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Fall's Been Good - Manhattan Beach Market Update for 12/15/25

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by Dave Fratello

Almost any way you slice it, this Fall in the local real estate market has been respectable, even good. 

We took four separate approaches here in our chart.

chart-of-fall-pending-sales-in-Manhattan-Beach-2022-25

We're looking at market activity by buyers – new pending home sales inked within various periods of time.

We start with just the first couple weeks of December, where 8 new deals this year is the highest since 2022.

Widen it out to include all of November, too, and 2025 remains 5 pending deals above any other recent year. 

Likewise when we add October data – 57 deals this year is tops.

If we consider the full period of September 1-Dec. 15, then 2025 ties for first with last year at 81.

Obviously, we're only looking at a few years' data here – we are focused on one of the slowest in recent memory (2022), and the improvement since. 

But that continues to be a story that's interesting to us. It's good to be categorically better than either 2022 or 2023, which were slow periods here in the market.

What's "normal?"

If we dig back further in the data archives, we see that both 2019 and 2021 – one year pre-pandemic-frenzy and one year during the frenzy – both saw 30 more deals from Sept. 1-Dec. 15 than we had this year. But you probably already guessed that a comparison would look like that. 

Inventory is way down as the year comes to a close. 

With just 50 listings on Dec. 15, we were 9 below the average of the prior 12 years, lower than all but 4 of those years. (And one was in the midst of the aforementioned pandemic buying frenzy.)

The data are, truthfully, a pleasant surprise.

They tell you that Manhattan Beach remained a welcoming environment for sellers after Summer, with buyers active, despite whatever uncertainties are out there. (We alluded to many concerning factors in "A Scary Time in Local Real Estate?" and posed the question, "What if the return to 'normal' was just an illusion?")

What will next year's market be like?

We're still looking at the data inputs and experiences in other markets. We'll come back to this question. 

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Here's the rest of our local real estate market update report for the period ending 12/15/25:

> 50 active listings as of 12/15/25 (-5 from 11/30/25) 

> 35 SFRs (-7)

> 15 THs (+2)

See the Inventory list as of 12/15/25 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 9 actives (+2)

> Sand Section: 20 actives (-2)

> Hill Section: 6 actives (+1)

> East MB: 15 actives (-6)

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 12/15/25".

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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 April 20th, 2026 at 9:56pm PDT. 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.