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Buyers Busy in July - Manhattan Beach Market Update for 7/15/26

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by Dave Fratello

Regular readers know that we often refer to the Summer market in Manhattan Beach as sleepy and slow, largely because "everyone is away."

Listings take longer to get showings and offers. 

With fewer new listings coming out, buyers start to take a beach nap, waiting for more interesting inventory in September and October. 

For every rule, there is an exception, and July 2026 is trying to be that exception. 

The first half of July saw 19 new deals inked for Manhattan Beach homes, more than double the totals for either of the past 2 years, the most of the past 5 years, and barely short of the pace in the covid/low-interest-rate frenzy of 2020-21. 

(See each one of the new deals listed by address below in the "Movers" section.)

Our office had two of those (one listing, one buyer), and we've been busy all over the South Bay, practically eating our words the whole time ("Summer is slow!?!?"). Not that this is a complaint.

So what's going on, folks? 

Must be all those SpaceX buyers, right?

(We don't think so.)

Of the transactions and multiple-offer situations we're familiar with from the first 2 weeks of July, mainly it was just the right time and right property for the buyers choosing to make a move. 

Inventory just hasn't been plentiful this year, so when the right thing comes up, you go.  

Interestingly, 8 out of 19 listings to go under contract had more than 60 days on the market – so it's not like all the sales are multiple offers on brand new listings. (Though quick multiples are certainly happening.) 

That's how our buyer got under contract: Watching an overpriced listing sit for a while, taking time to evaluate it, narrowing in, running comps and figuring out a proper value, and finally offering – and making the deal.  

Mortgage rates are up, inventory is down, and more buyers are making more deals in Manhattan Beach. 

Up is down this Summer. And that's OK.

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New Listings (8)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
321 Homer Place 3/4 2,014 2,700 $3,995,000 $1,984 5 $3,995,000 07/11/26
1315 17th Street 7/5 2,326 7,007 $2,795,000 $1,202 6 $2,795,000 07/10/26
208 43rd 3/4 1,724 1,538 $3,500,000 $2,030 7 $3,500,000 07/09/26
221 3rd Street 5/5 4,067 2,705 $8,495,000 $2,089 7 $8,495,000 07/09/26
221 3rd 5/5 4,067 2,705 $8,495,000 $2,089 7 $8,495,000 07/09/26
614 Manhattan Beach Boulevard 3/3 1,606 7,508 $2,399,000 $1,494 7 $2,399,000 07/09/26
2909 N Valley 2/1 1,062 5,017 $1,999,000 $1,882 15 $1,999,000 07/01/26
222 24th Street 6/5 3,100 2,703 $6,900,000 $2,226 15 $6,900,000 07/01/26

 

New Pendings (19)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $START
2913 Pacific 3/2 1,888 4,707 $2,750,000 $1,457 9 $2,750,000 07/07/26
3307 N Poinsettia 5/5 3,374 4,658 $4,695,000 $1,392 64 $4,999,999 05/13/26
664 Rosecrans Avenue 3/4 3,002 3,664 $3,300,000 $1,099 99 $3,500,000 04/08/26
1816 Walnut Avenue 5/4 3,086 4,480 $4,500,000 $1,458 8 $4,500,000 06/22/26
221 36th Street 3/4 1,948 1,353 $4,449,000 $2,284 56 $4,649,000 05/21/26
220 20th Street 4/4 3,716 2,615 $7,500,000 $2,018 158 $8,295,000 01/20/26
216 4th 3/5 2,754 1,350 $6,899,000 $2,505 62 $6,899,000 05/14/26
2420 The Strand 6/7 4,994 3,520 $17,950,000 $3,594 144 $19,500,000 02/06/26
228 Moonstone 3/4 2,034 1,450 $4,899,000 $2,409 64 $4,899,000 05/13/26
413 7th 5/5 3,609 2,712 $9,200,000 $2,549 36 $9,450,000 06/10/26
1204 The Strand 4/5 5,372 3,318 $24,500,000 $4,561 93 $24,500,000 04/14/26
927 9th Street 5/6 4,982 7,485 $7,276,500 $1,461 37 $7,276,500 06/09/26
1511 3rd 4/4 2,718 7,513 $3,595,000 $1,323 7 $3,595,000 07/09/26
16 Sausalito 3/3 2,045 3,432 $2,500,000 $1,222 65 $2,550,000 04/24/26
1813 5th Street 3/2 1,742 7,501 $2,350,000 $1,349 7 $2,350,000 07/09/26
1658 5th 6/7 5,000 7,500 $5,995,000 $1,199 13 $5,995,000 06/24/26
2100 Wendy Way 4/3 1,821 5,450 $2,649,000 $1,455 7 $2,649,000 06/25/26
1315 6th Street 3/3 1,500 7,220 $2,749,000 $1,833 21 $2,749,000 06/25/26
1427 19th Street 5/5 3,876 7,500 $4,150,000 $1,071 22 $4,150,000 06/24/26

 

New Sales (19)

ADDRESSBD/BASQFTLOTPRICE$PSFDOMSTART $CLOSED
308 N Herrin Street 4/2 1,767 5,391 $2,950,000 $1,499 9 $2,649,000 07/15/26
1305 11th 5/4 3,692 4,917 $3,500,000 $892 9 $3,295,000 07/14/26
1212 Magnolia Avenue 5/6 3,400 4,900 $4,725,000 $1,351 7 $4,595,000 07/13/26
441 3rd Street 5/5 4,467 2,692 $8,900,000 $1,903 5 $8,500,000 07/11/26
2317 Elm Avenue 4/3 2,277 4,485 $2,925,000 $1,311 115 $3,275,000 07/10/26
320 31st Street 3/3 1,523 1,350 $2,800,000 $1,871 27 $2,850,000 07/09/26
536 23rd 5/5 3,510 3,003 $4,850,000 $1,382 0 $4,850,000 07/08/26
710 Manhattan Beach Boulevard 3/3 1,676 9,995 $2,649,000 $1,581 47 $2,699,000 07/08/26
225 Rosecrans Place 3/3 2,068 2,702 $2,850,000 $1,450 31 $2,999,000 07/08/26
1341 21st 3/2 1,361 7,490 $2,550,000 $1,874 0 $2,550,000 07/08/26
1901 Oak Avenue 4/3 2,277 4,482 $3,275,000 $1,383 5 $3,150,000 07/07/26
4308 The Strand 5/5 4,354 3,494 $8,500,000 $2,032 83 $8,849,000 07/07/26
409 Crest Drive 4/4 2,508 3,331 $4,898,500 $1,914 7 $4,800,000 07/07/26
653 Manhattan Beach Blvd. A 2/3 1,215 12,022 $1,900,000 $1,645 5 $1,999,000 07/07/26
126 43rd 3/3 1,548 1,353 $2,135,000 $1,447 4 $2,240,000 07/07/26
1709 23rd Street 4/3 2,842 5,723 $4,250,000 $1,548 91 $4,599,000 07/07/26
315 33rd 2/2 1,529 1,348 $2,469,110 $1,632 13 $2,495,000 07/02/26
207 S Aviation Boulevard 2/1 906 5,301 $1,565,000 $1,599 20 $1,449,000 07/02/26
1540 1st Street 5/6 4,509 7,511 $5,425,000 $1,242 11 $5,599,000 07/01/26

Here's the rest of our local real estate market update report for the period ending 7/15/26:

> 69 active listings as of 7/15/26 (-11 from 6/30/26) 

> 49 SFRs (-12)

> 20 THs (+1)

See the Inventory list as of 7/15/26 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 9 actives (-3)

> Sand Section: 37 actives (-3)

> Hill Section: 6 actives (+1)

> East MB: 17 actives (-6)

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 7/15/26".

Recent Posts

See a beautiful single-level mid-century home in the Tree Section, a vast modern walkstreet house in the South End, and several other options in all parts of town. See photos and listing details come up along with open house info, right here.

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 August 13th, 2026 at 4:55am 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.