Look at That Lower End Move

By Dave Fratello | November 10th, 2022

November can get chilly, this year in particular.

So what kinds of homes are selling?

For the first 10 days of November, it's been sub-$2M listings and others in the 2's.

(Wait, what? There are sub-$2M listings in Manhattan Beach?)

Yep. See more below.


Below, we present listings in the Manhattan Beach market, via the MLS. They are listed and brokered by a variety of agents and firms. The name of the listing broker and agent for each property, along with any contact information supplied through the MLS, is displayed with each property, next to the price. Blog author Dave Fratello of Edge Real Estate Agency is not the listing agent unless so stated with the listing.

Click on any property address or photo to open a new page with full listing details, all photos, listing broker and agent information, and other MLS information. 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.


From late Oct. 31 through noon November 10th, here are all 8 of the homes in Manhattan Beach to go into escrow, in order of price (lowest first):

1509 Chestnut Avenue Manhattan Beach CA1509 Chestnut (2br/2ba, 1452 sqft.), listed at $1.495M.

(Listed by Shawn Nejad, Berkshire Hathaway HomeService | 310-938-1849)

This is a pretty original little place on a lot that's just under 5000 sqft.

You might compare it to a pre-flipper listing at 1143 23rd ($1.480M, Jan. '22) or a land sale across from Meadows elementary at 1209 Meadows ($1.400M in Aug. '21).

1612 Harkness Street Manhattan Beach CA1612 Harkness (2br/1ba, 883 sqft.), listed at $1.599M.

(Listed by Sarah Saypack, Vista Sotheby’s International Realty)

This is a Liberty Village original. Unlike some in the popular tract that have had expansions or updates, here, not so much.

A brief, unsuccessful listing at the same price came before a coat of paint and imaginative staging refreshed the look, and helped make the deal.

1301 19th Street Manhattan Beach CA1301 19th (4br/2ba, 1358 sqft.), last at $1.799M.

(Listed by Susan Freeman, Compass)

This is a nicely upgraded, cheerful version of one of our original MB cottages. It is on a corner along Meadows Ave. Only needed 2 weeks and a $50K price cut to find a buyer.

1315 17th (4br/2ba, 2102 sqft.), last at $1.799M.

(Listed by Michael Millea, Keller Williams Beach Cities)

This is an older home, manifestly not refreshed, and photographed mostly with a smart phone. The pitch is really about the potential of the 7000 sqft. lot, which is zoned for 2 units.

1136 11th Street B Manhattan Beach CA1136 11th St. B (4br/3ba, 2642 sqft.), listed at $2.099M.

(Listed by Shawn Dugan, Strand Hill Christies International Real Estate)

This is a late-1980s townhome that has been fully and completely updated to today's standards. Pretty gorgeous. Lasted just 12 DOM.

1747 2nd (3br/2ba, 1442 sqft.), last at $2.195M.

(Listed by Burke Stefko, Lending Corner, Inc)

This is a nicely remodeled cottage. The backyard is almost all pool, and the location is on a fairly busy stretch of 2nd near Aviation.

This one started quite a bit higher, $2.395M, in July, and had 109 DOM at the time it went into escrow.

3201 Highland Avenue Manhattan Beach CA3201 Highland (3br/2ba, 1500 sqft.), listed at $2.200M.

(Listed by Lynn O'Neil, Beach City Brokers)

This home is one we called "a classic of the genre, a 2-story 1960s beach house," with the benefit of a walkstreet and the downside of being on Highland.

It didn't take 10 days for someone to see the pros more than the cons.

FYI dear reader, if you're looking for something roughly comparable in the Sand Section, this is a good time to reach out to Dave (dave@mbconfidential.com).

444 35th Street Manhattan Beach CA444 35th (2br/2ba, 1026 sqft.), listed at $2.530M.

(Listed by Peggy Higuchi, Berkshire Hathaway HomeService)

This one may be tiny, but it's a glamorously, magazine-perfect remodel that can make you fall in love with little homes all over again.

They found a buyer in just under a month, while facing a competing listing on the same block with some upgrades, but not quite at the same level.

It's not a huge home or price, but this is the priciest home to ink a contract after Oct. 30, so far.

Please see our blog disclaimer.

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