Accelerating in Summer? - Manhattan Beach Market Update for 7/31/26

Every time we sit down to check market stats, we find that Manhattan Beach is doing better than most.

For the moment, we'll just compare Manhattan Beach to itself. So far this year, the number of closed sales has established a five-year high, with 223 closings. 

This continues a clear and noticeable pattern starting after the deep chasm of 2023 – more sales every year, a little bit at a time, until suddenly we're 60% over that dreadful low point from '23 (139 sales). 

Most readers already know this, but it is always good to do a quick reminder: The frenzied, pandemic-influenced market, with its ultra-low interest rates, came to a close in May/June of 2022. From that point forward, it took almost two years for sales to pick up at anything like a normal pace.

Two problems hitting the market at the same time were "golden handcuffs" keeping sellers in their homes, and sticker shock for buyers, after interest rates doubled overnight. Suddenly, it would cost buyers a lot more to pay inflated prices. Potential sellers didn't see the point of moving. 

Those factors have pretty much worked their way through the system, and we have regained our balance. 

Balance, But Accelerating?

We've been surprised continually this year by the level of sales activity, beginning early in the year. 

While that early activity is a big part of why this year's sales exceed last year's by 17 so far, the closings in July really stand out.

Here's our latest custom-crafted chart to make the point clear.

July saw a remarkable 45 closings. How remarkable? 

It hasn't happened in any month since September 2021, still in the thick of the pandemic frenzy.

This tops the ordinarily busy Spring months of March and April here in MB – those months saw 39 and 38 closings, respectively. 

Something's been in the water here all year.

But did we think there would be any stats comparable to the pandemic-era frenzy? Not really. This is why you watch the numbers.

We've certainly felt this pulse in the market ourselves, as our office had several simultaneous escrows running, reaching a number we had not seen since 2021, also. (Some sales have closed now, and instead we're busy hunting for our buyer clients.)

What About New/Pending Sales?

To be sure, closings in July reflect deals made in prior weeks and months. Closing data are, therefore, lagging data, perhaps 30-45 days behind. 

So what's purchase activity like now?

It's much higher than last year.

Yep, pending sales were also the highest in 5 years during July. 

It's hard to remember now, perhaps, but Summer 2025 was sluggish and annoying in real estate. After a surge of sales early in the year, Spring tailed off fast and Summer was quite sleepy. 

This year's 28 pendings within July represented at 65% increase over last year's 17.

Big difference, and a sign that closings will continue to outpace last year's by a goodly number.

It's early August, with a couple-to-3 weeks before we might expect the market to kick up yet again. That's traditional as Labor Day approaches – starting when schools return. 

This is shaping up to be a big year.

Did you bet on that after the market limped to a finish in Q4 2025?   

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Below, our update continues with the Movers. "Movers" are the:

(1) newest listings,

(2) newest escrows and

(3) newest closed sales within each of our 2-week market update periods. 

Here are the Movers for July 16-31, 2026 (click any address to see the property):

New Listings (15)

New Pendings (9)

New Sales (24)

Here's the rest of our local real estate market update report for the period ending 7/31/26:

> 77 active listings as of 7/31/26 (+8 from 7/15/26) 

> 55 SFRs (+6)

> 22 THs (+2)

See the Inventory list as of 7/31/26 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 7 actives (-2)

> Sand Section: 43 actives (+6)

> Hill Section: 5 actives (-1)

> East MB: 22 actives (+5)

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 7/31/26".