hill section

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Twice on Friday, we've seen inventory hit 141 homes for sale in Manhattan Beach.

There were 11 new listings within 24 hours, or 7 if you don't count the re-lists. (You don't, do you?)

205 Anderson Street Manhattan Beach CAA spacious Hill Section Cape Cod with some views at 205 Anderson (5br/6ba, 6300 sqft., $8.300M) was the first to push MB to 141.

After one listing went into escrow, it took another Hill Section listing to push us back to this new high: 1033 8th (4br/4ba, 3600 sqft., $3.599M). That one had been out for a couple of weeks in May, but paused for a while then re-listed.

All of this is going on in July, not really a time when people would typically plan to start a listing.

How much is being held back for Labor Day? Stay tuned.

Maybe we are in for a long Summer.

Inventory hit 129 on Tuesday, just another new high, but people are still bringing homes to market looking to sell.

527 14th Street Manhattan Beach CAThis, while we enter a season that is typically heavy with tourists but lighter with buyers. That's just Summer for you.

So how will you sell in this environment?

Pricing and patience.

And if you need to, cuts. (Fixing the pricing if the market doesn't respond.)

A word to the wise: If you don't sell at once, and start cutting, buyers who do come are in a mood to negotiate further still. That's how the wind's blowing.

Here's a partial list of recent price cuts (pictured here is 527 14th, noted below) :

Hill Section 

934 Duncan Avenue Manhattan Beach CA934 Duncan (5br/5ba, 4050 sqft.) (pictured) is a custom early-90s home with updates

It's been a busy year for Hill Section lot sales. It seems things run in waves.

817 Pacific Avenue Manhattan Beach CAMaybe the grandest of the sales so far is one that has just closed at 817 Pacific Ave.

This is an unusually squarish midblock lot measuring 72' wide by 87' deep (6285 sqft. total) at a crest in the hill.

As the photos make clear, from this spot, a new home can have full panoramas from Malibu all the way south to PV/Catalina. Rooftops and treetops are all that will be in view besides blue.

The cost for this quintessential Hill Section vista? $4.401M for the land.

That's a very substantial escalation (+13%) from the list price of $3.900M.

407 North Poinsettia Manhattan Beach CAYou could view that start price in context of another view lot that had just sold when Pacific came to market: 407 N. Poinsettia, at the

Not to be dramatic, but there was a time when $2M could take you pretty far when shopping for homes in Manhattan Beach.

Now, a budget like that is going to involve some compromises. Take a smaller home. Plan a new build or major remodel. Or some combination thereof.

Here's a not-necessarily-complete list of recent sales somewhere near $2M, which illustrate the options at that price point.

As with every property referenced on the blog here, you can click any address for full listing details & photos.

2701 Pine Avenue Manhattan Beach CA2701 Pine (4br/3ba, 2300 sqft.) is a dapper Cape Cod on a corner in a mostly quiet part of the Tree Section. It has just closed for $2.200M.

Both the home and the lot are significantly smaller than is typical for the Tree Section. A 4br house would often…