High Sales of 2022: Tree Section

We continue a look back at 2022's sales stats.

It was a year of high highs, and not very low lows. The highest highs were hit in the first half of the year, including the top Tree Section sales.

See also low sales in the Tree Section, and in the Sand Section: highs and lows.

In the Tree Section, both on- and off-market sales came in higher in 2022 than any on-market sales in the Hill Section.

If we are starting at the peak, it's gotta be the Martyrs area.


PLEASE NOTE: Below, we present listings sold in the Manhattan Beach real estate market in 2022, mostly via the MLS. They were listed and brokered by a variety of agents and firms. The name of the listing broker and agent for each property is displayed with each property, next to the price. Blog author Dave Fratello of Edge Real Estate Agency was not the listing agent unless so stated with the listing. Any observations and comments about listings represent the professional judgments and opinions of the author, Dave Fratello, not the listing brokers or agents. Please see our blog disclaimer.


Martyrs Division


528 15th Street (6br/6ba, 6483 sqft.)

The top sale in the Tree Section is one you may not have known about.

While scouting for some high-end clients in early 2022, we learned that 528 15th was being offered, but at $11M+. They had just bought the house for $8.215M in Oct. 2020, subsequent to a massive, pricey overhaul of the property. (The 2020 listing sought $1M extra to sell the home furnished and tricked out.)

While we didn't make that deal, a buyer did like the product enough to come within range of the sellers' asking price.

Sold for $10.700M in March 2022.

You can see a lot more about this house, including past photos, in a May 2020 post here on MBC that we ran early in the pandemic, prior to the Oct. 2020 sale, when the home was first priced past the moon. (See "Now There's a Place to Shelter... for $11.750M.")

528 15th was already the top sale of the year once, in 2020.

524 15th Street Manhattan Beach CA

524 15th Street (6br/6ba, 6329 sqft.)

Hello, neighbor!

By appearances, the folks living at 524 might have gotten wind of the giant price paid for their next-door neighbors' house, and began to wonder: "What's ours worth?"

In a sale arranged off-market but posted to the MLS (unlike 528 15th, whose sale was not posted), the answer was "almost $10M." Deal!

Sold for $9.600M in June 2022.

(Listed by Dennis Moloney of Strand Hill Christies International Real Estate.)

New Construction Division

2100 John St Manhattan Beach CA

2100 John Street (5br/6ba, 5400 sqft.)

We love love love the blocks of John and Palm between 18th and around Marine, where streets are wide, traffic is minimal and year after year worth of investment and improvements seem to have made these among the best blocks outside of the Martyrs area. (Or better? Discuss.)

Sure, it's partly because we have clients and friends on both blocks, but it's truly an appreciation for a special stretch of Tree Section real estate.

New construction in the area has hit some high numbers, but not this high. Now the new home at 2100 John is the highest sale ever in the Tree Section, even if it did not hit its $7M initial price. (We put the home in context of other top sales in a post soon after it closed, "John St. New Construx Didn't Crack $6.5M.")

Sold for $6.450M in October 2022.

(Listed by Barry Host of Vista Sotheby’s International Realty.)

559 33rd Street Manhattan Beach CA

559 33rd Street (5br/5ba, 4442 sqft.)

Don't sleep on 33rd St., folks.

Everyone loves 31st, and the 20s are great, but 33rd is one of the few blocks in the Trees with street-to-alley lots, making for a pleasant design.

The deal for this large new construction home was made within days of its public listing in January, though they needed to finish the house to close the deal a few months later.

Sold for $6.000M in May 2022, oddly $1K over asking.

(Listed by Teri Hawkins of RE/MAX Estate Properties.)

750 29th Street Manhattan Beach CA

750 29th Street (6br/8ba, 4835 sqft.)

This is a pleasantly done modern farmhouse-style home at the peak of a nice block.

Soon after purchasing this home, the buyer put it up for lease (just under $20K/mo.) with all of the original staging furniture. Near year-end 2022, the home was re-listed for resale, at $6.299M.

That new listing is one to watch just to see if people can get a markup over the first half of 2022 this year.

Sold for $5.985M in May 2022.

(Listed by Sera Najarian of Douglas Elliman of California, Inc.)

Resales Division

615 23rd Street Manhattan Beach CA

615 23rd Street (5br/6ba, 4388 sqft.)

This custom home looked and felt like new, but was in fact a 2019 build.

On a super quiet, short block of the Trees just at the foot of the Sand Section, the home includes a basement for extra square footage. (Remember when that was uncommon?!?)

This beauty was listed for $5.999M but sold higher.

Sold for $6.225M in July 2022.

(Listed by Anthony Accardo of Compass.)

1145 Fisher Avenue Manhattan Beach CA

1145 Fisher Avenue (5br/6ba, 5014 sqft.)

The time eventually came for this close-to-town custom 2008 Mediterranean.

Listed twice by local agents and rolling up 4+ months each time, this property didn't sell for a while.

After the listing was taken over by an agent with literally no local sales on their MLS record, the magic happened. And the final price was within range of the last several months' worth of asking prices.

Sold for $5.400M in September 2022.

(Listed by Cristie George of Caris Properties, Inc.)

577 31st Street Manhattan Beach CA

577 31st Street (5br/6ba, 4288 sqft.)

This one's an off-market sale that was reported on the MLS.

The (prior) new construction listing for this property collected 623 combined Days on Market over 2 listings beginning in March 2019 (the house wasn't ready to sell that whole time).

It finally closed in March 2021 for $4.309M, but that buyer benefited from a market that rose thereafter.

Sold for $5.000M in April 2022.

(Listed by Sarah Saypack of Vista Sotheby's International Realty.)

747 33rd Street Manhattan Beach CA

747 33rd Street (5br/5ba, 3798 sqft.)

This one is a late-90s Tree Section Spanish that had a lot of recent updates inside.

Sold for $4.850M in March 2022.

(Listed by Jim Menton of The Realestate Group.)

Poinsettia Division

2905 N Poinsettia Avenue Manhattan Beach CA

2905 N Poinsettia Avenue (5br/4ba, 3253 sqft.)

We've said this before, we'll say it again: People looooove this little block of Poinsettia just down from Valley. (See "Call it 'Markup Lane' in the Tree Section.")

Listed at $3.799M, this home was bid up hugely (+$662K / +17%). Word is that there was a cluster of offers to $4.2M, but someone had to have it even more.

Location is great, and the Cape Cod styling is easy on the eyes. But the home was built in 2000 and wanted both kitchen and bath updates.

Sold for $4.461M in April 2022.

(Listed by David Caskey of eXp Realty of California Inc.)

2913 N Poinsettia Avenue Manhattan Beach CA

2913 N Poinsettia Avenue (5br/4ba, 3170 sqft.)

Nearby neighbor to 2905 Poinsettia, this home obviously had much in common terms of location. However, it did not have anything like the big, grassy, green backyard that made 2905 extra attractive, with a smaller hardscaped space instead, with a hot tub.

It's also one of a few homes we've seen in the Tree Section with a giant light well coming up from the kitchen to a balcony above that is located just off of the primary bath.

Priced at $3.750M, this one ran up quickly as well, as one almost expects on this little block, and as one certainly expected early in 2022.

Sold for $4.420M in June 2022.

(Listed by Tina Griebenow of Compass.)

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 May 30th, 2023 at 4:01pm 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.