Sand Section Driving Sales - Manhattan Beach Market Update for 8/15/25

What a difference a couple of weeks makes!

A month that we typically write off as slow – August – has begun with a minor rush of sales. 

What's more, a lot of activity has come in the Sand Section. 

Specifically, 11 out of 20 new escrows opened between Aug. 1-15 were in the Sand Section.

This is a remarkable turnabout from July. 

The whole month of July saw only 17 new escrows. Half of August has already beaten that total.

And here's how we lamented the Sand Section just 2 weeks ago:

The Sand Section is slow. Only 3 homes went under contract all across the Sand Section in July. But at month's end, more than half the inventory (52 out of 100 listings) was in the Sand. 

We literally asked: "Are buyers boycotting the beach?" 

August answered: No.

The photo above is our office's contribution to the new deals: The refreshed Spanish style townhome at 3101 Alma (3br/4ba, 1870 sqft.), priced at $3.399M. It went under contract on the 15th.

The same day, another Sand Section townhome also posted a deal: 443 23rd Place (3br/4ba, 2236 sqft.), asking $3.799M.

By our reckoning, these were the first two Sand Section townhomes to go from active on the MLS to being in escrow since March 10th. (March 10th! 5 months!) And then, both on the same day.

But those weren't the only deals, obviously. 

There was a biggie: 108 The Strand, asking $22.995M.

There were 2 more on The Strand, 2 in El Porto, a couple in the South End.  

The burst of activity in early August also drove inventory down by 13 listings total, to 87. 

We did a whole post on inventory at the end of July, noting that 100 listings was high for recent years, but low for the pre-covid years. 

How quickly that picture changed, too. Now, inventory is far below the levels seen at mid-August from 2016-2020.  

This is why the coach tells you: Hey, it's just the second inning. There's a lot of game to play yet. 

Keep it going, you see changes. 

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Here's the rest of our local real estate market update report for the period ending 8/15/25:

> 87 active listings as of 8/15/25 (-13 from 7/31/25) 

> 70 SFRs (-8)

> 17 THs (-4)

See the Inventory list as of 8/15/25 here, or see the MB Dashboard for up-to-the-minute data.

Active listings by region of Manhattan Beach in this report:

> Tree Section: 16 actives (-1)

> Sand Section: 40 actives (-12)

> Hill Section: 9 actives (-1)

> 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 8/15/25".