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Spring's Flurry of Activity - Manhattan Beach Market Update for 4/15/26

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by Dave Fratello

215 S Poinsettia Avenue, Manhattan Beach,

Spring is busy – there's barely enough time to keep up, but let's try. 

Here's just a bit of the market activity this period.

New Escrows Span Wide Price Range

Among the 14 new deals from April 1-15, there was one sub-$1M (a 2br condo at 1450 MB Blvd., $995K) and one Hill Section megahome at 215 S. Poinsettia (6br/8ba, 9047 sqft., $12.500M). 

3211 N Valley, Manhattan Beach, In between, the range of new escrow runs the gamut, and includes our office's listing at 3211 N. Valley (4br/2ba, 1461 sqft.). 

We put that one under contract in 8 days with multiple offers, asking $2.499M. 

Also in the Tree Section, glorious, oversized 1801 Oak (6br/5ba, 5370 sqft.) found a buyer, asking $5.999M.

Out of Escrow, and Back In

Both an El Porto duplex at 217 43rd (3br/3ba, 1368 sqft., $2.200M) and a walkstreet townhome (!) at 124 33rd (3br/4ba, 1720 sqft., $4.088M) had fallen out of escrow, but found new buyers. 

Big Sales, Including Off-Market

2100 Pine Ave, Manhattan Beach, We were pleased to see the ultra-custom, timeless home at 2100 Pine trade again – a home we've sold twice previously and have always loved.   

Asking $4.649M, it went way up to $5.100M.  

Off-market, 1808 Agnes (5br/5ba, 5163 sqft.) found a buyer at $6.600M – although, curiously, the MLS entry for the sale shows a list price of $7.999M, even though the property was never exposed. (Was $6.600M top dollar for a pretty Cape Cod in this location? Discuss.)

Flying off the shelf was 605 Marine (4br/5ba, 3659 sqft.), which found a buyer after recording just 1 DAM and closed $401K higher than asking at $4.700M. 

And speaking of Tree Section sales about $400K over asking, a pretty newer home across from Pacific elementary at 844 14th (5br/6ba, 3472 sqft.) closed for $5.381M, after asking "only" $4.999M.

Overall in this period, there were slightly more new listings (17) than new escrows (14), with net growth in inventory only by 1 listing to 60. That's pretty tight for supply. 

See all the "movers" from this period directly below.

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New Listings (17)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
1204 The Strand 4/5 5,372 3,318 $24,500,000 $4,561 2 $24,500,000 04/14/26
1852 6th 6/3 3,876 7,505 $4,388,000 $1,132 2 $4,388,000 04/14/26
1756 Ruhland Avenue 5/5 4,584 7,506 $4,500,000 $982 2 $4,500,000 04/14/26
1721 2nd Street 5/6 4,390 6,625 $4,995,000 $1,138 2 $4,995,000 04/14/26
3313 Pacific Avenue 3/3 1,856 4,484 $2,999,000 $1,616 3 $2,999,000 04/13/26
720 Manhattan Beach 2/3 1,844 9,995 $2,599,000 $1,409 6 $2,599,000 04/10/26
4308 Crest Drive 5/3 1,638 3,687 $3,995,000 $2,439 1 $3,995,000 04/10/26
1729 Pacific Avenue 3/3 2,850 4,769 $3,400,000 $1,193 7 $3,400,000 04/09/26
2108 Grandview Avenue 4/3 2,333 3,509 $3,199,000 $1,371 7 $3,199,000 04/09/26
664 Rosecrans Avenue 3/4 2,679 3,664 $3,500,000 $1,306 8 $3,500,000 04/08/26
3216 The Strand 5/8 7,454 3,494 $24,995,000 $3,353 8 $24,995,000 04/08/26
710 Manhattan Beach Boulevard 3/3 1,676 9,995 $2,699,000 $1,610 9 $2,699,000 04/07/26
2422 N Ardmore Avenue 4/4 3,017 4,775 $3,750,000 $1,243 13 $3,750,000 04/03/26
500 N Poinsettia Avenue 5/8 8,389 10,128 $18,900,000 $2,253 13 $18,900,000 04/03/26
921 Highland Avenue 5/4 3,107 5,409 $10,500,000 $3,379 14 $10,500,000 04/02/26
109 S Poinsettia Avenue 4/5 5,586 7,503 $9,750,000 $1,745 14 $9,750,000 04/02/26
3205 Bayview Drive 5/6 3,766 3,498 $6,499,000 $1,726 15 $6,499,000 04/01/26

 

New Pendings (14)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
3211 N Valley 4/2 1,461 2,446 $2,499,000 $1,710 8 $2,499,000 04/07/26
1801 Oak Ave 6/5 5,370 4,484 $5,999,000 $1,117 49 $6,250,000 02/26/26
2700 Elm Avenue 3/3 1,288 4,481 $2,599,000 $2,018 21 $2,599,000 03/26/26
1812 Ocean Drive 2/1 690 1,350 $3,999,900 $5,797 61 $4,195,000 02/11/26
217 43rd 3/3 1,368 1,355 $2,200,000 $1,608 66 $2,200,000 02/02/26
3204 Crest Drive 3/4 2,260 1,799 $2,495,000 $1,104 17 $2,495,000 03/30/26
461 26th Street 5/6 4,728 2,698 $8,500,000 $1,798 35 $8,500,000 03/12/26
124 33rd 3/4 1,720 2,697 $4,088,000 $2,377 19 $3,799,000 02/26/26
137 15th Street 2/2 888 1,347 $2,995,000 $3,373 48 $2,995,000 02/05/26
215 S Poinsettia Avenue 6/8 9,047 9,368 $12,500,000 $1,382 50 $13,199,000 02/25/26
1808 Manzanita Lane 5/3 2,455 5,401 $3,175,000 $1,293 21 $3,175,000 03/25/26
1210 Keats Street 3/2 1,278 5,345 $2,295,000 $1,796 10 $2,295,000 04/06/26
1450 Manhattan Beach Boulevard 2/2 930 4,918 $995,000 $1,070 81 $995,000 01/14/26
1140 Manhattan Beach D 2/3 1,190 9,564 $1,299,000 $1,092 35 $1,325,000 03/12/26

 

New Sales (17)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $CLOSED
605 Marine 4/5 3,659 4,413 $4,700,000 $1,175 1 $4,299,000 04/14/26
1808 Agnes Road 5/5 5,163 4,801 $6,600,000 $1,278 0 $7,999,000 04/14/26
844 14th 5/6 3,472 5,017 $5,380,625 $1,440 10 $4,999,000 04/13/26
337 10th 5/4 2,804 2,707 $5,410,000 $1,908 4 $5,350,000 04/13/26
1659 3rd Street 4/4 2,865 7,457 $3,354,000 $1,186 31 $3,299,000 04/13/26
2508 Pine 5/4 3,077 4,480 $4,170,000 $1,381 38 $4,250,000 04/10/26
1720 Oak Avenue 4/4 3,471 4,487 $4,150,000 $1,152 5 $3,999,000 04/10/26
5 Cordoba Court 2/2 1,465 1,550 $1,525,000 $1,057 17 $1,549,000 04/10/26
2100 Pine Ave 5/5 3,180 4,481 $5,100,000 $1,462 3 $4,649,000 04/07/26
521 13th Street 3/3 2,428 2,872 $3,950,000 $1,503 6 $3,650,000 04/06/26
124 17th 2/1 882 1,503 $5,700,000 $6,463 0 $5,700,000 04/06/26
912 N Rowell 2/2 1,321 4,992 $2,170,000 $1,734 23 $2,290,000 04/06/26
113 S Herrin 5/5 4,354 7,497 $4,500,000 $895 8 $3,895,000 04/03/26
311 Aviation Place 3/3 1,747 59,693 $1,460,000 $858 16 $1,499,000 04/02/26
1642 10th Street 5/6 4,824 7,501 $6,300,000 $1,306 0 $6,300,000 04/02/26
405 26th Street 4/5 2,840 3,496 $5,825,000 $2,060 0 $5,850,000 04/01/26
24 San Miguel 3/3 2,096 3,570 $2,300,000 $1,097 0 $2,300,000 03/12/26

Here's the rest of our local real estate market update report for the period ending 4/15/26:

> 60 active listings as of 4/15/26 (+1 from 3/31/26) 

> 48 SFRs (+2)

> 12 THs (-1)

See the Inventory list as of 4/15/26 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 13 actives (+1)

> Sand Section: 27 actives (-1)

> Hill Section: 4 actives (+1)

> East MB: 16 actives (flat)

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 4/15/26".

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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 May 12th, 2026 at 5:55am 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.