Manhattan Beach Sand Section Homes For Sale

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30 Properties Found | Showing Page 1 of 3 | Next | Updated: 5:32pm, 12/2/22

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Presenting A Stunningly Unique Modern Home Feat...

NEW

429 21st Street

Manhattan Beach, CA

• 3 BR
• 3 BA
• 1,880 SqFt.
• N/A Lot

$3,799,999

Active

DOM: 1

Price:

$3,799,999

BR/BA:

3br / 3ba

Sq. ft.:

1,880

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

1

A Beautiful Two-story Luxury Home Nestled On On...

NEW

400 10th Street

Manhattan Beach, CA

• 4 BR
• 3 BA
• 2,964 SqFt.
• 2,711 Lot

$4,695,000

Active

DOM: 4

Price:

$4,695,000

BR/BA:

4br / 3ba

Sq. ft.:

2,964

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

4

Spectacular And Incomparable Strand Residence W...

NEW

3608 The Strand 1

Manhattan Beach, CA

• 2 BR
• 3 BA
• 1,777 SqFt.
• 9,334 Lot

$7,300,000

Active

DOM: 7

Price:

$7,300,000

BR/BA:

2br / 3ba

Sq. ft.:

1,777

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

7

Oceanfront Mid-century Contemporary Situated On...

NEW

3608 The Strand 2

Manhattan Beach, CA

• 1 BR
• 1 BA
• 801 SqFt.
• 9,334 Lot

$3,600,000

Active

DOM: 7

Price:

$3,600,000

BR/BA:

1br / 1ba

Sq. ft.:

801

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

7

Incomparable, Irreplacable! Live On The Strand,...

NEW

3608 The Strand 8

Manhattan Beach, CA

• 1 BR
• 1 BA
• 907 SqFt.
• 9,334 Lot

$2,900,000

Active

DOM: 7

Price:

$2,900,000

BR/BA:

1br / 1ba

Sq. ft.:

907

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

7

We've Gone Back Over Twenty Years In The Mls, A...

2701 Manhattan Avenue

Manhattan Beach, CA

• 3 BR
• 3 BA
• 2,356 SqFt.
• 2,556 Lot

$5,250,000

Active

DOM: 10

Price:

$5,250,000

BR/BA:

3br / 3ba

Sq. ft.:

2,356

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

10

Location, Location, Location! Enjoy The Ideal M...

212 41st Street

Manhattan Beach, CA

• 3 BR
• 2 BA
• 1,543 SqFt.
• 1,350 Lot

$2,499,000

Active

DOM: 21

Price:

$2,499,000

BR/BA:

3br / 2ba

Sq. ft.:

1,543

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

21

Presenting An Exquisite Walk Street Home In The...

417 5th Street

Manhattan Beach, CA

• 4 BR
• 5 BA
• 3,624 SqFt.
• 2,695 Lot

$6,695,000

Active

DOM: 29

Price:

$6,695,000

BR/BA:

4br / 5ba

Sq. ft.:

3,624

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

29

Step Into The Future Of Innovative Design And F...

OPEN HOUSE

616 12th Street

Manhattan Beach, CA

• 5 BR
• 5 BA
• 4,300 SqFt.
• 3,008 Lot

$7,349,000

Active

DOM: 37

Price:

$7,349,000

BR/BA:

5br / 5ba

Sq. ft.:

4,300

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

37

Stunning New Construction With Unobstructed Oce...

4113 Crest Drive

Manhattan Beach, CA

• 2 BR
• 3 BA
• 2,295 SqFt.
• 1,350 Lot

$4,900,000

Active

DOM: 39

Price:

$4,900,000

BR/BA:

2br / 3ba

Sq. ft.:

2,295

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

39

A Rare Find, In A Trophy Location. Situated 13 ...

224 21st Street

Manhattan Beach, CA

• 3 BR
• 3 BA
• 1,647 SqFt.
• N/A Lot

$3,099,000

Active

DOM: 41

Price:

$3,099,000

BR/BA:

3br / 3ba

Sq. ft.:

1,647

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

41

A Stunning, Coastal Brownstone With Incredible,...

324 31st Street

Manhattan Beach, CA

• 3 BR
• 3 BA
• 2,317 SqFt.
• 1,810 Lot

$3,999,999

Active

DOM: 43

Price:

$3,999,999

BR/BA:

3br / 3ba

Sq. ft.:

2,317

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

DOM:

43

ADDRESS	BD/BA	SQFT	LOT	PRICE	$PSF	DOM	START $	START
Address 429 21st Street	BD/BA 3br/3ba	SQFT 1880 sqft	LOT 2698	PRICE $3,799,999	$PSF $2,021	DOM 1 DOM	START $ $3,799,999	START 12/01/22
Address 400 10th Street	BD/BA 4br/3ba	SQFT 2964 sqft	LOT 2711	PRICE $4,695,000	$PSF $1,584	DOM 4 DOM	START $ $4,695,000	START 11/28/22
Address 3608 The Strand 1	BD/BA 2br/3ba	SQFT 1777 sqft	LOT 9334	PRICE $7,300,000	$PSF $4,108	DOM 7 DOM	START $ $7,300,000	START 11/25/22
Address 3608 The Strand 2	BD/BA 1br/1ba	SQFT 801 sqft	LOT 9334	PRICE $3,600,000	$PSF $4,494	DOM 7 DOM	START $ $3,600,000	START 11/25/22
Address 3608 The Strand 8	BD/BA 1br/1ba	SQFT 907 sqft	LOT 9334	PRICE $2,900,000	$PSF $3,197	DOM 7 DOM	START $ $2,900,000	START 11/25/22
Address 2701 Manhattan Avenue	BD/BA 3br/3ba	SQFT 2356 sqft	LOT 2556	PRICE $5,250,000	$PSF $2,228	DOM 10 DOM	START $ $5,250,000	START 11/22/22
Address 212 41st Street	BD/BA 3br/2ba	SQFT 1543 sqft	LOT 1350	PRICE $2,499,000	$PSF $1,620	DOM 21 DOM	START $ $2,499,000	START 10/26/22
Address 417 5th Street	BD/BA 4br/5ba	SQFT 3624 sqft	LOT 2695	PRICE $6,695,000	$PSF $1,847	DOM 29 DOM	START $ $6,695,000	START 11/03/22
Address 616 12th Street	BD/BA 5br/5ba	SQFT 4300 sqft	LOT 3008	PRICE $7,349,000	$PSF $1,709	DOM 37 DOM	START $ $7,349,000	START 10/26/22
Address 4113 Crest Drive	BD/BA 2br/3ba	SQFT 2295 sqft	LOT 1350	PRICE $4,900,000	$PSF $2,135	DOM 39 DOM	START $ $4,900,000	START 10/24/22
Address 224 21st Street	BD/BA 3br/3ba	SQFT 1647 sqft	LOT 2706	PRICE $3,099,000	$PSF $1,882	DOM 41 DOM	START $ $3,099,000	START 10/22/22
Address 324 31st Street	BD/BA 3br/3ba	SQFT 2317 sqft	LOT 1810	PRICE $3,999,999	$PSF $1,726	DOM 43 DOM	START $ $3,999,999	START 10/20/22

1 2 3 »

The Sand Section of Manhattan Beach is the coastal area of town. Manhattan Beach Sand Section real estate features a mix of housing options, with plenty of townhomes along with single-family homes and rentals.

The Sand Section runs the entire two-mile length of Manhattan Beach along the coastline and the Pacific Ocean, with the northern border at El Segundo and 45th Street, going all the way south down to 1st Street and the border with Hermosa Beach. The Sand Section’s eastern border is usually about four to five blocks in from the beach.

Single-family homes in the Sand Section tend to sell from $3M to $6m, making townhomes a more affordable alternative at $2M-$4M.

The priciest luxury real estate in all of Manhattan Beach is located on The Strand, with prices from $8M to $16M, occasionally much more.

Looking for a lot to build on? It will probably cost $3M minimum. A Strand lot could cost $10M or more in a prime location.

Sand Section Lot Sizes and Zoning

The typical full-sized lot in the Sand Section is 2700 square feet, often 30' wide by 90' deep. Some parts of town have slightly larger lots, and in others, “half lots” of about 1350 square feet can be found.

The area is zoned for fairly dense development. Zoning in the Sand Section typically allows for three-story homes with very minimal setbacks. People often build out to the maximum and don't leave much space for a yard. Parts of town allow, and encourage, townhome development, meaning two units on one lot.

New construction of a single-family home maxing out on a 2700 square foot lot will get you 4000 to 4200 square feet on three levels. Homes with more than 3600 sqft. must have 3-car parking. Some families choose to build a little bit less on a standard lot (below 3600 sqft.) and keep just a 2-car garage, allowing more living space on the lowest level.

Basements are allowed in most parts of Manhattan Beach and will count as livable square footage.

Townhomes will tend to be 1900-2100 sqft. inside, although 2-townhome developments on bigger lots can be 2500-2800 sqft. instead.

You can still see some of the original beach cottages built in Manhattan Beach in the 1920s and 1930s. Often the homes are less than a thousand square feet inside. But they are also often replaced by new construction, because the land underneath the old homes is worth many times what the structure is worth.

Downtown, Parks and Other Features of the Sand Section

Downtown Manhattan Beach runs along the western part of Manhattan Beach Boulevard, ending at the famous Manhattan Beach Pier. Some downtown development also runs north and south along Highland Avenue and Manhattan Avenue, closer to the water. The Metlox Plaza development downtown at Valley Drive and Manhattan Beach Boulevard is credited by many with reviving downtown and spurring a trend toward destination restaurants and top-tier dining.

The Manhattan Beach Pier and the county beach around it is always a focus of community activities, including surf contests, running races, pier fishing, volleyball tournaments and even an annual sand castle building contest that has run more than 50 years.

At the end of the pier is the newly renovated Roundhouse Aquarium, totally redone in 2018 in honor of the memory of local resident Harrison Greenberg.

In the middle of town, Bruce’s Beach Park is a vast hillside of grass with benches and basketball courts. Ocean views are unblocked and seem to go on forever from the historic park. At the bottom of the hill is a major Los Angeles County Lifeguard station, marking the spot where, in the 1920s, a local Black family (Willa and Charles Bruce) once owned a resort that was later seized by the city to create the park.

There’s not much debate about where the best surf is in Manhattan Beach: It’s in El Porto, the beaches at the northern end of town near the jetty at El Segundo. It’s a destination for locals and many others from around the area.

No matter where a home is located, north or south, in the Sand Section, probably the biggest distinction people make is among homes that are west of Highland Avenue, versus those east of Highland. West of Highland, homes are closer to the beach, and a lot of those homes have ocean views. An equivalent property west of Highland may be worth $1 million or more above the value for a property east of Highland. It’s really that big of a difference.

Also, generally speaking, homes south of the pier are more valuable than homes to the north. This is probably because the South End is smaller, quieter and less densely developed than other parts of the Sand Section, and almost all South End locations are considered to be walkable to downtown.

Roll over thumbnail to enlarge.

There are several distinct neighborhoods within the Sand Section.

For a lot of buyers looking in the Sand Section, proximity to downtown is a top goal. Being able to walk to shops and restaurants, as well as the beach, is a true joy of living here.

Fortunately, you don't have to be right next to our main downtown to get a “small town” downtown feel. The North End of town, from 33rd Street on, is almost like a second downtown, with its own respectable collection of restaurants, coffee shops and other amenities. And of course, it's still close to the beach.

The El Porto district is the newest part of Manhattan Beach. It was developed at the same time as the rest of the town, but was its own entity until the 1980s, when it formally joined Manhattan Beach. El Porto is known to have one of the best surf breaks in the Santa Monica Bay.

Maybe the greatest blocks of the Sand Section are the walkstreets, which are found from north to south. There are no cars. There never have been. Walkstreets west of Highland typically have a significant slope to them, which means most homes along those walkstreets have some kind of an ocean view.

In the South End, just east of Highland, there are flat walkstreets, which are terrific for families and young children. While there are no views, these “family walkstreets” provide an amazing, safe neighborhood where kids can play, ride bikes, and be outside with their neighbors with no worries about cars. There is a great sense of community.

Neighborhoods in the middle of town include the gaslamp district, an area on the east-facing hillsides from 21st Street through 24th Street. The area is named for the rows of actual gas lighting along the blocks. The intimate neighborhood has a different scale and feel than some parts of the Sand Section due to a 2-story height limit for the area.

An area near Grand View elementary and east of Alma Ave. is often referred to as “the flats” by locals. The hill stops rising up from the beach, and homes on these 400-block streets (26th to 35th) have a distinct neighborhood feel to them. Many are close enough to the school that kids gather in groups to walk each morning.

The Strand, of course, it its own kind of neighborhood. People living on The Strand have unblocked views of the beach and ocean, but there’s a tradeoff. The street in front is public and is used all day long by bicyclists, walkers, joggers, children and dogs.

Occasionally a major event such as the Manhattan Beach 10K or the annual Friendship Walk will dominate The Strand as walls of people go by. On July 4th, The Strand hosts a mobile party, one that starts early and often runs late.

Children living in the Sand Section go to either Grand View Elementary (north end) or Robinson Elementary (south end, south of Manhattan Beach Blvd.).

Both are excellent schools.

Robinson won distinction as a National Blue Ribbon School in 2013, and Grand View received that honor in 2015.

Grand View has also received a “green ribbon” award in recognition of environmentally friendly practices.

For middle school and high school, all Manhattan Beach public school students go to Manhattan Beach Middle School and Mira Costa High School.

 

 

The Classic Manhattan Beach Bungalow Has Finall...

509 23rd Street

Manhattan Beach, CA

• 3 BR
• 2 BA
• 1,437 SqFt.
• 2,725 Lot

$2,450,000

Closed

11/22/22

Price:

$2,450,000

BR/BA:

3br / 2ba

Sq. ft.:

1,437

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

11/22/22

Panoramic Ocean View Townhome! Perched At The ...

4419 Crest Drive

Manhattan Beach, CA

• 3 BR
• 4 BA
• 1,994 SqFt.
• N/A Lot

$2,410,000

Closed

11/17/22

Price:

$2,410,000

BR/BA:

3br / 4ba

Sq. ft.:

1,994

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

11/17/22

This Gorgeous 3-story Custom Townhome Features ...

121 15th Street

Manhattan Beach, CA

• 3 BR
• 4 BA
• 1,900 SqFt.
• N/A Lot

$3,900,000

Closed

11/11/22

Price:

$3,900,000

BR/BA:

3br / 4ba

Sq. ft.:

1,900

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

11/11/22

This Adorable Beach House Is Situated In The El...

214 El Porto Street

Manhattan Beach, CA

• 1 BR
• 2 BA
• 480 SqFt.
• 1,480 Lot

$1,600,000

Closed

11/01/22

Price:

$1,600,000

BR/BA:

1br / 2ba

Sq. ft.:

480

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

11/01/22

Property Sold During Construction. Entered For ...

4018 The Strand

Manhattan Beach, CA

• 3 BR
• 5 BA
• 3,115 SqFt.
• N/A Lot

$7,600,000

Closed

10/28/22

Price:

$7,600,000

BR/BA:

3br / 5ba

Sq. ft.:

3,115

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

10/28/22

Fantastic Single Family Home On A Highly Sought...

232 2nd Street

Manhattan Beach, CA

• 3 BR
• 4 BA
• 2,020 SqFt.
• 1,355 Lot

$4,500,000

Closed

10/26/22

Price:

$4,500,000

BR/BA:

3br / 4ba

Sq. ft.:

2,020

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

10/26/22

Property Was Sold Off Market. This Listing Is F...

215 S Valley Drive

Manhattan Beach, CA

• 4 BR
• 3 BA
• 2,541 SqFt.
• 5,040 Lot

$3,000,000

Closed

10/26/22

Price:

$3,000,000

BR/BA:

4br / 3ba

Sq. ft.:

2,541

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

10/26/22

Incredibly Charming Townhome That Has It All - ...

3612 Ocean Drive 3

Manhattan Beach, CA

• 2 BR
• 3 BA
• 1,178 SqFt.
• N/A Lot

$2,112,000

Closed

10/17/22

Price:

$2,112,000

BR/BA:

2br / 3ba

Sq. ft.:

1,178

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

10/17/22

Newer Contemporary Single Family Home In The Sa...

3108 Vista Drive

Manhattan Beach, CA

• 3 BR
• 4 BA
• 2,000 SqFt.
• 1,345 Lot

$2,650,250

Closed

10/14/22

Price:

$2,650,250

BR/BA:

3br / 4ba

Sq. ft.:

2,000

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

10/14/22

Sweeping Panoramic Ocean Views From Palos Verde...

221 33rd Street

Manhattan Beach, CA

• 3 BR
• 3 BA
• 1,723 SqFt.
• 1,347 Lot

$3,100,000

Closed

10/06/22

Price:

$3,100,000

BR/BA:

3br / 3ba

Sq. ft.:

1,723

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

10/06/22

Location, Location, Location! This Charming 3-b...

204 38th Street

Manhattan Beach, CA

• 3 BR
• 2 BA
• 1,041 SqFt.
• 1,354 Lot

$2,273,720

Closed

10/03/22

Price:

$2,273,720

BR/BA:

3br / 2ba

Sq. ft.:

1,041

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

10/03/22

This Boutique Hotel Inspired Home Is Sophistica...

333 17th Street

Manhattan Beach, CA

• 4 BR
• 6 BA
• 4,599 SqFt.
• 2,701 Lot

$9,500,000

Closed

09/26/22

Price:

$9,500,000

BR/BA:

4br / 6ba

Sq. ft.:

4,599

Area:

142 - Manhattan Bch Sand

City:

Manhattan Beach

Closed:

09/26/22

ADDRESS	BD/BA	SQFT	LOT	PRICE	$PSF	DOM	START $	START
Address 509 23rd Street	BD/BA 3br/2ba	SQFT 1437 sqft	LOT 2725	PRICE $2,450,000	$PSF $1,705	DOM 6 DOM SOLD SOLD 11/22/22	START $ $2,499,000	START 11/22/22
Address 4419 Crest Drive	BD/BA 3br/4ba	SQFT 1994 sqft	LOT 2700	PRICE $2,410,000	$PSF $1,209	DOM 16 DOM SOLD SOLD 11/17/22	START $ $2,399,000	START 11/17/22
Address 121 15th Street	BD/BA 3br/4ba	SQFT 1900 sqft	LOT 2699	PRICE $3,900,000	$PSF $2,053	DOM 31 DOM SOLD SOLD 11/11/22	START $ $3,950,000	START 11/11/22
Address 214 El Porto Street	BD/BA 1br/2ba	SQFT 480 sqft	LOT 1480	PRICE $1,600,000	$PSF $3,333	DOM 111 DOM SOLD SOLD 11/01/22	START $ $1,599,000	START 11/01/22
Address 4018 The Strand	BD/BA 3br/5ba	SQFT 3115 sqft	LOT 0	PRICE $7,600,000	$PSF $2,440	DOM 0 DOM SOLD SOLD 10/28/22	START $ $7,600,000	START 10/28/22
Address 232 2nd Street	BD/BA 3br/4ba	SQFT 2020 sqft	LOT 1355	PRICE $4,500,000	$PSF $2,228	DOM 14 DOM SOLD SOLD 10/26/22	START $ $4,595,000	START 10/26/22
Address 215 S Valley Drive	BD/BA 4br/3ba	SQFT 2541 sqft	LOT 5040	PRICE $3,000,000	$PSF $1,181	DOM 0 DOM SOLD SOLD 10/26/22	START $ $3,000,000	START 10/26/22
Address 3612 Ocean Drive 3	BD/BA 2br/3ba	SQFT 1178 sqft	LOT 2706	PRICE $2,112,000	$PSF $1,793	DOM 9 DOM SOLD SOLD 10/17/22	START $ $1,750,000	START 10/17/22
Address 3108 Vista Drive	BD/BA 3br/4ba	SQFT 2000 sqft	LOT 1345	PRICE $2,650,250	$PSF $1,325	DOM 14 DOM SOLD SOLD 10/14/22	START $ $3,249,999	START 10/14/22
Address 221 33rd Street	BD/BA 3br/3ba	SQFT 1723 sqft	LOT 1347	PRICE $3,100,000	$PSF $1,799	DOM 105 DOM SOLD SOLD 10/06/22	START $ $3,495,000	START 10/06/22
Address 204 38th Street	BD/BA 3br/2ba	SQFT 1041 sqft	LOT 1354	PRICE $2,273,720	$PSF $2,184	DOM 8 DOM SOLD SOLD 10/03/22	START $ $2,299,000	START 10/03/22
Address 333 17th Street	BD/BA 4br/6ba	SQFT 4599 sqft	LOT 2701	PRICE $9,500,000	$PSF $2,066	DOM 28 DOM SOLD SOLD 09/26/22	START $ $9,799,000	START 09/26/22

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Sellers Trying Again for a Different Result

By Dave Fratello | November 29th, 2022

It's possible sometimes to try the same thing over and over, and actually get a different result. Someone said that's the definition of insanity, but it doesn't have to be. What do people do when trying to sell a house and it's not working? They mix it up. Change price. Stage if they hadn't. Change agents. They take steps to give themselves a chance. Our Edge real estate office here just closed up a sale that could be called a "rescue," where we took over listing a home…

EAST MB RE-LISTING PRICE CUTS TREE SECTION SAND SECTION

Look at That Lower End Move

By Dave Fratello | November 10th, 2022

November can get chilly, this year in particular. So what kinds of homes are selling? For the first 10 days of November, it's been sub-$2M listings and others in the 2's. (Wait, what? There are sub-$2M listings in Manhattan Beach?) Yep. See more below. ---------------------------------------- Below, we present listings in the Manhattan Beach market, via the MLS. They are listed and brokered by a variety of agents and firms. The name of the listing broker and agent for…

SAND SECTION EAST MB RECENT SALES

They Just Offered What It Was Worth

By Dave Fratello | October 17th, 2022

We're going to tell you a little story, and you might say "buyer's market's on!" But hold your comments, please. You see, there was this corner-lot house in the North End of the Sand Section... 3108 Vista, the postman calls it. It's a 3br/4ba, 2000 sqft. SFR on what is basically a typical half lot, 1345 sqft. The home was built in 2005. It's got something of a contemporary exterior, but the interior has some Mediterranean-inspired finishes that were popular at the time.…

PRICE CUTS SAND SECTION RECENT SALES

How About 20% Over? Will That Get It Done?

By Dave Fratello | June 28th, 2022

Whatever someone wants to say about which way the wind is blowing (onshore!), there's no doubt that certain must-have properties still drive buyers mad. Such was the case with 469 30th (4br/4ba, 2834 sqft.), a stylishly remodeled, midsized Sand Section home near the end of a charming block of the plateau. We did note of this property, in our original new listings writeup last month, that it featured "simply incredible design and style around every corner, from choices of tile and…

BIDDING WAR SAND SECTION OVERBIDS RECENT SALES

Porto's Biggest Sale Ever - By a Mile

By Dave Fratello | June 10th, 2022

Anyone living in or visiting Manhattan Beach will quickly see the differences between the El Porto neighborhood and other parts of the Sand Section. It's mostly half lots, mostly older homes, lots of rentals, a younger crowd, and so forth. The surf's the thing. The housing has often lagged a bit. But values have risen. Here and there, developers have taken a flyer, trying to build something big and get a big number. Just one recent new construction SFR has exceeded a $3M…

EL PORTO SAND SECTION RECENT SALES

New Party at the A

By Dave Fratello | May 10th, 2022

It's a little slice of throwback Manhattan Beach, right on the edge of downtown. And now, the A-frame at 1504 Highland is sold. Time to start some new history. You'll recall from last month when we went on a bit of a flight of fancy about the home. (See "Selling History at the A-Frame.") The 1960s house (3br/3ba, 1675 sqft.) has views of the pier, ocean and our annual holiday fireworks. For a big, older house without much insulation and big windows, we were also glad to…

RECENT SALES SAND SECTION

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SAND SECTION NEIGHBORHOODS

• All Sand Section Homes
• Sand Section Townhomes
• Homes on The Strand
• Homes Near Robinson Elementary
• Homes Near Grand View Elementary
• About Grand View Elementary
• About Robinson Elementary

About the Manhattan Beach Sand Section

The Sand Section of Manhattan Beach is the coastal area of town. Manhattan Beach Sand Section real estate features a mix of housing options, with plenty of townhomes along with single-family homes and rentals.

The Sand Section runs the entire two-mile length of Manhattan Beach along the coastline and the Pacific Ocean, with the northern border at El Segundo and 45th Street, going all the way south down to 1st Street and the border with Hermosa Beach. The Sand Section’s eastern border is usually about four to five blocks in from the beach.

Single-family homes in the Sand Section tend to sell from $3M to $6m, making townhomes a more affordable alternative at $2M-$4M.

The priciest luxury real estate in all of Manhattan Beach is located on The Strand, with prices from $8M to $16M, occasionally much more.

Looking for a lot to build on? It will probably cost $3M minimum. A Strand lot could cost $10M or more in a prime location.

Sand Section Lot Sizes and Zoning

The typical full-sized lot in the Sand Section is 2700 square feet, often 30' wide by 90' deep. Some parts of town have slightly larger lots, and in others, “half lots” of about 1350 square feet can be found.

The area is zoned for fairly dense development. Zoning in the Sand Section typically allows for three-story homes with very minimal setbacks. People often build out to the maximum and don't leave much space for a yard. Parts of town allow, and encourage, townhome development, meaning two units on one lot.

New construction of a single-family home maxing out on a 2700 square foot lot will get you 4000 to 4200 square feet on three levels. Homes with more than 3600 sqft. must have 3-car parking. Some families choose to build a little bit less on a standard lot (below 3600 sqft.) and keep just a 2-car garage, allowing more living space on the lowest level.

Basements are allowed in most parts of Manhattan Beach and will count as livable square footage.

Townhomes will tend to be 1900-2100 sqft. inside, although 2-townhome developments on bigger lots can be 2500-2800 sqft. instead.

You can still see some of the original beach cottages built in Manhattan Beach in the 1920s and 1930s. Often the homes are less than a thousand square feet inside. But they are also often replaced by new construction, because the land underneath the old homes is worth many times what the structure is worth.

Downtown, Parks and Other Features of the Sand Section

Downtown Manhattan Beach runs along the western part of Manhattan Beach Boulevard, ending at the famous Manhattan Beach Pier. Some downtown development also runs north and south along Highland Avenue and Manhattan Avenue, closer to the water. The Metlox Plaza development downtown at Valley Drive and Manhattan Beach Boulevard is credited by many with reviving downtown and spurring a trend toward destination restaurants and top-tier dining.

The Manhattan Beach Pier and the county beach around it is always a focus of community activities, including surf contests, running races, pier fishing, volleyball tournaments and even an annual sand castle building contest that has run more than 50 years.

At the end of the pier is the newly renovated Roundhouse Aquarium, totally redone in 2018 in honor of the memory of local resident Harrison Greenberg.

In the middle of town, Bruce’s Beach Park is a vast hillside of grass with benches and basketball courts. Ocean views are unblocked and seem to go on forever from the historic park. At the bottom of the hill is a major Los Angeles County Lifeguard station, marking the spot where, in the 1920s, a local Black family (Willa and Charles Bruce) once owned a resort that was later seized by the city to create the park.

There’s not much debate about where the best surf is in Manhattan Beach: It’s in El Porto, the beaches at the northern end of town near the jetty at El Segundo. It’s a destination for locals and many others from around the area.

No matter where a home is located, north or south, in the Sand Section, probably the biggest distinction people make is among homes that are west of Highland Avenue, versus those east of Highland. West of Highland, homes are closer to the beach, and a lot of those homes have ocean views. An equivalent property west of Highland may be worth $1 million or more above the value for a property east of Highland. It’s really that big of a difference.

Also, generally speaking, homes south of the pier are more valuable than homes to the north. This is probably because the South End is smaller, quieter and less densely developed than other parts of the Sand Section, and almost all South End locations are considered to be walkable to downtown.