tree section

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The second half of April saw a drop in inventory below 100 for a short time, though the month ended at 103 listings.

At the same time last year, there were 56 active listings. (See our 5/1/15 update here.)

3009 North Poinsettia Avenue Manhattan Beach CAThere was a lot to say about the Tree Section during this period. For instance, note the big sale of a custom Cape Cod at 3009 N. Poinsettia (4br/4ba, 3600 sqft.) at $3.700M – well over $1,000/PSF.

That number bested the $3.500M secured by the smaller new construction just a couple of blocks away at 3101 Maple (5br/5ba, 3200 sqft.) early this year.

3521 Walnut Avenue Manhattan Beach CADuring this same period, two more large and new/newer Tree Section homes east of Pacific and north of Valley also closed, but for much less: 3113 Walnut (5br/5ba, 3320 sqft.) at $3.180M and 3521 Walnut

In less than 2 weeks, inventory in the Tree Section has dropped quickly – mostly due to new sales.

As of April 15 this year, there were 32 listings in the almost-glutted Tree Section. There had been 14 active listings in the Tree Section exactly one year prior, so this was a huge difference... much more choice for buyers.

As of Thursday morning, inventory was back down to 22 active listings. Where did those other listings go? Here's our rundown (you can click any address to see more photos & details on any listing).

1313 Pine Avenue Manhattan Beach CA1313 Pine (5br/4ba, 3250 sqft.) is essentially new construction, purchased one year ago pre-completion and before it came to market for $3.290M.

It's an artistically done Cape Cod on a corner lot, which allows entry from the side. The…

Let's be clear right away: Building 3305 Pine was a crazy idea.

3305 Pine Avenue Manhattan Beach CAWell, back that up. 3305 Pine used to be just one house, and building that one wasn't crazy. Acquiring the home next door and making the two homes together into a compound – that was a little crazy.

Oh, but it's the kind of crazy that people can really, really like.

And now, twice, 3305 Pine has become the tippity-top sale in the Manhattan Beach Tree Section outside the Martyrs area. It has just closed this week for $6.750M.

Look closely: That's $3.375M per house for two homes that are awfully far north and east within the Trees to command those kinds of prime prices.

That's because the compound had become more than the sum of its parts. More on the home in a moment.

The last time this…

Not to be dramatic, but there was a time when $2M could take you pretty far when shopping for homes in Manhattan Beach.

Now, a budget like that is going to involve some compromises. Take a smaller home. Plan a new build or major remodel. Or some combination thereof.

Here's a not-necessarily-complete list of recent sales somewhere near $2M, which illustrate the options at that price point.

As with every property referenced on the blog here, you can click any address for full listing details & photos.

2701 Pine Avenue Manhattan Beach CA2701 Pine (4br/3ba, 2300 sqft.) is a dapper Cape Cod on a corner in a mostly quiet part of the Tree Section. It has just closed for $2.200M.

Both the home and the lot are significantly smaller than is typical for the Tree Section. A 4br house would often…