Tree Section Resales This Year

By Dave Fratello | August 22nd, 2019

Among the most popular home types in Manhattan Beach are simple, single-family homes in the Tree Section with 4 or more bedrooms and 3000+ sqft.

That's the profile of a home for a family with 2-3 kids that wants to live in the suburbs, wants to be west of Sepulveda, and isn't looking at the Hill Section.

We're going to focus on resales of homes fitting that profile so far this year. (Meaning we will exclude new construction and homes of other sizes, less than 4br or less than 3000 sqft.)

Here's a look at 16 Tree Section resales so far this year by price tiers, $200K at a time:

Under $2.4M

1413 Oak Manhattan Beach CA1413 Oak (4br/3ba, 3480 sqft.) sold for $2.385M in August.

It's a late-1980s original with some updates, more still to do.

1 Arbolado Ct. (4br/3ba, 3050 sqft.) sold for $2.350M in February.

It's part of the Arbolado Ct. planned unit development, a community of homes built across the street from Pacific elementary. The home was in largely original condition.


Whoops, none so far.


2104 N Poinsettia Avenue Manhattan Beach CA2104 Poinsettia (4br/3ba, 3000 sqft.) sold for $2.755M in April.

This was Dave's and Edge's listing. It has the oldest original build date (1985) of the homes on this list, but had been substantially remodeled. This home also has the highest sold PPSF for the under-$3M homes on this list, at $915/PSF.

2509 Palm (5br/5ba, 3150 sqft.) sold for $2.760M in April.

It is a 2007-built Mediterranean with limited updates.

700 36th (4br/3ba, 2965 sqft.) sold for $2.638M in April.

It's a custom 2000 Mediterranean on a corner lot, original condition.

2614 Pacific (4br/4ba, 3000 sqft.) sold for $2.651M in August.

This Cape Cod was built in 2005 and updated since.

1408 Poinsettia (4br/3ba, 3100 sqft.) sold for $2.616M in June.

The home is a 1999 Mediterranean with some style updates.

759 29th (5br/3ba, 3200 sqft.) sold for $2.730M in July.

It's a 1990 home in a superb location with some updates.

2301 Walnut (4br/3ba, 3600 sqft.) sold for $2.762M in June.

It was a large 1990 build with significant updates.


2609 Walnut Avenue Manhattan Beach CA2609 Walnut (5br/3ba, 3775 sqft.) sold for $2.940M in June.

It's an oversized (pre-ZORP) home with updates.

733 35th (5br/6ba, 3900 sqft.) sold for $2.850M in June.

The home is a 2000-built Mediterranean on a street-to-alley lot.


2805 Poinsettia Avenue Manhattan Beach CA2805 Poinsettia (5br/4ba, 3400 sqft.) sold for $3.050M in April.

It's a 2002 Mediterranean with terrific designer upgrades and a location on a pleasant block. Down from $3.399M start.

3201 Pine (5br/4ba, 3250 sqft.) sold for $3.025M in April.

The home is a 2003 Cape Cod that did not sell in a previous attempt, but got a major facelift and modernization before marketing this time.

1905 Elm (5br/5ba, 3300 sqft.) sold for $3.460M in July.

It's a newer (2014) "Plantation" style home.

2916 Palm (5br/4ba, 3350 sqft.) sold for $3.100M in August.

Set on a pleasant block, the 2004 Cape Cod had a few stylistic upgrades but an overall great design to begin.

569 35th (5br/6ba, 3700 sqft.) sold for $3.560M in March.

It's a 2004 Cape Cod with big style upgrades that made it the must-have of early 2019. None of the homes on this list have scratched at that value ever since.


Looking in the Trees? Selling?

Let us know if you are a buyer looking in the area. We may have listings coming up, or know about others, that could be a good fit for you.

If you're thinking about selling, the data from the post above should give you a good head start on a valuation. Please feel free to call or email Dave Fratello any time for a personalized valuation and marketing plan.

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