OK it's almost mid-June, but we had some stuff going on (!) and had not yet crunched local real estate data for May 31.
Here we go, though.
The headline is that both inventory and sales (new escrows) increased in May, after an April that can fairly be called slow. (Tariffs and trade wars will do that to ya, but tacos might save you!)
As our chart shows, the second half of May saw 17 newly pending sales among home listings in Manhattan Beach, better than or equal to 5 out of the 6 previous years for this particular 2-week period. The whole month of May saw 27 new deals, better than 2023 or 2024.
If you want to see the market moving, this is what it should look like.
There must be some relationship between this new sales activity and inventory, don't you think?
More homes for sale = more homes sold? Is that the math?
To be clear, the active inventory is a snapshot of what's still on the market, so growth could be taken as an alarming sign of a slowing market. But that's simply not what has been happening in Manhattan Beach during this time.
New listings are slightly outpacing new escrows, but it's Spring, and we (and buyers) expect more inventory. Demand is clearly there for some homes at some price points.
Which ones? Just look at this busy half-month:
TREE SECTION PENDING SALES
| ADDRESS | BD/BA | SQFT | LOT | PRICE | $PSF | DOM | START $ | START |
|---|
| 641 35th Street |
5/5 |
3,737 |
5,403 |
$4,550,000 |
$1,218 |
67 |
$4,899,000 |
03/26/25 |
| 528 15th Street |
6/7 |
6,483 |
6,241 |
$13,499,000 |
$2,082 |
67 |
$13,499,000 |
03/26/25 |
| 2711 Elm Avenue |
5/7 |
5,010 |
5,602 |
$5,499,000 |
$1,098 |
17 |
$5,499,000 |
05/15/25 |
| 3405 Pacific Avenue |
4/4 |
3,218 |
4,483 |
$3,399,000 |
$1,056 |
59 |
$3,499,000 |
04/02/25 |
| 661 19th Street |
3/1 |
1,105 |
4,412 |
$3,000,000 |
$2,715 |
102 |
$3,000,000 |
02/19/25 |
SAND SECTION PENDING SALES
| ADDRESS | BD/BA | SQFT | LOT | PRICE | $PSF | DOM | START $ | START |
|---|
| 221 40th Street |
3/2 |
1,314 |
1,347 |
$2,099,000 |
$1,597 |
95 |
$2,175,000 |
02/26/25 |
| 1808 The Strand |
1/1 |
1,068 |
3,335 |
$12,750,000 |
$11,938 |
31 |
$12,750,000 |
05/01/25 |
| 1812 The Strand |
2/5 |
3,550 |
3,330 |
$13,000,000 |
$3,662 |
31 |
$13,000,000 |
05/01/25 |
| 211 Crest Drive |
2/2 |
1,431 |
1,671 |
$2,150,000 |
$1,502 |
24 |
$2,150,000 |
05/08/25 |
| 212 Highland Avenue |
1/1 |
651 |
1,663 |
$2,250,000 |
$3,456 |
24 |
$2,250,000 |
05/08/25 |
| 3809 Crest Drive |
3/2 |
1,296 |
1,797 |
$1,950,000 |
$1,505 |
72 |
$2,050,000 |
02/11/25 |
HILL SECTION PENDING SALES
| ADDRESS | BD/BA | SQFT | LOT | PRICE | $PSF | DOM | START $ | START |
|---|
| 812 8th Street |
4/5 |
3,359 |
5,539 |
$6,700,000 |
$1,995 |
36 |
$6,700,000 |
04/25/25 |
EAST MB PENDING SALES
| ADDRESS | BD/BA | SQFT | LOT | PRICE | $PSF | DOM | START $ | START |
|---|
| 19 Nantucket Place |
3/3 |
1,819 |
2,598 |
$1,825,000 |
$1,003 |
22 |
$1,995,000 |
05/09/25 |
| 15 Tiburon Court |
2/3 |
1,557 |
2,133 |
$1,599,000 |
$1,027 |
68 |
$1,695,000 |
03/21/25 |
| 1304 Harkness St. |
4/4 |
3,620 |
5,417 |
$3,499,000 |
$967 |
17 |
$3,499,000 |
05/15/25 |
| 1304 12th Street B |
2/3 |
1,179 |
11,924 |
$1,385,000 |
$1,175 |
17 |
$1,385,000 |
05/15/25 |
| 1467 11th Street |
4/3 |
2,467 |
6,538 |
$2,295,000 |
$930 |
112 |
$2,395,000 |
01/29/25 |
Note: 2711 Elm's deal recorded above didn't pan out, and they returned to market this week $150K higher on a new listing entry; it's now $5.649M.
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Here's the rest of our local real estate market update report for the period ending 5/31/25:
> 96 active listings as of 5/31/25 (+3 from 5/15/25)
> 76 SFRs (+2)
> 20 THs (+1)
See the Inventory list as of 5/31/25 here, or see the MB Dashboard for up-to-the-minute data.
Active listings by region of Manhattan Beach in this report:
> Tree Section: 15 actives (+1)
> Sand Section: 50 actives (+3)
> Hill Section: 10 actives (flat)
> East MB: 21 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 5/31/25".
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.
