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Tree Section Overbids Now Closing

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by Dave Fratello

1717 Pacific Ave, Manhattan Beach,

We've been talking here for weeks about the out-of-nowhere bounceback in the local market, which has been most frenzied with some Tree Section listings that drew multiple offers.

Now some of those multiply-offered homes are closing, and the effect of all the buyer competition is becoming clear.

1717 Pacific (4br/3ba, 2200 sqft.) (pictured above) is now, and might remain, the most dramatic example. 

Asking $3.399M, the listing has now closed for $3.826M (+$427K / +13%). 

It was one of 4 recent Tree Section listings to draw at least 6 offers, in this case around a dozen. 

2212 N Ardmore Avenue, Manhattan Beach, Another case of multiple offers and a closing over asking: 2212 N. Ardmore (4br/3ba, 2428 sqft.), a warm, Craftsman-inspired home with decent outdoor space.

The midsized home was listed for $3.400M, but got $102K more at $3.502M. 

Interesting how both Pacific and Ardmore, known to be busier streets, did not turn out to be negatives for either of these recent sales.

1728 Oak, Manhattan Beach, In another, more obviously so-so location, 1728 Oak (4br/3ba, 1996 sqft.) drew not one, not 6, but 18 offers, on an asking price of $2.199M. 

The early 80s build is perfectly clean and refreshed, staged nicely, but not at all fooling anyone: Most buyers are going to come in with a dream of substantial upgrades. 

We'd say of the location: Yeah, but... almost as we would about both the Pacific and Ardmore listings above. Yes, this is on Oak, the commercial side, no less, but this is the prettiest little stretch of Oak, with many newer and improved houses, and it's a walkable location. 

This one hasn't closed yet, but we're expecting the closing to be even higher over asking, percentage-wise, than 1717 Pacific's 13%. 

(1728 Oak is listed by Amy Pearce, Vista Sotheby’s International Realty.)

2921 N Poinsettia, Manhattan Beach, Also still in escrow is, arguably, "the one that started it all" this year, 2921 Poinsettia (3br/3ba, 1836 sqft.). 

The partly remodeled, midsized home features a huge yard, and by far the best-feeling location among all these Tree Section overbids. (We've always loved the block.)

Asking $2.800M out of an abundance of caution – not wanting to get too far out ahead of the market – the listing drew multiples and will close healthily over asking. 

(2921 Poinsettia is listed by Kristi Seth, Compass.)

Not absolutely everything in the Tree Section is selling. A couple nice listings released within the past month are still available. But give it a little time. 

You can only sell a house to one buyer. You don't need the multiples. 

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.