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It's time for one of our twice-monthly updates on Manhattan Beach real estate market activity, with updated spreadsheets on inventory and sales.

First we'll just note that, out of nowhere, it seems, El Porto prices seem to be equalizing with the rest of Manhattan Beach. The most recent example is this week's sale of new construction at 229 Rosecrans Place (3br/4ba, 2330 sqft.) at $2.565M.

We've taken note of this trend in stages. Whereas typically there was some kind of discount for properties north of Rosecrans, now, that's not as clear. (See our posts from 2014, "Big New Numbers in El Porto" and "El Porto: En Fuego.")

Dave had a listing late last year of a single-family home at 209 41st (3br/4ba, 1885 sq. ft.), in the very center of El Porto.

We

From the day the little cottage at 328 6th came to market, it was endangered.

With just 2br and 1300 sqft. of living space, it's undersized – by a lot – for a Manhattan Beach walkstreet home.

Its 2700 sqft. plot could host a 4100 sqft. new house.

And demand for South End flat walkstreet lots has probably never been higher, or less price-sensitive.

The last 3 flat walkstreet lots to trade were:

316 4th St. at $3.770M in March 2015. (Pictured.)

401 5th St. at $2.710M in September 2014.

440 8th St. at $2.700M in August 2014.

By the time 328 6th came to market in February, asking $3.199M, it was well known that a comp for the listing, the now-closed sale at 316 4th, was in escrow north of $3.7M.

So with really all of that $3.2-ish value in the land,…

No fooling, it's time for one of our twice-monthly updates on Manhattan Beach real estate market activity, with updated spreadsheets on inventory and sales.

We like to look at notable sales of the period, and this one had its share. Over the past 2 weeks, some highlights were:

1321 Voorhees (6br/5ba, 3600 sqft.), a new spec build on a smaller-than-normal East MB lot (5245 sqft.), actually hit the MLS in January already in escrow at $2.799M.

That deal broke up, but within a couple days, the spacious new Plantation-style home had a new buyer. Turns out, that buyer paid more: $2.900M on the newly closed sale.

This one really raises the bar for East MB new construction. If a standard-to-large home (3600 sqft.) on a smaller lot can fetch $2.9M, what is a

A new listing at 1308 Ardmore shows the power of real estate appreciation over time.

But maybe first and foremost, the staying power of this home is what impresses.

An original cottage was built at 1308 Ardmore way back in 1905.

The city of Manhattan Beach was not even formally founded for another 7 years.

There weren't so many residents in the area then, but MB was becoming a tourist destination. Most folks came to splash around at the beach by way of the Red Car electric trains, on tracks running along the sand, right about where volleyball courts predominate now.

The little cottage soon had neighbors as Manhattan Beach was built out. Fast forward a great deal, and we see in tax records the last time this property changed hands: 1973, for the…