re-listing

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1304 Lynngrove Drive Manhattan Beach CAIt was somewhat more than a year ago when we expressed surprise at how 1304 Lynngrove was being listed.

The start price: $3.199M.

This, in the "affordable" Manhattan Beach neighborhood of Liberty Village, was a serious shocker.

With respect, on the blog here we said that that's the kind of pricing that can "make markets" and/or "could reshuffle all thinking about the area." (See "Pushing $3M in Liberty Village?")

To date then, there had never been a home sold in Liberty Village over $2M, and here they were shooting past $3M. Wow.

(In October 2015, 1805 Faymont [5br/4ba, 3500 sqft.] became the highest-ever Liberty Village sale east of Redondo Ave., at $2.060M.)

1304 Lynngrove Drive Manhattan Beach CA1304 Lynngrove was only in framing stages at the time of its first listing at $3.2M, so

The received wisdom is: It's good to be the third agent.

The idea is that if there's a problem listing, a seller's resistance will be weakened and they might finally be ready for some cold advice by the time the third agent comes in to list the property.

501 Manhattan Avenue Manhattan Beach CAAt 501 Manhattan Ave., the least that can be said is that the third agent has benefited by having the seller make the biggest price cut on the property in 2015.

The property was first listed in November 2014 for a total of 11 days, asking $7.000M.

That wasn't going to happen. The smallish, original duplex is fine but the land value wasn't $7M, and the rental calculations certainly didn't pencil out at that number.

A new agent launched a new listing in 2015, $1M lighter at $5.999M and at a more optimal

For a good chunk of 2013, the Manhattan Village townhome at 10 Sausalito Circle had a hard time selling.

And now? It's gone.

For most of its run on the market, 4+ months, this 3br/3ba, 1900 sq. ft. Plan 6 condo looked pretty much the part of an original 1980s creation. There had been some improvements (no more fluorescent kitchen lights, new granite counters, newer flooring), but the unit seemed to want more. And it seemed a bit dark.

Was there interest earlier this year? Yes. But they couldn't settle on a price that worked for buyer and seller.

The listing launched at $1.200M, then dropped gradually to $1.099M, where it was when it cancelled 3 weeks ago.

After that, the kitchen cabinets got a coat of white point – no more dark oak, now a more modern look.…

It's no mystery why people would try to sell a home themselves in this market.

Looks easy, buyers are crawling over one another to grab every house available, so why pay agents?

They ran a brief experiment over at 1757 Voorhees (4br/3ba, 2450 sq. ft.) recently, and then gave up. It's now listed with a local agent.

To be clear, the sellers here tried first to list the property solo with a pledge to "cooperate," which is to say, to pay buyers' agents the full, standard 2.5% commission. Still, they wanted to save on the listing side, to maximize their net.

1757 Voorhees emerged on July 22 at $1.495M. They used a service to post it on the MLS, so they weren't lacking for exposure, ostensibly.

But now, just 2 weeks later, they're back on the market, re-listed…