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Feb. Busier Than '25 - Manhattan Beach Market Update for 2/28/26

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by Dave Fratello

 

Remember how at this time, last year, the local real estate market was absolutely humming?

The tragic LA County wildfires had driven up demand for homes locally, then more sellers sped up their offerings, and buyers who actually weren't displaced by the fires accelerated their purchases, too.

Remember that?

This year, February was busier.

We recorded 30 new escrows opened in the month of February 2026, up by 3 (11%!) from last year.

Now do you believe us when we say this market is rolling? 

In this seat, we're nearly bombarded by real estate news and pitches for services, etc. The theme of so much news and information that reaches us is "the market is so slow... buyers are so reluctant... what's a seller to do if the listing just won't move?" 

And then you watch homes fly here and think, "What color is the sky in their world?" 

Lesson number 1,001 about how Manhattan Beach and the South Bay are a bubble, unconcerned with the cares of the world. 

Might a shootin' war and escalating gas prices put a damper on it?

Eh, let's not find out, k? 

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The "Movers" listed below are the changes to inventory and sales since our last update 2 weeks ago. Click any address for photos & details. 

New Listings (19)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
521 13th Street 3/3 2,428 2,872 $3,650,000 $1,503 3 $3,650,000 02/27/26
209 41st Street 3/4 1,884 1,348 $3,198,000 $1,697 3 $3,198,000 02/27/26
213 Aviation Place 3/3 1,747 59,693 $1,525,000 $873 3 $1,525,000 02/27/26
3013 Maple Avenue 3/3 1,742 4,589 $2,984,000 $1,713 4 $2,984,000 02/26/26
1801 Oak Ave 6/5 5,370 4,484 $6,250,000 $1,164 4 $6,250,000 02/26/26
124 33rd 3/4 1,720 2,697 $3,799,000 $2,209 4 $3,799,000 02/26/26
920 The Strand 6/5 3,083 3,333 $14,950,000 $4,849 4 $14,950,000 02/26/26
1500 2nd 4/3 1,609 3,172 $2,399,000 $1,491 4 $2,399,000 02/26/26
425 23rd Place 4/3 2,040 1,349 $3,699,000 $1,813 5 $3,699,000 02/25/26
215 S Poinsettia Avenue 6/8 9,047 9,368 $13,199,000 $1,459 5 $13,199,000 02/25/26
1427 15th 3/3 2,135 7,503 $2,350,000 $1,101 6 $2,350,000 02/24/26
1623 8th Street 5/4 3,805 7,499 $3,999,000 $1,051 6 $3,999,000 02/24/26
1920 The Strand 5/7 5,624 3,340 $25,500,000 $4,534 7 $25,500,000 02/23/26
612 33rd 3/3 2,160 5,027 $3,499,000 $1,620 9 $3,499,000 02/21/26
1304 The Strand A 3/3 1,690 3,320 $4,995,000 $2,956 10 $4,995,000 02/20/26
592 33rd Street 3/3 1,824 5,025 $3,599,000 $1,973 11 $3,599,000 02/19/26
98 Highland Avenue 3/2 1,142 3,382 $5,500,000 $4,816 11 $5,500,000 02/19/26
89 Bayview 3/4 2,143 3,466 $5,699,000 $2,659 11 $5,699,000 02/19/26
2407 Manhattan Ave 3/4 2,264 1,351 $6,395,000 $2,825 12 $6,395,000 02/18/26

 

New Pendings (16)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
2205 Pacific Ave 2/2 1,221 4,190 $2,200,000 $1,802 8 $2,200,000 02/19/26
624 14th Street 5/6 5,767 6,983 $9,999,000 $1,734 108 $10,750,000 11/05/25
3604 Laurel 3/3 2,712 4,642 $3,999,999 $1,475 59 $4,199,000 01/02/26
628 13th 3/2 1,752 2,998 $3,250,000 $1,855 20 $3,250,000 02/10/26
966 Rosecrans Avenue 3/2 1,788 5,956 $2,699,000 $1,510 36 $2,699,000 01/15/26
1801 Pine Avenue 5/8 4,347 4,480 $6,800,000 $1,564 21 $6,800,000 02/09/26
2215 Alma 3/3 2,431 1,504 $4,200,000 $1,728 12 $4,200,000 02/18/26
4016 The Strand 4/6 3,330 3,492 $8,199,000 $2,462 31 $8,199,000 01/30/26
229 7th Street 5/5 3,264 2,692 $5,795,000 $1,775 12 $5,795,000 02/18/26
213 Bayview Drive 5/6 3,040 3,332 $7,500,000 $2,467 52 $7,500,000 12/09/25
2208 The Strand 9/8 5,193 3,512 $11,995,000 $2,310 157 $11,995,000 08/15/25
1652 Voorhees 4/2 1,746 7,501 $2,550,000 $1,460 36 $2,800,000 01/21/26
1167 Magnolia Avenue 4/3 1,629 4,883 $2,649,000 $1,626 18 $2,649,000 02/12/26
311 Aviation Place 3/3 1,747 59,693 $1,499,000 $858 25 $1,499,000 02/05/26
11 Cordoba Court 3/3 1,916 2,282 $2,198,000 $1,147 10 $2,198,000 02/20/26
1819 11th 3/3 1,812 6,497 $2,099,000 $1,158 39 $2,099,000 01/22/26

 

New Sales (13)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $CLOSED
113 35th 5/4 2,772 2,696 $6,100,000 $2,004 0 $5,555,500 02/27/26
1643 3rd Street 5/6 4,956 7,506 $5,550,000 $1,120 53 $5,550,000 02/27/26
4216 Highland Avenue B 2/3 1,429 470,099,520 $1,910,000 $1,396 217 $2,255,000 02/26/26
608 35th Street 3/2 1,364 5,404 $2,522,000 $2,196 6 $2,295,000 02/25/26
724 13th Street 6/7 4,844 2,999 $5,650,000 $1,238 280 $6,495,000 02/25/26
600 15th Street 7/4 3,031 6,249 $6,000,000 $1,539 2 $4,665,000 02/24/26
1902 Highland Avenue 4/2 1,954 1,807 $2,683,000 $1,203 8 $2,350,000 02/20/26
18 Malaga Place East 3/3 1,752 2,389 $2,240,000 $1,310 72 $1,295,000 02/20/26
11 Malaga Place West 3/3 2,064 3,046 $2,210,000 $1,080 40 $2,230,000 02/20/26
1807 9th 6/7 5,000 7,500 $6,150,000 $1,230 0 $6,150,000 02/20/26
2212 N Ardmore Avenue 4/3 2,428 4,402 $3,502,000 $1,400 6 $3,400,000 02/18/26
1717 Pacific Ave 4/3 2,200 4,800 $3,826,000 $1,545 6 $3,399,000 02/17/26
124 41st 3/3 1,474 1,350 $1,780,000 $1,187 8 $1,749,000 02/17/26

Here's the rest of our local real estate market update report for the period ending 2/28/26:

> 55 active listings as of 2/28/26 (+6 from 2/15/26) 

> 39 SFRs (+4)

> 16 THs (+2)

See the Inventory list as of 2/28/26 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: 23 actives (+4)

> Hill Section: 3 actives (+1)

> East MB: 19 actives (+1)

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 2/28/26".

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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 22nd, 2026 at 7:55am 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.