It's Cuttin' Season - Manhattan Beach Market Update for 10/15/25

Not one, but two listings that have just gone into escrow had recently cut $600K from their asking prices.

One was 1315 Church (4br/5ba, 2548 sqft.), a corner-lot "tweener" next to American Martyrs church. (1315 Church is listed by Kristen Novoa, Vista Sotheby’s International Realty.)

Launched Sept. 25 at $3.500M, they quickly adjusted just about a week later, dropping $600K to $2.900M. 

About 10 days later, they had an offer. 

How long would they have waited if they stuck with the start price? 

You have to respect both broker and seller for recognizing quickly that the start price wasn't going to work, and turning it around right away. They were rewarded with an offer.

A quick move like that is a singular exception. Most sellers wait. 

Another was 2716 Highland (3br/3ba, 2057 sqft.), an ocean-view SFR with updates inside. (2716 Highland is listed by Nicholas Phillips, Compass.)

The situation here was different. They listed for a month in 2024 at $3.999M, then went off market. 

They were ready to sell this time, emerging $600K lighter at $3.399M in mid-September.

They obviously read the market differently this year than they did last year, perhaps due to greater motivation. In less than a month, they were under contract.

There are plenty of others who have made recent cuts in active listings and found success, accepting an offer:

1028 9th (5br/5ba, 4046 sqft.) - cuts of $445K (-8%) to $4.999M

2104 Flournoy (5br/5ba, 4297 sqft.) - cuts of $450K (-5%) to $8.900M

1467 18th (4br/4ba, 3774 sqft.) - cuts of $550K (-15%) to $3.150M 

1833 8th (4br/5ba, 3668 sqft.) - cuts of $400K (-9%) to $3.999M 

1505 11th (5br/4ba, 3219 sqft.) - cuts of $496K (-13%) to $3.199M

Why are sellers cutting now? 

In large part because of the season. As we noted just yesterday, Fall is generally slower in the market. 

The sellers who are cutting now are the ones who want to get it done this year, not next.

Out of 82 current listings (as of Oct. 16, which includes 5 new ones today), 32 have made price cuts – but aren't yet in escrow.

If we look only at the 58 listings on market 30+ days, it's 30 that have cuts (52%). 

Sellers who want to sell now: Be limber. Listen to the buyers who visit. Make inferences based on buyer behavior (open house visits, agent showings, offers or the lack thereof). You can find the right price. 

Those listings noted above all did.

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Here's the rest of our local real estate market update report for the period ending 10/15/25:

> 77 active listings as of 10/15/25 (flat from 9/30/25) 

> 58 SFRs (-2)

> 19 THs (+2)

See the Inventory list as of 10/15/25 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 15 actives (+3)

> Sand Section: 38 actives (flat)

> Hill Section: 6 actives (-1)

> East MB: 18 actives (-2)

We're also providing a report on closed sales by region of MB.

Sales data, including PPSF for all properties, are organized by sub-region of Manhattan Beach.

Here's a link to the spreadsheet: "MB Pending/Sold as of 10/15/25".