ocean views

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If you know MB Confidential, you know we love a deep dive into data.

And there's a time and a place for that, but today, we'll try to illustrate a trend with just one sale.

Newly pending/in escrow is 2301 Vista, a modern-style 3br TH with 2400+ interior square feet.

This modern townhome was built a ways back, in 2002, but has a very compelling, slick "now" look to it. (The decor, gadgets and super-plus-sized TV's also give it a "guy's paradise" feel.)

The most recent sale here wasn't all that long ago, even if it seems like forever to look back to 2011.

Here, actually, are all 3 of the most recent sales of 2301 Vista:

  • $1.910M in Dec. 2011
  • $1.900M in Nov. 2009
  • $2.099M in Jan. 2007

List price this month was $3.399M, or 78% over the 2011

It takes a rare combination of factors to see a dated property lot sale in Manhattan Beach come up asking $29 million.

That combination of factors is at play now, however, at 1000 The Strand, home to a one-and-a-half-sized Strand lot (nearly 5000 sqft. of dirt).

Among the factors:

  • Low inventory.
  • Even more limited Strand inventory.
  • Ceiling-busting recent sales.
  • Demographic trends bringing vast amounts of funny new money into town.
  • A certain je ne sais quoi or "x-factor" in the market that has people – including longtime pros – more and more often throwing up their hands as if to say, "heaven only knows what this is really worth."

Here at MBC, we've stopped publishing our series of "shocker" posts because new closed-sale prices…

It seems there are some sellers in this real estate market who can really only be called "sellers" if they get a big number.

There's been no lack of exposure for the Hill Section corner-lot home for sale at 1007 Pacific, for instance.

The listing for this 5br/5ba home on a nearly 9400 sqft. corner view lot dates back to last October.

Hey hey! A sprawling Hill Section lot with views, and close to downtown Manhattan Beach, to boot. Come and get it, right?

The start at $6.600M was high, though, and the current $6.200M list seems not to be resonating with the market, either.

Is anyone stressed out about it?

It would appear not, even at 220+ DOM.

Either the market will come to them, or the sellers will just enjoy the home.

Down in the Sand Section, with…

Among the many issues that can arise between neighbors, one is envy.

In real estate, price envy can turn quickly to calculation.

A person sees the neighbor sell for $X, and starts to think: "What's my place worth?"

From the outside, that looks to be what evolved over at 408 26th, a newer, rear-unit townhome near Grand View school, over the past couple of years.

Way-back-when, when the kids were young and smart phones were small, back in 2013, the front unit of this 2009-built Mediterranean complex snagged a then-astonishing $2.799M off-market. That was 2520 Alma (3br/4ba, 2520 sq. ft.), which gets panoramic views since it is the front unit and the top floor is set somewhat higher than neighbors across Alma.

That sale, basically unprecedented when it…