Tree Section Stays Active in Summer

By Dave Fratello | July 26th, 2022

While Summer often sees a slowdown in real estate market activity, the Manhattan Beach Tree Section is staying plenty busy.

Here are recent new escrows and closed sales to help you track the market.

Latest New Escrows

2209 N Valley Drive Manhattan Beach CA2209 N. Valley Drive (4br/3ba, 3524 sqft.) needed only 3 days on market to ink a deal.

On paper, it's a 1980s house on a busy street.

But thanks to both prior renovations and extremely recent remodeling, it was much easier for buyers to see how it checks the boxes. It's a move-in-ready family-size home priced lower than most others in the area.

2209 N. Valley was asking $3.195M

632 26th Street (4br/4ba, 3502 sqft.) is a late 1980s build in a superb location.

Besides the kitchen, which is fully modern, most of the house is more original than not.

Location wins. In escrow within 2 weeks. Asking was $3.999M.

3213 Pine Ave Manhattan Beach CA3213 Pine Ave (5br/5ba, 3281 sqft.) is just a 2-year-old custom-built home.

Notably, it came out at the same price as the 1980s house referenced above, but in just a "good" location.

It was asking $4.000M and made a deal in 10 days.

2311 Palm Avenue (4br/4ba, 3588 sqft.) is a quite unique contemporary on one of the very best blocks of the Tree Section.

Was it a plain-vanilla, down-the-middle house just like all the others? No.

It needed 9 days to find a buyer. It was asking $3.995M

2807 Elm Avenue Manhattan Beach CA2807 Elm Avenue (5br/5ba, 3471 sqft.) is a 2006 Mediterranean on a larger-than-typical lot (~5600 sqft.)

With paint and countertops downstairs, the living spaces were refreshed and modernized, though much of the home is still heavy with Mediterranean accents.

This one needed to make two deals, one after 8 days, and a second almost 3 weeks after they fell out of escrow.

This one was asking $4.095M.

We'll take a break from these $4M homes for a sec.

600 26th Street Manhattan Beach CA600 26th Street (3br/2ba, 1400 sqft.) is a smallish, radically restyled cottage.

The work was just completed and has an L.A. architectural modern vibe.

Note that above we called a different home with a 26th St. address a "superb" location. This one's nearby, but also along Blanche.

This one was asking $2.750M and was under contract within a week.

716 Rosecrans Avenue (3br/2ba, 1500 sqft.) is another smaller, nicely remodeled home on an even busier road.

It was asking $2.395M and needed only 10 days on market.

3312 Palm Manhattan Beach CA3312 Palm (5br/6ba, 3599 sqft.) is the only home on this list of recent Tree Section deals that took a while.

But there's a good reason. You can't move in.

This is a "pre-completion" listing of new construction. It won't be ready till midyear next year. The big idea for the buyer is to lock in your future property at today's prices. You might even find loan packages that give you some rate certainty.

After 101 days on market, asking $4.699M, they found the right buyer.

So let's recap some basic stats.

We see 6 Tree Section homes that needed less than 2 weeks to find a buyer.

One more accomplished that feet, signing a contract within 8 days, but fell out and needed extra time.

Only one ran a "long" time, mostly because it's still being built.

That's a fast-paced market.

Right now.

July 2022 Sales

We'll look at this month's sales so far, in price order, highest to lowest.

615 23rd Street Manhattan Beach CA615 23rd Street (5br/6ba, 4388 sqft.) is large, new construction in a prime location near the base of the hill that leads up to Grand View and over to the beach.

It sold for $6.225M, $226K over asking.

577 36th Street (5br/5ba, 4000 sqft.) is also new construction, sold for asking: $4.249M.

1601 Pine Avenue (5br/5ba, 2962 sqft.) is a completely retooled/reimagined 2011 original, sold for $4.200M, barely below asking. We noted the other day that this was an extraordinarily high PPSF of $1,418/PSF, nearly unheard-of in the Trees.

595 35th Street Manhattan Beach CA595 35th Street (6br/5ba, 3704 sqft.) is a pretty charming '04 build, sold for $4.085M, just $15K off the ask.

1420 Elm Avenue (5br/4ba, 3432 sqft.) is an '04 Mediterranean that aspired to $4.000M, but sold for $3.650M.

750 14th Street (4br/3ba, 3049 sqft.) is a recently remodeled home in the Arbolado Ct. "planned unit development" near Martyrs.

After a brief 15 DOM, it sold for $5K more than asking, $3.255M.

2800 Laurel Avenue Manhattan Beach CA2800 Laurel Avenue (4br/4ba, 3880 sqft.) is a mostly original 1990 build that sold relatively quickly (14 DOM) for $349K less than asking, at $3.250M.

2603 Flournoy Road (3br/2ba, 1609 sqft.) is a nicely located cottage that aspired to $3.000M, but sold for $2.750M.

Dare we do some stats?

Here we have 2 sales over asking, one by $5K and one by $226K.

One home sold for asking.

Then 5 others sold under asking, two by ~$350K, one by $250K, one by $50K and one under by $15K.

Current Active Listings

Meantime, there remain some options on the market for those looking now. As we post, there are 9 active listings. Viewing this post live on the MB Confidential website, you'll see a constantly updated list of active inventory in the Tree Section. So if more are added, this list will be larger, and if homes go into escrow, this list may be shorter.

As always, click any property image or address to see the full property details, listing broker information and all photos on the site.


Stunning And Beautifully Remodeled Designer Hom...


3004 Oak Avenue

Manhattan Beach, CA

  • 3 BR
  • 2 BA
  • 1,794 SqFt.
  • 4,480 Lot



DOM: 30

3br / 2ba
Sq. ft.:
143 - Manhattan Bch Tree
Manhattan Beach

Imagine Living On One Of The Best Streets In Ma...


2100 John St

Manhattan Beach, CA

  • 5 BR
  • 6 BA
  • 5,400 SqFt.
  • 5,693 Lot



DOM: 42

5br / 6ba
Sq. ft.:
143 - Manhattan Bch Tree
Manhattan Beach

Welcome To This Quintessential Manhattan Beach ...


901 28th Street

Manhattan Beach, CA

  • 6 BR
  • 8 BA
  • 5,648 SqFt.
  • 6,006 Lot



DOM: 133

6br / 8ba
Sq. ft.:
143 - Manhattan Bch Tree
Manhattan Beach
Address 640 33rd Street BD/BA 4br/3ba SQFT 1710 sqft LOT 5024 PRICE $2,675,000 $PSF $1,564 DOM 10 DOM START $ $2,675,000 START 08/08/22
Address 3112 Maple Avenue BD/BA 5br/4ba SQFT 3350 sqft LOT 4652 PRICE $3,995,000 $PSF $1,193 DOM 14 DOM START $ $3,995,000 START 08/04/22
Address 733 12th Street BD/BA 5br/6ba SQFT 4383 sqft LOT 3005 PRICE $4,995,000 $PSF $1,140 DOM 15 DOM START $ $4,995,000 START 08/03/22
Address 2615 N Valley Drive BD/BA 5br/4ba SQFT 2850 sqft LOT 4665 PRICE $3,099,000 $PSF $1,087 DOM 16 DOM START $ $3,099,000 START 08/02/22
Address 724 13th Street BD/BA 6br/7ba SQFT 4844 sqft LOT 2999 PRICE $5,695,000 $PSF $1,176 DOM 20 DOM START $ $5,695,000 START 07/29/22
Address 3408 Maple Avenue BD/BA 5br/6ba SQFT 3620 sqft LOT 4640 PRICE $4,600,000 $PSF $1,271 DOM 21 DOM START $ $4,600,000 START 07/28/22
Address 3616 Elm Avenue BD/BA 3br/2ba SQFT 1714 sqft LOT 4854 PRICE $2,125,000 $PSF $1,240 DOM 22 DOM START $ $2,300,000 START 07/27/22
Address 3004 Oak Avenue BD/BA 3br/2ba SQFT 1794 sqft LOT 4480 PRICE $2,650,000 $PSF $1,477 DOM 30 DOM START $ $2,650,000 START 07/19/22
Address 2100 John St BD/BA 5br/6ba SQFT 5400 sqft LOT 5693 PRICE $6,795,000 $PSF $1,258 DOM 42 DOM START $ $6,999,500 START 04/15/22
Address 656 Rosecrans Avenue BD/BA 3br/2ba SQFT 1432 sqft LOT 3659 PRICE $1,749,000 $PSF $1,221 DOM 49 DOM START $ $1,849,000 START 06/30/22
Address 974 Rosecrans Avenue BD/BA 2br/2ba SQFT 1335 sqft LOT 5097 PRICE $2,550,000 $PSF $1,910 DOM 63 DOM START $ $2,550,000 START 06/16/22
Address 621 36th Street BD/BA 5br/5ba SQFT 4066 sqft LOT 5404 PRICE $5,195,000 $PSF $1,278 DOM 100 DOM START $ $5,195,000 START 05/10/22
Address 3312 Palm BD/BA 5br/6ba SQFT 3599 sqft LOT 4633 PRICE $4,699,000 $PSF $1,306 DOM 111 DOM START $ $4,699,000 START 04/08/22
Address 901 28th Street BD/BA 6br/8ba SQFT 5648 sqft LOT 6006 PRICE $6,249,000 $PSF $1,106 DOM 133 DOM START $ $6,249,000 START 04/07/22

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