The Hill Section Would Like a Word

Besides the rare air of the Manhattan Beach waterfront, The Strand, there is probably no more elite neighborhood of the city than the Hill Section.

In its primest of prime spots, the Hill Section boasts large lots and ocean views. A home assembled across three lots (814 Pacific) sold on the public market for $20M just over 5 years ago. Several custom builds in the area are worth nearly that, or more.

And just like we're encouraged generally this year to see inventory coming and sales happening at a reasonably brisk pace, we're also glad to see the Hill Section as active as it is. Sure, it's a sign of the enduring appeal of the area. Just as importantly, it's a sign that the most capable among buyers see this as a good time to buy, at least when the right product comes around.

Since this is one of the smallest districts of the city, we'll usually see only 30-40 sales in the Hill Section each year. But this year's off to a decent start, with 7 closed sales, 4 of them at $5M or higher, and 4 more pending sales (with 2 above $5M).

There are 11 active listings in the Hill Section, and only one listing has quit this year (845 11th, a double-lot contemporary, after 400+ DOM).

That's probably a pace for 30-odd sales across the Hill Section, which would be extraordinary in the overall low-inventory environment we have.

Here's a quick look at a few listings that have drawn our attention.

Closed Sales to Date

As noted, there have been 7 closed sales.

319 S. Dianthus was the siren call at the start of the year, a large (5br/7ba, 5685 sqft.) new construction home that netted $9.800M in January.

Meantime, two very dated homes scored early in the year, with 513 Anderson (pictured) fetching $3.750M and 235 N. Dianthus getting $5.000M after almost 2 years on the market in separate listings. (Dianthus was recently listed for rent at $14K/mo.)

A large, and largely original, 1990 build with some views at 876 5th (5br/5ba, 4844 sqft.) sold $250K over asking at $5.250M.

And an architectural achievement at 904 Highview sold pretty quickly near asking at $7.250M.

A couple of smaller/older homes with high land value also closed, including 210 Larsson, on a 1.5x lot with views across the LA basin, getting $1.900M.

Pending Sales

There are two lot sales in escrow, one on the "city side" not far from Sepulveda at 932 10th (asking $2.700M and absorbed immediately) and one high up the hill with tremendous view potential at 931 1st (asking $6.200M).

The Big Daddy among pending sales is 501 John (5br/8ba, 5725 sqft.) (pictured below), which is not just a super-nice remodel with great ocean views from the primary suite, but it also benefits from location, location, location, at what's shaping up to be the Hill Section's best-of-the-best intersections, with extraordinary homes at all 4 corners.

932 10th is listed by William Barker, William Barker Real Estate; 931 1st is listed by David Caskey, eXp Realty of California Inc., and 501 John is listed by Kris Lastition, Strand Hill Properties.

Notable Actives

Among the 11 active listings in the Hill Section, a few stand out for different reasons.

500 N. Poinsettia (5br/8ba, 8389 sqft.) has been around almost 9 months, and just made its first price cut – a doozy – taking $3M off the ask to make it $19.000M.

It's got more or less direct competition in 908 Pacific (6br/10ba, 8528 sqft.), asking "only" $13.999M.

Also thinking big: Newly to market, 700 John is a 1980s house on a nearly 10K sqft. lot at the top of the hill, being marketed with plans for an all-new 7000+ sqft. house.

The ask: $10.475M. (The current owner paid $8.700M in June 2021.)

(500 N. Poinsettia is listed by Kristi Frey of Strand Hill Properties, 908 Pacific is listed by Claire Gillespie of Vista Sotheby’s International Realty, and 700 John is listed by Chris Broadhurst of Chris Broadhurst.)

Also in the stratosphere on price is 114 N. Poinsettia, asking $9.600M (last year, it canceled after cutting to $8.500M). (Now listed by Michelle Zabukovec of Redfin Corporation.)

Three current listings have a 3 in front of their price:

219 N. Dianthus ($3.999M) (pictured) - Listed by Lauren Forbes of Compass.

513 N. Dianthus ($3.199M) - Listed by John Corrales of Compass.

857 11th ($3.179M) - Listed by Anthony Kostelak of Merit Real Estate, Inc.

There are a few more listings close to $5M up to $6.5M, with the most recent being a refreshed 1980s pool house at 1028 10th (5br/3ba, 3400 sqft.) which has just hit at $4.850M. (Listed by John Corrales of Compass.)

And we hear there's more brewing in the Hill Section, including properties that have some of those signature features you expect in a Hill Section house – a large house, a pool, some views, etc. – if you know whom to ask.