As the Manhattan Beach real estate market continues propelling forward this year – perhaps unexpectedly – we continue to see multiple bids, sales over asking, and the like.
But not everywhere. Not every listing.
The three most recent closings in the Sand Section all came in well under their first offering prices. And this week, a long-stuck listing cut more than 50% (!!!) and made a quick deal.
The sales with big cuts:
221 36th Street (3br/4ba, 1948 sqft.) is a half-lot SFR with really good ocean views that was already nicely updated when last sold in June 2022. The buyer at the time paid a little over asking: $3.750M (+$55K).
But that buyer had a vision, and poured a ton of time and money into a whole new round of head-to-toe renovations.
Alas, life brings us all changes, and this year, it was time to resell.
The listing began at $4.649M, reflecting the acquisition price, cost of renovations and what should have been a hot commodity: A pristine, modern, move-in-ready ocean-view SFR west of Highland, just steps from North End shops and restaurants, and with ocean views both to the north and south. Yowza!
But there were no sales to support that price.
After a spell, they brought the number down to $4.449M, which drew some attention from the eventual buyer. The buyer came to us, and asked about a proper valuation.
Armed with information and a strong position, the buyer made a fair offer at $4.150M, which is where the sale closed.
That was essentially $500K under asking. Good deal.
316 32nd (5br/7ba, 4322 sqft.) is a modern new-construction home that boasts impressive 180-degree ocean views across the bright top level. The build has got some personality as well, with nice uses of stone both outside and in, and nice materials choices.
New to market in June 2025, the seller was asking $10.995M. After just a few months, they switched agents, but kept the price for a couple of months more.
In November last year, they finally cut $600K to $10.395M, then parked it there for another 6 months on market. No takers.
The listing canceled in late May. But gone is not forgotten, as they say.
Some time soon after quitting the market, the home got an offer, after all. (Technically off-market.)
That closed 10 days ago for that last asking: $10.395M, or $600K below the start of each prior listing.
The last, and biggest, cut from asking in a recent sale was on a treasured South End walkstreet.
413 7th (5br/5ba, 3609 sqft.) is a newer home on one of the great flat walkstreets east of Highland.
It began ambitiously at $9.450M, aiming to set a record for the flat walkstreets.
(When this home sold new in 2023, it did set the record at the time for highest-ever price on the walkstreets at $7.500M.)
The first and only $9M+ walkstreet sales all came in January/February 2025, in the immediate wake of the tragic LA county wildfires. They were:
- 440 8th at $9.000M,
- 325 9th at $9.100M and
- 405 7th at $9.125M.
This year, 413 7th sold relatively fast, in about 4 weeks, but the closing was not too close.
It sold for $8.800M (lucky numbers?), or $650K under asking – the biggest drop from start in this period.
And while we prefer to confine our commentary in these market updates to activity during the 2-week period we are summarizing, we are compelled to break that tradition, because here's one that will open up those eyes wide.
3208 Manhattan Ave. (3br/2ba. 1788 sqft., lot size: 1829 sqft.) has been offered for more than 6 months at $7.999M.
Suddenly, this week they cut $4.124M (52%) to $3.875M, and made a deal.
Haha, it's not that simple.
The 1950s fixer/scraper was never what they meant to sell for $7.999M. Indeed, when the listing launched in February this year, it was with renderings from a new construction project intended for the site. (See our new listings post from then with its images of the projected new build.)
The project was promised for Summer of 2027, but they never broke ground. The site today looks exactly like you see in this image from the lsiting.
That change plans switched up the offering to basically a land-value sale, which helps make sense out of the giant cut.
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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 Aug. 1-15, 2026 (click any address to see the property)
------------------------------------------------------
New Listings (13)
| ADDRESS | BD/BA | SQFT | LOT | PRICE | $PSF | DOM | START $ | START |
|---|
| 232 30th |
4/4 |
2,039 |
1,356 |
$4,980,000 |
$2,442 |
2 |
$4,980,000 |
08/14/26 |
| 1416 The Strand |
4/4 |
2,436 |
3,006 |
$9,600,000 |
$3,941 |
2 |
$9,600,000 |
08/14/26 |
| 3504 N Poinsettia Avenue |
4/3 |
2,238 |
4,640 |
$3,150,000 |
$1,408 |
3 |
$3,150,000 |
08/13/26 |
| 225 28th Street |
4/6 |
3,905 |
2,700 |
$4,975,000 |
$1,274 |
3 |
$4,975,000 |
08/13/26 |
| 1410 17th |
1/1 |
459 |
7,350 |
$2,450,000 |
$5,338 |
5 |
$2,450,000 |
08/11/26 |
| 1658 Ruhland Ave |
5/5 |
4,820 |
7,458 |
$5,799,000 |
$1,203 |
5 |
$5,799,000 |
08/11/26 |
| 819 11th Street |
6/7 |
4,997 |
8,701 |
$7,190,000 |
$1,439 |
9 |
$7,190,000 |
08/07/26 |
| 563 36th |
4/3 |
4,314 |
5,307 |
$3,585,000 |
$831 |
10 |
$3,585,000 |
08/06/26 |
| 1633 Artesia |
3/1 |
1,532 |
13,492 |
$4,800,000 |
$3,133 |
10 |
$4,800,000 |
08/06/26 |
| 108 Morningside |
4/4 |
1,914 |
3,337 |
$5,750,000 |
$3,004 |
11 |
$5,750,000 |
08/05/26 |
| 1467 11th |
3/4 |
2,467 |
6,538 |
$3,395,000 |
$1,376 |
11 |
$3,395,000 |
08/05/26 |
| 2412 John Street |
3/3 |
1,940 |
5,062 |
$4,295,000 |
$2,214 |
12 |
$4,295,000 |
08/04/26 |
| 232 6th Street |
5/7 |
4,319 |
2,717 |
$11,995,000 |
$2,777 |
12 |
$11,995,000 |
08/04/26 |
New Pendings (21)
| ADDRESS | BD/BA | SQFT | LOT | PRICE | $PSF | DOM | START $ | START |
|---|
| 3504 Walnut |
3/2 |
1,460 |
4,644 |
$2,000,000 |
$1,370 |
5 |
$2,000,000 |
08/06/26 |
| 716 13th |
3/2 |
2,070 |
3,002 |
$2,999,000 |
$1,449 |
11 |
$2,999,000 |
08/05/26 |
| 3200 Elm Avenue |
5/5 |
3,109 |
4,764 |
$3,499,999 |
$1,126 |
156 |
$3,899,999 |
03/04/26 |
| 321 Homer Place |
3/4 |
2,014 |
2,700 |
$3,995,000 |
$1,984 |
36 |
$3,995,000 |
07/11/26 |
| 2516 The Strand |
4/4 |
3,568 |
3,498 |
$10,999,000 |
$3,083 |
72 |
$11,999,000 |
05/28/26 |
| 127 21st |
5/4 |
2,252 |
2,706 |
$4,899,000 |
$2,175 |
67 |
$5,295,000 |
06/10/26 |
| 540 24th Street |
3/3 |
2,385 |
3,600 |
$3,399,000 |
$1,425 |
54 |
$3,499,000 |
06/23/26 |
| 315 25th |
3/4 |
2,597 |
1,350 |
$6,299,000 |
$2,425 |
120 |
$6,999,000 |
04/16/26 |
| 477 35th Street |
3/3 |
2,512 |
2,698 |
$2,999,999 |
$1,194 |
31 |
$2,999,999 |
07/16/26 |
| 229 25th Place |
3/4 |
1,936 |
2,707 |
$2,950,000 |
$1,524 |
24 |
$2,950,000 |
07/23/26 |
| 89 Bayview |
3/4 |
2,143 |
3,466 |
$4,999,000 |
$2,333 |
100 |
$5,250,000 |
05/08/26 |
| 424 36th Street |
2/2 |
870 |
1,349 |
$1,799,000 |
$2,068 |
23 |
$1,799,000 |
07/24/26 |
| 744 10th |
4/3 |
2,189 |
5,253 |
$4,995,000 |
$2,282 |
88 |
$5,650,000 |
05/14/26 |
| 1029 10th Street |
5/5 |
4,000 |
7,498 |
$4,950,000 |
$1,238 |
6 |
$4,950,000 |
08/10/26 |
| 1447 Manhattan Beach Boulevard A |
3/2 |
1,224 |
5,506 |
$1,050,000 |
$858 |
76 |
$1,100,000 |
06/01/26 |
| 1643 10th |
5/3 |
3,257 |
7,507 |
$3,585,000 |
$1,101 |
5 |
$3,585,000 |
08/05/26 |
| 1440 19th |
2/1 |
1,079 |
7,006 |
$2,500,000 |
$2,317 |
15 |
$2,500,000 |
07/27/26 |
| 1852 6th Street |
5/3 |
3,881 |
7,505 |
$4,300,000 |
$1,108 |
11 |
$4,300,000 |
08/05/26 |
| 1756 Ruhland Avenue |
5/5 |
4,584 |
7,506 |
$4,200,000 |
$916 |
103 |
$4,500,000 |
04/14/26 |
| 1401 Chestnut |
3/2 |
1,557 |
4,901 |
$2,395,000 |
$1,538 |
17 |
$2,395,000 |
07/30/26 |
| 1823 8th Street |
6/7 |
5,038 |
7,503 |
$5,895,000 |
$1,170 |
78 |
$5,999,000 |
05/14/26 |
New Sales (11)
| ADDRESS | BD/BA | SQFT | LOT | PRICE | $PSF | DOM | START $ | CLOSED |
|---|
| 2710 Pine Ave. |
4/3 |
3,072 |
4,203 |
$3,900,000 |
$1,270 |
12 |
$3,900,000 |
08/14/26 |
| 413 7th |
5/5 |
3,609 |
2,712 |
$8,800,000 |
$2,549 |
26 |
$9,450,000 |
08/14/26 |
| 221 36th Street |
3/4 |
1,948 |
1,353 |
$4,150,000 |
$2,284 |
55 |
$4,649,000 |
08/12/26 |
| 1427 19th Street |
5/5 |
3,876 |
7,500 |
$4,300,000 |
$1,071 |
7 |
$4,150,000 |
08/12/26 |
| 316 32nd Street |
5/7 |
4,322 |
2,709 |
$10,395,000 |
$2,405 |
0 |
$10,395,000 |
08/11/26 |
| 1806 6th Street |
6/7 |
5,000 |
7,511 |
$5,995,000 |
$1,199 |
145 |
$6,350,000 |
08/11/26 |
| 2100 Wendy Way |
4/3 |
1,821 |
5,450 |
$2,500,000 |
$1,455 |
7 |
$2,649,000 |
08/04/26 |
| 1511 3rd |
4/4 |
2,718 |
7,513 |
$3,875,000 |
$1,323 |
5 |
$3,595,000 |
08/04/26 |
| 1315 6th Street |
3/3 |
1,500 |
7,220 |
$2,900,000 |
$1,833 |
7 |
$2,749,000 |
08/03/26 |
| 2420 The Strand |
6/7 |
4,994 |
3,520 |
$16,000,000 |
$3,594 |
144 |
$19,500,000 |
07/31/26 |
| 927 9th Street |
5/6 |
4,982 |
7,485 |
$3,500,000 |
$1,461 |
20 |
$7,276,500 |
07/31/26 |
Here's the rest of our local real estate market update report for the period ending 8/15/26:
> 67 active listings as of 8/15/26 (-10 from 7/31/26)
> 51 SFRs (-4)
> 16 THs (-6)
See the Inventory list as of 8/15/26 here, or see the MB Dashboard for up-to-the-minute data.
Active listings by region of Manhattan Beach in this report:
> Tree Section: 7 actives (flat)
> Sand Section: 34 actives (-9)
> Hill Section: 5 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 8/15/26".
