hill section

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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…

Whatever the state of the market, there's one thing you can't deny about Manhattan Beach real estate: We've got some freaking awesome homes here.

Today we'll offer a glance at some of the top-tier Manhattan Beach listings for your viewing pleasure.

As always here at MBC, just click on the address for more info about the listings, and all photos.

712 John Street Manhattan Beach CA712 John St. (7br/7ba, 6800 sqft.) is a custom "Beach Modern Masterpiece" (per the listing) on a large 12,000 sqft. corner lot.  (That 12K includes the city setbacks; legally it's 9940 sqft.)

The home is built in somewhat of an L-shape around a large and sparkling pool, with plenty of covered areas including a luxe cabana that gives new meaning to "outdoor living." That spot is living.

All of the first-floor…

It's Spring, and everyone knows to expect more listings.

What you maybe didn't expect was to see so many price cuts this early.

In the 7-day period ending Thursday afternoon, 10 new listings came to market in Manhattan Beach, but 15 homes for sale made price cuts.

One of those cuts was on 221 Homer (4br/4ba, 2500 sqft.), new construction with views.

Homer officially listed March 2 and $100K cut on March 9th, to $4.850M – just one week in.

In fact, 7 of the 15 listings making price cuts this week did so in their first month on the market here.

It's sound strategy. Don't hang around while more inventory is coming out.

By our count Thursday, 27 of the 85 listings on the market in Manhattan Beach have taken price cuts at some point: 31%

Below is a…

It's like yesterday... just 2 weeks ago.

512 Pacific Avenue Manhattan Beach CAThe Hill Section lot sale at 512 Pacific came to market determined not to waste one minute. And there was no time wasted.

The starting price for this 11,400 sqft. plot was $4.599M, a "come hither" price if there ever was one. (In our blog post, we called the number "a clarion call that echoed across the Manhattan Beach landscape.")

Multiple offers came immediately, the price shot up, and the sale has now closed. My, that was all quick.

Closed price: $5.500M on Tuesday.

Now, what does that say about the neighbor, 500 Pacific, now in its 5th month on the market, priced 14% higher today at $6.280M?

As we said in that prior post, "the lots are the same. Both 11,400 sqft. Couldn't be more comparable unless they…