This year already has seen a record price for a Manhattan Beach house, $24.500M for 1800 The Strand (5br/6ba, 5329 sqft.).
And there's another $20+ million property under contract: 3216 The Strand (asking $22.500M, in escrow since late June).
But you sort of expect all that flashiness from The Strand, don't you?
How about East Manhattan?
1156 6th (8br/9ba, 8100 sqft.) has found a buyer after 6 months, and a bit over $4M in cuts, down to $12.899M.
It's a bold, modern palace on a double lot, with extensive basement space to go with all the outdoor space. (We once described it as "head-to-toe perfection in design and conception, use of [ample] space, materials and vibe.")
(1156 6th is listed by Alexandra Gauss, Strand Hill Properties.)
The sale promises to be the largest public sale in all of East Manhattan, which might be something of a surprise given its relatively ordinary location, on a typical suburban block.
The highest MLS-listed sale east of Sepulveda previously was a truly gigantic double-lot sale with 2 structures at 1155 & 1165 Ronda, back in 2017. The combined lot size there was over 39,000 sqft., almost a full acre, on one of the most private, out-of-the-way neighborhoods in all of town.
The sale price way-back-then was $10.855M. (Of course MBC discussed the sale at the time: here.)
Still looking for a buyer while at $11.299M: 1240 5th (7br/8ba, 10,009 sqft.), a palatial remodel, also on an oversized lot, on the private street known as The Forest.
Now, west of Sepulveda...
934 1st (6br/9ba, 6874 sqft.) offers a newer (2019) custom modern on a ~10K sqft. lot in the Hill Section with ocean views.
It's a splashy house with some fun features, some modern, and warmth to the overall vibe.
Asking $16.850M, this one found a buyer in about 2 months, and has been in escrow 6 weeks.
(934 1st is listed by Jeremy Shelton, Pacifica Properties Group, Inc.)
There are only 2 prior public-market sales in the Hill Section over $14M, and one of them was this year, at 1012 Pacific (6br/8ba, 9278 sqft., on an oversized 11,996 sqft. lot), which went for $14.900M. (Story: here.)
But the Hill Section isn't done.
808 John (5br/6ba, 6604 sqft.) is a well-designed, late-90s home with upgrades, sitting upon a splendid, flat double lot. The former 816 John was purchased by the owners of 808 and turned into outdoor space for a 25-meter pool, sports court, vast grassy area and – ready? – an extensive "catio" (cat + patio) to spoil furry friends. The total offering includes land totaling 20,168 sqft.
The listing began 11 months ago, in Sept. 2023, asking $19.900M, and had recently cut down to $16.900M.
It was only a matter of time before the right buyers would come along and establish the proper value.
Watch this one; we think you'll see a compelling final deal.
(808 John is listed by Jen Caskey, Compass.)
821 8th is another Hill Section lot, just steps away from 808 John (downhill a tad).
This 10,080 sqft. lot along an alley could be compared to either half of 808 John, but it just sold for a lot more than half of what 808 John will sell for.
821 8th sold off-market for $10.000M in late July.
Now, that was an off-market sale, purely for land value, with the special factor of a neighbor buying it – perhaps in part for view protection.
$10M for a lot still counts as $10M for a lot.
And there's rumor of one more nearby lot, of comparable size, also gearing up to fetch about $10M.
Plus, we're sure of one other that will be coming, at a similar price point. Busy busy!
Wait, the Tree Section came to play, too?
763 31st (9br/11ba, 7308 sqft.) is a fun, elegant estate on one of the very best non-Martyrs blocks of the Trees, cobbled together by merging two lots.
Lot 2 to the east gets a guest house, pool and other bonus spaces, while the old main house was upgraded and adjusted to flow out to the new "yard."
The offering was so compelling right as it emerged early this month, it got multiple offers, despite a $10.500M asking price.
Good thing, because word is that the first buyers skipped to go chase yet another mega-property in the Trees at an even higher price, leaving Buyer #2 happy as a clam to claim 763 31st.
(763 31st is listed by Claire Gillespie, Vista Sotheby’s International Realty.)
While the Manhattan Beach market is a little slow overall this year, it's better than 2023.
Our market's often led by the high end. These buyers are the first to declare that the water's fine.
Ready for Fall?
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Just a little rant dept.: This week, not one but two publications – one a real estate site and one a South Bay daily fish wrap, published articles with headlines about a big $24.5M sale on the Manhattan Beach Strand. Maybe it was news to them, and their audiences, but not to you, dear reader! We had the story here at MBC a full 6 weeks ago, in July!
Apologies dept.: We're actually fans of (some) legacy media, and still take a daily print newspaper every day. Couldn't live without it. So, sorry about that "fish wrap" wisecrack.
