Weekend Opens (9/7-9/8/19)

By Dave Fratello | September 7th, 2019

Now we are where we should be.

The crowds have gone home, and Manhattan Beach is mostly local again.

Labor Day's behind us, and here comes a few-to-several weeks of real estate market activity that should be compelling.

There are plenty of new listings to see this week, though inventory is pretty steady at 125 as of Saturday morning.

Our video this week features 2400 John, 501 18th (not listed as open), 2805 Palm, Dave's listing at 1820 Oak and more:

Email subscribers may need to use this link to see the video.

To plan your open-house tours for this week, use MB Confidential's online list of Manhattan Beach open houses (it's mobile-friendly!). Our open house link always appears in our weekly wrapups and on the main front page, under "Open Houses."

Below, click any address link to view all photos and property details. And don't forget, when previewing homes here on MB Confidential, you can click "Open All Images" right above the main listing photo to get immediate display of all the listing photos at once. 

Listings appearing here come from the whole MB market and may or may not be represented by MB Confidential author Dave Fratello and Edge.

Tree Section

1820 Oak1820 Oak Avenue Manhattan Beach CA (4br/4ba, 3720 sqft.) is our new listing, priced attractively to account for a couple of factors.

We'll make the case here for the deal that 1820 Oak represents with some statistics.

At $1.999M, this large home is priced at $538/PSF, a level not seen in the Tree Section since... ready?

March 2013.

When we look only at comparable homes, meaning 4br+ and 3000+ sqft., there hasn't been a sale with a lower PPSF since 3320 Bell (4br/4ba, 3055 sqft.) sold in March 2013 for $1.650M and $540/PSF.

1820 Oak Avenue Manhattan Beach CAAlso, using the same criteria (4br+/3000+ sqft.), there hasn't been a Tree Section sale below $2M in nearly 4 years. That was when 808 Rosecrans (4br/4ba, 3165 sqft.) sold for $1.862M, in November 2015.

Today on the market in the Trees, the lowest-priced comp you can find is updated 940 Rosecrans (5br/4ba, 3200 sqft.) at $2.395M.

And look just a few blocks down Oak and you'll see that 1413 Oak (4br/3ba, 3480 sqft.) just closed for $2.385M 3 weeks ago. That 1989 original had some degree of updating but not a complete overhaul, as the listing language suggested.

So, Dave, why is 1820 Oak priced as it is?

1820 Oak Avenue Manhattan Beach CAFirst, as anyone can see, it's on the commercial side of Oak, although we would quickly add that the commercial building off the backyard is a hotel (with no windows facing the home) that serves as a very effective shield against any noise, etc., from Sepulveda. There is also a parking area for a religious facility on one side.

Second, the home is largely original to 1990, so while it is clean and functional, most buyers will be looking to make cosmetic updates. For that reason, buyers will tend to "price in" the approximate cost of remodeling.

Come see. We think you'll agree that the home offers a great floorplan, straightforward remodeling options and a compelling deal overall. It's a great way to get the space west of Sepulveda.

Here's our official description:

"Oversized, open and bright family home in a surprisingly quiet location. Yes, you can get a large home for $2M west of Sepulveda. Here’s an opportunity to put your stamp on this 1990 original with some cosmetic remodeling. This home features a large and open kitchen with island, ample space for dining and a family room opening to the private backyard. An equally large formal living room is also tucked in back near the yard. Formal dining space with high ceilings. Upstairs, the enormous master suite features cathedral ceilings, two closets and a bonus room that can be a library, office or nursery. Three more sizable bedrooms are upstairs, along with two full baths. Front and back yards are very low maintenance, with artificial turf in back now. Spacious 3-car garage... As to location, a large commercial building behind the property provides a very effective shield against noise etc. from Sepulveda. You hear birds, not cars. Opportunity knocks!"

1820 Oak begins at $1.999M and is open Sat. & Sun. 1-4pm.

2400 John2400 John Street Manhattan Beach CA (5br/6ba, 3525 sqft.) is new construction on a prime street with a remarkably open floorplan.

This is what people say they want, a bold entry from which you can see all the way to the backyard, with enough space along the way for a formal living area, formal dining and the kitchen/great room opening to the yard. High ceilings (we're told 11 feet) make it work. There's also a first-floor bedroom suite.

2400 John Street Manhattan Beach CAEvery bedroom upstairs has its own bath, and there's an open study/kids' living room at the top of the stairs. That's always a nice feature.

More from the official description:

2400 John Street Manhattan Beach CA"Features include an open floor plan, 3 fireplaces, 3 balconies, central vacuum, dual-zone heating and A/C, wide-plank wood floors, a covered heated patio and a deep backyard. The kitchen includes top-of-the-line Thermador appliances, generous center island, carrera marble countertops, walk-in pantry and a breakfast nook. There's even a porch swing in the entry. Upstairs are 4 bedrooms and a kids' playroom/2nd family room with vaulted tongue & groove ceiling. The garage sports an epoxy floor and is plumbed for your EV charger. A superior family home located in a superior location, easily walkable to Pacific Elementary or American Martyrs."

2400 John begins at $4.295M and is open Sat. 2-4pm.

1821 Elm1821 Elm Avenue Manhattan Beach CA (3br/2ba, 1720 sqft.) is a land-value sale with a remodel-able original cottage. Per the official description:

"If you are looking for a property to remodel or tear down and build new, then look no further. This single level home is located in the prestigious Manhattan Beach Tree Section. Great schools, wonderful beaches and so much more are all close by. The home floor plan features a large living room with a fireplace that opens to the dining area. It may be possible to open up the kitchen to the living room area to create the open concept living space many people are looking for."

1821 Elm begins at $1.649M and is open Sat. & Sun. 12-2pm.

2805 Palm2805 Palm Avenue Manhattan Beach CA (5br/4ba, 3275 sqft.) is a 2006 Cape Cod that's perfectly charming, but has not gained traction in a couple of recent listings, probably due to a price as high as $3.400M.

Nearby neighbor 2916 Palm (5br/4ba, 3350 sqft.) recently closed for $3.100M after some light remodeling. So 2805 Palm underwent a similar facelift and is back at $3.099M. More from the official description:

2805 Palm Avenue Manhattan Beach CA"[R]efinished light hardwood floors, NEWLY painted, NEW lighting fixtures inside and outside, NEWLY staged... a stunning classic Coastal home with a modern edge. Not only is the house beautiful, but it's located in a phenomenal Tree Section location on a highly desirable block. Easy walking distance to the beach and all the shops and restaurants in downtown Manhattan Beach. Open floor plan with natural light in all the living spaces. Great Room style living with remodeled kitchen and breakfast nook that opens to a beautifully landscaped yard with putting green. The gourmet kitchen is upgraded with SubZero and top of the line stainless steel appliances, Shaw farmhouse sink and vegetable sink in the center island, Neolith countertops and custom cabinetry. Floor plan includes bedroom on the ground floor with en suite bathroom and all other four bedrooms upstairs with an oversized laundry room."

2805 Palm begins at $3.099M and is open Sat. 12-4pm & Sun. 2-4pm.

2501 Pine2501 Pine Avenue Manhattan Beach CA (5br/4ba, 3200 sqft.) is, per the official description:

2501 Pine Avenue Manhattan Beach CA"[B]eautiful French Normandy style home... Upon entry, you will note the vaulted ceilings in the living room, a warm fireplace and hardwood flooring on the stair case. The great room, also with fireplace, connects to a family room with wood flooring and a spacious one of a kind, gourmet kitchen with custom cabinetry, top end appliances, a spacious island and granite counter tops plus a breakfast nook eating area. This open floor plan leads out to a landscaped back yard with a grass lawn. The large master suite includes a fireplace, a walk in closet and a large bathroom with spa tub and a separate shower enclosure. There are 4 bedrooms on the 2nd level with porches attached to the master bedroom and front bedroom as well. You will also find a bonus area that can have a multitude of uses. The 5th bedroom is on the main floor and can also double as an office with an attached ¾ bathroom with shower."

2501 Pine begins at $2.699M and is open Sat. & Sun. 1-4pm.

Sand Section

433 Marine B433 Marine Avenue B Manhattan Beach CA (3br/4ba, 1815 sqft.) is a 1990 TH with some updates. Per the official description:

"Centrally located in the Sand Section of Manhattan Beach, this recently remodeled townhome presents the opportunity to walk to the beach, downtown, Grand View Elementary and the North End of town. This home provides all the privacy required within the heart of all the action. The contemporary yet beachy vibe of this three bedroom – two bathroom home includes European white oak floors, recently remodeled master bathrooms and kitchen, along with newer windows, plantation shutters and many other upgrades. The top floor provides for an open concept living room, dining room and kitchen with flows to your generously sized deck. The large master suite includes its own private deck and beautifully remodeled master bathroom with designer tile, tub and shower. The two-car garage includes built-ins along with extra storage. This well-maintained home is located on Marine Place (back unit of Marine Avenue)."

433 Marine B begins at $2.099M and is open Sat. & Sun. 2-4pm.

228 19th228 19th Street Manhattan Beach CA (3br/2ba, 1530 sqft.) is a walkstreet cottage where the land value is most of the price. Per the official description:

"This fixer in the heart of Manhattan Beach awaits your DIY style. Build your dream home on this prime walkstreet, or just renovate the current duplex with 2 bed+bonus, 1 bath main house, and studio apartment over 2 car garage. Just a few steps to the beach, and only a few short blocks to Downtown Manhattan Beach."


228 19th begins at $3.895M and is open Sun. 2-4pm.

East Manhattan Beach

1560 Curtis1560 Curtis Avenue Manhattan Beach CA (6br/5ba, 4520 sqft.) is a late-90s home fairly close to Pennekamp and the high school, but away from the traffic flow. Per the official description:

1560 Curtis Avenue Manhattan Beach CA"Perched high on a corner lot, this Italian Villa has big city lights and mountain views and a sparkling salt water pool and spa, with spouting fountains and a flickering fire feature. Custom Built in 1998 with quality seldom seen even in new homes. Precast surrounds, and balustrades, smooth stucco, Anderson windows and doors, inset bead cabinetry, 8 foot int. doors, and custom stone counters, make this home timeless. Through double entry doors the sweeping staircase and soaring ceilings of the living room, with massive precast fireplace, lend dramatic appeal to a floor plan drenched with natural light from skylights above. The formal dining room has built-in lit hutches, and a butler's pantry connects to the kitchen, which has a double island, Subzero refrigerator and 48” Viking range. The breakfast nook overlooks the yard and family room, where a corner brick fireplace and built-in cabinets highlight the most significant space in the home."

1560 Curtis Avenue Manhattan Beach CA"Sliding glass doors reveal a patio and outdoor kitchen area, with a grassy yard beyond. Lush plantings create a private oasis around the pool. There are 6 spacious BRs, 4 upstairs. The master suite has a massive walk-in closet, spacious bath with marble floors and counters and spa tub. The sitting area has broad views of Mount Baldy. The balcony overlooks the pool and yard. The basement includes an en-suite bedroom, laundry room and large play area, perfect for games or home theaters. 4-car garage and storage loft with pull down ladder."

1560 Curtis begins at $3.195M and is open Sat. & Sun. 1-4pm.

1461 12th B1461 12th Street B Manhattan Beach CA (3br/3ba, 1745 sqft.) is a stunningly well-done interior remodel of a townhome near Meadows and Polliwog Park. From the official description:

1461 12th Street B Manhattan Beach CA"Beautiful Costal [sic] townhouse located perfectly in the heart of Manhattan Beach's highly sought after neighborhood just walking distance to award winning Manhattan Beach Meadows school and Manhatttan [sic] Beach Middle School. This home is located across from Manhattan Beach's best park, Polliwog Park. Enjoy walking to summer concerts in the park, playing tennis, feeding the ducks in the pond, or watching your children play on one of the many playgrounds it has to offer. Walk into the beautifully shiplapped walls and notice the Coastal Magazine worthy full remodel..."

1461 12th Street B Manhattan Beach CA"Enjoy the light, bright, and open floorpan with cross breeze coming from the French balcony through to the huge private deck on the other side. The open living area offers hardwood floors, lots of light and opens directly into the beautifully upgraded farmhouse kitchen. All 3 bedrooms and laundry are conveniently located the same level. The large master suite features a dual sink vanity, separate shower and deep soaking tub. Don't miss out on one of the best townhouses on the market! Just a few minutes to Downtown manhattan beach's Michelin star restaurants, coffee shops, boutiques, spa's [sic], aquarium, and one of the most popular beaches in Southern California!"

1461 12th B begins at $1.350M and is open Sat. & Sun. 1-4pm.

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