Early June Sales - Manhattan Beach Market Update for 6/15/25

The first part of June saw pretty much the same trends and activity as we saw in May. 

Inventory grew very slightly over 2 weeks, and there were 15 new escrows – nearly even balance with the flow of new listings.

We'll take a look at a few notable sales from this period. 

1420 11th (4br/5ba, 3299 sqft.) is a custom-built beauty in East Manhattan that we'd say "echoes a Cape Cod style, with a modern California twist."

Well, we literally said that in our own listing description. Our Edge office here happened to sell that one before any MLS marketing, closing it up June 10 for $3.895M. 

If you're subscribed here at MB Confidential or otherwise on our marketing lists, you had a chance to see it while it was available. Some of our readers did reach out and visit, but we sold the house through other networking. 

660 26th (5br/5ba, 3466 sqft.) is a refreshed 2000 build on one of the great blocks of the Tree Section. 

Look at that: This one also sold off-market/pre-market, for $5.200M. (!)

It's got a slightly oversized lot for the Trees at 5120 sqft., in this case with a sunny, south-facing backyard with pool. 

This one is making yet another off-market sale, quite nearby at 609 26th (5br/4ba, 3776 sqft.), look like a true steal of a deal. 609 sold in Sept. '24 for $4.118M, in very nice condition, although it got another round of remodeling after.

Do we need to say that is more than a $1M difference for similarly sized homes & locations?

3013 Poinsettia (6br/5ba, 3110 sqft.) was a public-market sale. 

It's a corner-lot home abutting one of the prettiest little blocks of the Trees. 

The home itself is a bit unusual, with some rooms in the main, original home, and some in and above the former garage space, which was added onto and then connected to the main house. Everything was refreshed/remodeled and, hey, it's got the space and location. 

Asking $4.099M, it got $4.000M. That speaks to the value of the location as well as the updates.

(Our Tudor Revival style listing nearby, 2917 N. Poinsettia, is on the market now, midblock, a few doors down, asking $4.450M.)

Over in the Sand Section, 2215 Bayview (4br/4ba, 2630 sqft.) closed up at $5.200M, which was ultimately $1.050M below the very first asking price. 

The market for this property was essentially set when a neighbor in the same 4-unit complex, lacking most of of the updates of 2215, sold for $4.800M.

(See "Did Neighbor's Sale Help Or Hurt?" We argued that the neighbor's sale was "just what the doctor ordered.")  

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Here's the rest of our local real estate market update report for the period ending 6/15/25:

> 98 active listings as of 6/15/25 (+2 from 5/31/25) 

> 76 SFRs (flat)

> 22 THs (+2)

See the Inventory list as of 6/15/25 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 21 actives (+6)

> Sand Section: 45 actives (-5)

> Hill Section: 10 actives (flat)

> East MB: 22 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 6/15/25".