Clicky

Now Townhomes Are Selling, Too

author image
by Dave Fratello

212 Manhattan Avenue, Manhattan Beach,

One segment of the local market that experienced a surge and bust last year was Sand Section townhomes.

Now, there might be signs of recovery – though data are preliminary and imperfect.

The headliners are two elite-level South End units, 212 Manhattan Ave. (4br/5ba, 2521 sqft.) and its companion rear unit, 213 Bayview (5br/6ba, 3040 sqft.). They're new construction priced at $6.500M and $7.500M, very much a unique sort of offering and not necessarily representing the whole townhome market. 

Both officially logged 7 weeks on the MLS, but for much of that time, the units were not quite complete and were unstaged. They both went under contract this week, shortly after staging and full marketing. (Both properties are listed by Mike Rossi, Strand Hill Properties.)

Side note: Anyone want to debate the value of staging?

2400 Alma, Manhattan Beach, An off-market resale of a townhome also just posted to the MLS: 2400 Alma (4br/4ba, 2818 sqft.), a 2012 build on a corner near Grand View elementary.

They got $6.000M, a relatively modest markup over its last trade exactly one year ago (yes, Feb. 13, 2025) at $5.825M. 

(Some alert readers may also recall a Summer 2022 sale at $4.550M – the home was restyled significantly by that buyer after closing.)

Then we look to on-market resales.

320 35th Street, Manhattan Beach, A 2017 modern TH at 320 35th (4br/5ba, 2450 sqft.) tried for 6 weeks late last year, asking $3.795M. 

It's no shame for a November/December listing not to sell – it's like trolling for fish while you drive the boat out to your actual fishing spot. If you catch something along the way, it's a bonus. 

This year, perhaps reading the more-active market, they came back with 320 35th at a higher price, asking $3.995M.

Fish on!

After 14 days, they've got a deal.

(Listed by Liz Bird, Vista Sotheby’s International Realty.)

323 31st Street, Manhattan Beach, This leaves one resale townhome on the market: 323 31st (3br/3ba, 1875 sqft.), an early 90s build with updates.

This one marked out a lot more market time in 2025, over 8 months, at prices from $3.999M down to $3.699M. It was on the market at the headiest times and at the most sluggish times. 

(Our office sold the Spanish style townhome next door at 3101 Alma in just under a month for $3.265M, closing in August.)

323 31st is back now at $3.699M, pretty much hoping that the market is back, as some green shoots might suggest. 

(Listed by Alexandra Gauss, Strand Hill Properties.)

Last year, the townhome market saw a couple of quick, high sales early in the year, in the immediate wake of the tragic LA County wildfires. 

If we count 323 31st, we can instantly think of 4 Sand Section resale townhome listings that tried and failed to sell last year after that early surge, suggesting that prices had gotten out of whack and buyers weren't having it anymore. 

This is why we're studying what happens this year, and perhaps welcoming tentative signs of recovery. 

Let's see how Spring rolls out.

Recent Posts

Looking at or slightly above the $4M range? A few new options emerged this week, two in East Manhattan and one in the Tree Section. See those and some land-value listings in Martyrs and the Trees, and more in this week's post.

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 March 8th, 2026 at 9:52pm 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.