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18 Offers, A Hill Section High – Manhattan Beach Market Update for 2/15/26

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by Dave Fratello

811 6th Street, Manhattan Beach,

Just a few quick market update highlights, and we will then explain a bit about a new feature. 

  • The sale of 811 6th in the Hill Section (pictured) is some kind of new high at $11.100M; the lot is less than 10K sqft., and several lots had sold recently for $10M for 10K sqft. Yes, there is a livable house on site, but in prime spots like this, sub-optimal houses usually don't survive long.
  • Now it can be told: 1728 Oak (4br/3ba, 1996 sqft.) received 18 offers when listed for $2.199M; the monster interest in that property was noted in the new Easy Reader story about our local market's unexpectedly furious activity here in early 2026. (You gotta see that story – and hey, Dave's quoted extensively!)  [Note: Be patient with the ER site, the story will load, if slowly.]

New Feature Debut 

We've been online here nearly 2 decades (!).

Along the way, we've been building out MB Confidential in spurts and stretches to add new tools and features. 

Today, we're debuting a sorta-small innovation which we think is pretty nifty and useful. 

For the first time, as a supplement to our regular market-update spreadsheets (published twice per month), we're publishing a summary of "Movers" right here on the blog. 

"Movers" are the:

(1) newest listings,

(2) newest escrows and

(3) newest closed sales within each of our 2-week market update periods. 

Here are the Movers for Feb. 1-15, 2026 (click any address to see the property):

New Listings (17)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
927 9th Street 5/6 4,982 7,485 $7,276,500 $1,461 4 $7,276,500 02/12/26
1167 Magnolia Avenue 4/3 1,629 4,883 $2,649,000 $1,626 4 $2,649,000 02/12/26
1812 Ocean Drive 2/1 690 1,350 $4,195,000 $6,080 5 $4,195,000 02/11/26
1228 23rd Street 5/6 3,478 5,020 $4,699,000 $1,351 5 $4,699,000 02/11/26
628 13th 3/2 1,752 2,998 $3,250,000 $1,855 6 $3,250,000 02/10/26
2200 The Strand B 3/2 1,725 3,491 $6,499,000 $3,768 6 $6,000,000 02/10/26
1659 3rd Street 4/4 2,865 7,457 $3,299,000 $1,151 6 $3,299,000 02/10/26
1801 Pine Avenue 5/8 4,347 4,480 $6,800,000 $1,564 7 $6,800,000 02/09/26
2420 The Strand 6/7 4,994 3,520 $19,500,000 $3,905 10 $19,500,000 02/06/26
2317 Elm Avenue 4/3 2,277 4,485 $3,275,000 $1,438 11 $3,275,000 02/05/26
137 15th Street 2/2 888 1,347 $2,995,000 $3,373 11 $2,995,000 02/05/26
3208 Manhattan Avenue 4/4 3,419 1,829 $7,999,000 $2,340 11 $7,999,000 02/05/26
311 Aviation Place 3/3 1,747 59,693 $1,499,000 $858 11 $1,499,000 02/05/26
436 32nd St. 4/4 3,774 2,710 $4,750,000 $1,259 12 $4,750,000 02/04/26
217 43rd 3/3 1,368 1,355 $2,200,000 $1,608 14 $2,200,000 02/02/26
323 31st Street 3/3 1,875 2,697 $3,699,000 $1,973 14 $3,699,000 02/02/26
1619 Artesia Boulevard A 3/3 1,990 20,222 $1,798,000 $904 14 $1,798,000 02/02/26

New Pendings (14)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
844 14th 5/6 3,472 5,017 $4,999,000 $1,440 11 $4,999,000 02/05/26
3508 Maple 3/2 1,899 4,642 $2,299,000 $1,211 15 $2,299,000 01/29/26
1728 Oak 4/3 1,996 4,485 $2,199,000 $1,102 18 $2,199,000 01/29/26
620 12th Street 5/5 4,312 2,988 $8,500,000 $1,971 1 $8,500,000 02/04/26
2623 Laurel 2/1 804 4,270 $2,450,000 $3,047 14 $2,450,000 02/02/26
3520 Alma 3/4 1,954 3,503 $2,995,000 $1,533 24 $2,995,000 01/23/26
113 35th 5/4 2,772 2,696 $5,555,500 $2,004 0 $5,555,500 02/12/26
320 35th Street 4/5 2,450 2,697 $3,995,000 $1,631 14 $3,995,000 01/28/26
525 Manhattan Beach Blvd 2/1 1,682 2,999 $2,199,000 $1,307 27 $2,199,000 01/20/26
1769 Gates 2/2 1,294 6,214 $2,150,000 $1,662 58 $2,150,000 12/20/25
18 Malaga Place East 3/3 1,752 2,389 $2,295,000 $1,310 88 $1,295,000 11/20/25
1612 Magnolia 5/5 3,380 4,865 $3,999,999 $1,183 38 $3,999,999 01/09/26
1450 6th Street 6/6 4,537 7,506 $5,300,000 $1,168 18 $5,300,000 01/29/26
912 N Rowell 2/2 1,321 4,992 $2,290,000 $1,734 35 $2,290,000 01/12/26

New Sales (7)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $CLOSED
811 6th Street 5/5 4,656 8,322 $11,100,000 $2,094 6 $9,750,000 02/13/26
613 36th 3/2 1,176 5,406 $2,343,400 $1,870 8 $2,199,000 02/12/26
2400 Alma 4/4 2,818 3,513 $6,000,000 $2,200 0 $6,199,000 02/10/26
908 Rosecrans Avenue 5/7 4,112 5,964 $4,000,000 $1,021 69 $4,200,000 02/06/26
1400 17th Street 5/5 3,278 4,697 $4,390,000 $1,342 17 $4,399,000 02/04/26
1431 10th Street 5/5 4,431 7,504 $5,150,000 $1,263 33 $5,595,000 02/04/26
1525 10th 6/7 5,051 7,500 $6,325,000 $1,252 0 $6,325,000 02/03/26

 

If you're already a regular visitor to our MB Dashboard (and we know that many of you are!), you can get updates like this daily, but now, our "Movers" report functions as if you've literally been taking notes daily from the Dashboard for 2 weeks. 

We're still publishing our twice-monthly spreadsheets on inventory and pendings/solds (linked below), but now we've filtered through that data for you to show you what's truly new. 

Folks, watch out: There's an A.I. angle!

We've always wished we could present a report like this along with our regular updates, but the fact is, it's painstaking to compare/contrast 2 sets of market updates to extract precisely the correct information. It has to be done "by hand" with reference to four separate browser tabs/windows. 

Did we say "by hand?" 

Ha ha! Now, we've found a way to automate it all, thanks to AI. 

We are not asking AI to do any of the work – that would lend itself too easily to error. But we have used AI to set up slightly complex automations to pull out the data and get it ready for posting. 

Indeed, behind the scenes here at MB Confidential and Edge Real Estate Agency, we've been doing more and more with AI.

We do not like to use AI for generating text – writing is too much fun, and too much of a point of pride to offload it – but we are leaning into AI for various kinds of programming, coding, automations and the like. Most of this is going to remain in the background, but we're definitely finding good use cases that suit our real estate websites and business.

Fun personal fact: Using AI tools in this manner has reawakened our inner programmer. Yes, before computers were anything like today's, your blog author here was briefly a prolific programmer. We set that aside to focus on other things, but it's fun to get back into the work. We've got several more projects in the hopper!

Blogger's disclosure: Close followers will know that we are also huge AI skeptics. This is more about how people use AI tools and not necessarily a judgment about any tools or the business of AI. For instance, we've bemoaned one local website's descent into AI slop content that mischaracterizes Manhattan Beach, and we've "busted" local realtors for relying too much on AI to do their writing for them. Obviously we're not Luddites here, and we've got some ideas and opinions about the right ways to deploy AI. We're always learning. 

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Here's the rest of our local real estate market update report for the period ending 2/15/26:

> 49 active listings as of 2/15/26 (+7 from 1/31/26) 

> 35 SFRs (+6)

> 14 THs (+1)

See the Inventory list as of 2/15/26 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 10 actives (flat)

> Sand Section: 19 actives (+4)

> Hill Section: 2 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 2/15/26".

Recent Posts

Looking at or slightly above the $4M range? A few new options emerged this week, two in East Manhattan and one in the Tree Section. See those and some land-value listings in Martyrs and the Trees, and more in this week's post.

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 March 8th, 2026 at 9:52pm 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.