 sqft.)

This home is new construction down the block a ways. It needed two and a half months to make a deal, but sold exactly for asking price.

Sold for $6.845M in February 2022.

(Listed by Mark Tuccinardi of Vista Sotheby's International Realty.)

Later in the year, it should be noted, there was an off-market sale nearby at 401 5th Street (5br/6ba, 4250 sqft.), at a slightly higher price.

It sold for $6.885M in July 2022. Because the sale was not posted on the MLS, we don't have full info to show here in the post.

341 4th Street Manhattan Beach CA

341 4th Street (2br/1ba, 879 sqft.)

This was by far the highest lot sale on the "flat" walkstreets east of Highland.

They tried to let it go for "only" $3.899M, but sold for $4.554M in February 2022.

(Listed by Bryn Stroyke of Bayside.)

That sale quickly set the high water mark for these walkstreets. Nothing has approached $4.5M since.

Rest of the Sand

3601 Bayview Drive Manhattan Beach CA

3601 Bayview Drive (3br/4ba, 3090 sqft.)

With a top floor towering over neighbors, this 1992 build sports ultra-modern updates.

The listing agent memorably said "these top floor vistas are the best views I have ever seen, off the Strand." The home sold in 5 days for full asking price.

Sold for $6.499M in May 2022.

(Listed by Robb Stroyke of Bayside.)

205 34th Manhattan Beach CA

205 34th (3br/4ba, 3073 sqft.)

This new construction rear townhome along a walkstreet came close to top honors, just $49K behind the winner.

The buyer simply couldn't wait. They grabbed this one pre-completion and pre-market.

Sold for $6.450M in February 2022.

(Listed by Giovanni Altamura of S C Real Estate.)

420 31st Street Manhattan Beach CA

420 31st Street (5br/6ba, 4502 sqft.)

Three times now, this home has set some kind of record on the plateau.

New in 2018, it sold for $4.637M.

Asking $4.750M in late 2020, it sold higher, at $4.800M.

After a massive investment in upgrades, that 2020 buyer switched gears and resold the home.

Sold for $5.856M in February 2022.

(Listed by Suzanne Dyer of Berkshire Hathaway HomeService.)

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