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Pending Sales Up, Inventory Down - Manhattan Beach Market Update for 11/30/25

The Fall season in real estate can seem wobbly at times.

But this year, November turned in a performance that deserves notice. 

pending-sales-in-manhattan-beach-november-2025 

Our first chart here shows newly pending sales at 23 within the month of November, citywide. 

That's the highest in 4 years, and it is precisely the average of the prior 10 years. 

This follows an October which was pretty much equal to the previous few Octobers (see charts in our end-of-October update here), so it really stands out to see this year's data coming in well above the past 3 years.

There was a little surge of momentum in November. It sure looks like a healthy, normal market.

We'll take a look at some of the pendings below (e.g., what's selling).

Also – and related – there has been a steady inflow of new listings. November saw a pretty remarkable 22 new listings. 

This went somewhat against conventional wisdom and expectations. The dawn of November is ordinarily the "end" of the Fall market, with only a trickle of new listing leading into the holiday season and Winter.

But those new listings had a ready audience!

Goosing that number of new listings a bit: 4 new listings in November were new construction projects that are under way, but won't be ready all that soon. These listings are more like cases of "planting the flag" and getting out some early notice of the projects than they are listings of homes for buyers to move into right away. 

Meantime, inventory dropped from one month ago.

 

With just 55 homes for sale at month's end, November ended 10 listings below the 65 seen at the end of October. 

This is the second-lowest figure seen in the past decade, "beaten" only by the minuscule 35 available listings at the end of November 2021. 

If you try to math it out, the nearly equal number of new listings (22) and pending sales (23) should not have resulted in notable drop in inventory, right? 

That's where you need to look at expirations and cancellations. This is a period when you'll see an uncommon number of sellers quit the market. Many are simply "packing it in" to wait for next year. 

Instead of packing it in, some sellers are packing to move.

Among the bigger-ticket sales:

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
120 2nd Street 5/7 5,401 2,708 $12,995,000 $2,406 114 $12,995,000 02/19/25
676 18th Street 6/8 5,843 6,434 $11,500,000 $1,968 96 $11,500,000 08/27/25
1000 Highview Ave 5/6 5,541 8,143 $9,500,000 $1,714 26 $9,500,000 11/05/25
1326 Voorhees Ave. 5/3 2,215 9,250 $3,995,000 $1,804 19 $3,995,000 11/12/25
2001 Agnes Rd 5/4 3,471 4,973 $5,399,000 $1,555 47 $5,599,000 10/15/25
2909 Maple 5/5 3,137 4,646 $4,100,000 $1,307 52 $4,100,000 10/10/25

So, you see, it's not just volume of sales, there are some bigger numbers in there. Notably, 1000 Highview listed and was under contract within November.

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Here's the rest of our local real estate market update report for the period ending 11/30/25:

> 55 active listings as of 11/30/25 (flat from 11/15/25) 

> 42 SFRs (+1)

> 13 THs (-1)

See the Inventory list as of 11/30/25 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 7 actives (-3)

> Sand Section: 22 actives (-1)

> Hill Section: 5 actives (-1)

> East MB: 21 actives (+5)

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 11/30/25".

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Please see our blog disclaimer.

Listings presented above are supplied via the MLS and are brokered by a variety of agents and firms, not Dave Fratello or Edge Real Estate Agency, unless so stated with the listing. Images and links to properties above lead to a full MLS display of information, including home details, lot size, all photos, and listing broker and agent information and contact information.

Based on information from California Regional Multiple Listing Service, Inc. as of December 7th, 2025 at 8:52pm PST. This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. Display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.