lot values

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If you're looking for a home or a lot in East Manhattan Beach, that's probably because you want one of those larger 7500 sq. ft. lots that are relatively standard east of Sepulveda. 

With one of those big 50 x 150 lots, you can build well over 4000 square feet of house without digging a basement, and still end up with a sizable yard.

The question is, what's that big lot going to cost you?

Like everything, East MB lots are now getting much more expensive.

There are 2 next-door neighbors really far east that have both just sold and seemed to raise the bar for land values.

1721 Gates (pictured) sold in March right at the asking price of $1.400M. Though it's east of Redondo Ave. and just about a dozen homes up off of Aviation, the lot is almost perfectly

A new listing at 1308 Ardmore shows the power of real estate appreciation over time.

But maybe first and foremost, the staying power of this home is what impresses.

An original cottage was built at 1308 Ardmore way back in 1905.

The city of Manhattan Beach was not even formally founded for another 7 years.

There weren't so many residents in the area then, but MB was becoming a tourist destination. Most folks came to splash around at the beach by way of the Red Car electric trains, on tracks running along the sand, right about where volleyball courts predominate now.

The little cottage soon had neighbors as Manhattan Beach was built out. Fast forward a great deal, and we see in tax records the last time this property changed hands: 1973, for the…

There is no neighborhood in Southern California quite like the "flat" South End walkstreets of the Manhattan Beach Sand Section.

Once people see it, they want it. Then it's a question of: Can you get it?

Dave has sold 3 homes on those treasured blocks in just the past couple of years, always off-market. These properties just don't trade much. And with scarcity, you see prices jump.

That's how a lot recently traded near $4M, and a built home way over $5M.

First let's look at one that has finally closed, after hot rumors flew for weeks.

316 4th St. is a full-size corner lot running along the alley at Crest.

You can go either way on whether the alley is a plus or minus. You've got no neighbor on that west side and there are ocean views down 4th Street,…

Let's face it.

As nice as Manhattan Beach is, not every property here is beautiful.

Not every location is awesome, just because it comes with our ZIP code.

But still, if someone's gonna sell, someone's gonna buy. Folks just need to work out the math on what a challenging location really means to the overall value.

We're thinking of that with respect to 3 recent offerings in the North End of the Sand Section.

Just short of Rosecrans, you have:

462 36th Place (2br/2ba, 1150 sq. ft.) is one of the more awkward remodels we've seen in recent years.

You have to give credit for how some past owner tried to add square footage on this smaller-than-half-lot plot of 1267 sq. ft., by building up 3 stories on part of the property. There's a little tower that…