Manhattan Beach School Boundary Map

One of the most common reasons people want to live in Manhattan Beach is the quality of the schools.  One of the most frequent questions is what elementary school will a child attend depending on where they buy a home in Manhattan Beach.  Manhattan Beach Unified School District has 5 elementary schools, one middle school and one high school (Mira Costa).  See the map below to get a better sense of where the elementary schools are located and the boundaries of each.

Manhattan-Beach-Schools-Map

In general the hill section and south sand section neighborhoods attend Robinson Elementary, the north sand section and parts of the tree section attend Grand View, the eastern half of the tree section attends Pacific, the Manhattan Heights and Liberty Village areas (east of Sepulveda and north of MB Blvd) attend Meadows and the Mira Costa area of East Manhattan attend Pennekamp.  All are fantastic schools with incredible test scores and parent participation is second to none.

Bucking the Trend, Housing Inventory Continues to Rise in Manhattan Village

While the Manhattan Beach real estate market has had almost 18 months of near record low housing inventory, the gated community of Manhattan-Village-Estate-HomeManhattan Village continues to buck the trend and defy the odds. Manhattan Village is located in Manhattan Beach CA and has a very limited number of homes, yet somehow 2014 inventory of available homes has been higher than normal. While the market outside the gates has few homes to offer, the situation is very different behind the gates. As of September 15th there were 9 active homes for sale in this small community. Not only is there an abundance of available homes, there is something for just about everyone ranging from the smallest and least expensive floorplan at 32 Bermuda Court, a plan one courthome priced at $799,000 to a few of the larger single family “estate” homes in the community priced at $2,185,000 at 22 Chatham.  Contact us for more information or fill out our free home update form to receive daily listing updates.

Current Manhattan Village homes for sale

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Looking for a Gated Community in Manhattan Beach?

By Keith Kyle

Many out of area and out of state buyers come to me looking for a nice gated community in the South Bay and Manhattan Beach.  Unlike many other areas, gated communities are few and far between in the Beach Cities and there’s really only one option in the luxury community of Manhattan.  Manhattan Village is the areas only real option with a combination of Estate Homes (SFRs), townhomes and court homes (clusters of townhome style units).  Ideally located just a short drive to the beach, Manhattan Village sits east of Sepulveda just north or Marine Ave.

Manhattan Village is a planned community and is the only gated community in Manhattan Beach. An exclusive retreat which provides a lifestyle many are surprised to discover in a beach community. The community consists of approximately 400 town and court homes and 122 estate homes. See our Manhattan Village Floorplans and Manhattan Village Map page. The village is landscaped in a park setting surrounded by trees, pools, spas, playgrounds, bike paths and a soccer field. The location in Manhattan Beach is ideal. Manhattan Village Mall is within walking distance, with Ralphs, CVS, Macys, fine restaurants, entertainment, the Manhattan Tennis Club as well as a number of fine hotels.

Manhattan Village has two primary security gates, one for the estate home owners and another for the townhomes and court homes.  The main gate is manned and access to the community is tightly regulated adding a level of safety on top of the already safe neighborhoods of Manhattan Beach in general.

The real estate market in this small gated community is usually very active with several homes often on the market.  Prices can range dramatically from the high $700s for a smaller, fairly original condition court home, to well over $2.0M for an updated larger estate home.  Visit our Manhattan Village real estate page for current listings or fill in our quick form to receive new Manhattan Village listings as soon as they come out.  Our email updates are, without question, the simplest way to search for a home in the area.

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What’s shocking to some is commonplace in Manhattan Beach real estate

By Keith KyleManhattan Beach Strand

One of the more challenging aspects of selling homes in the luxury community of Manhattan Beach, is the “sticker shock” many out of town buyers have when we first start searching for a home.  As one of the more expensive markets in the country, buyers are often unprepared for the type, size or condition of the home that they can get for their money.  Buyers inevitably compare the home they are selling to the home they are buying and without taking location into consideration, they find that they can often purchase something not even similar to what they’re selling.  The greatest surprise comes to buyers from states such as Texas in which they owned a 5000 foot mansion on acres of land for example and the $1.5M that they sold it for translates to  a 3 bedroom, 2200 foot townhome in Manhattan Beach with a lot measured in feet and not acres.

The reason for all of this, of course, is that it’s all about location….and the demand for that location.  There is such demand for homes in Manhattan Beach which offers great neighborhoods, ocean views, award winning schools, almost perfect weather, proximity to a world class destination beach, and near enough but far enough from the hustle and bustle of Los Angeles, that prices just continue to rise at an often incredible pace.  As there is no additional land to build on, even “fixers” or tear downs sell above market value as builders are eager to cash in on the demand for new construction luxury homes.

So what can an out of state buyer do?  Research the recent home sales in Manhattan Beach and current listings.  Getting comfortable with the fact that, although the prices are dramatically higher than other cities and states, these are the prices and the costs to live in such a high demand area.  Southern California has always been one of the most sought after housing destinations in the country and nowhere is that demand greater than life on the coast in Manhattan Beach.  Buyers that research values, prices and trends,  may still have that initial shock but just having an understanding that these are not “inflated” prices but just the values of the area and down the road when it’s time to sell, they’ll be on the other side of this incredibly strong market.

The chart below represents the median sales prices in Manhattan Beach for the past 2 years with a median price edging ever closer to the $2.0M mark.

Demand for New Construction Luxury Homes Grows in Manhattan Beach

By Keith KyleNew construction homes in manhattan beach

While builders took significant losses during the downturn that started in 2006 and 2007, things have certainly turned around since then.  Builders are clamoring for A+ locations in Manhattan Beach and have once again even started purchasing lots or tear down homes in less desirable locations.  Almost regardless of location and lot size, two long term deterents, buyers are clamoring for new construction and builders can barely keep up.

Of the 16 homes built in 2014 or scheduled to be completed in 2014 that have sold or are in escrow they averaged only 20 days on market which is truly incredible.  With a median price of just under $2.7M it’s not hard to see why builders are making every effort to tap into this incredible demand.   These statistics are based only on the homes that went to market and many have been sold before even making it to the MLS as pocket listings and exclusive offerings.

The 5 current new construction homes come in with a median price of $4.7M.

With the coastal charm, proximity to downtown LA and Hollywood,  almost perfect weather, and nationally ranked schools, Manhattan Beach has become an even higher demand market for the luxury home buyer.

If you are looking for both on market and off market new construction homes in Manhattan and Hermosa Beach contact us at any point.

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(all data current as of 2/17/2019)

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If You’re Looking for a Unique Home in Manhattan Beach….This May Be for You

12 Cayman Court in Manhattan VillageCayman-Court

Manhattan Village has townhomes and “court” homes built in the mid 1980s so dependent on the owners some have been beautifully remodeled and some are original……but none look like this.  The recent listing at 12 Cayman Court is as unique as they come.  From custom tile mosaic fireplace to bold color choices throughout, this home seeks a buyer looking for something unique.

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With Builders Buying Everything in Manhattan Beach…is there anything left for Buyers?

By Keith KyleEast Manhattan Beach homes

There is no question that due to the incredible rise in prices and the demand for new construction luxury homes, Manhattan Beach is definitely in a full blown building frenzy.  Any original bungalow or “starter” home is quickly bought by builders with all cash, non contingent offers  This was similar to the environment from 2005-2007 and it adds to the already challenging environment for home buyers.

So how is a buyer to compete?

The solution is to either be very patient, or very aggressive with offers and offer prices.    In a seller’s market it always poses a real challenge to buyers but when builders begin buying all of the lowest priced homes, it adds an entirely different pressure on the market.  Builders are generally fairly cautious with their numbers and unwilling to overpay, but in a market in which new home prices are beyond record levels, builders are willing to take risks on even marginal properties.

Home buyers do have the ability to come to the negotiating table with a different perspective, however.  This ability to consider long term aspects may be the one advantage that they have.  Home buyers in this luxury coastal community may need to overpay somewhat but can take confidence that even when the bubble burst several years ago, prices did not drop severely.

New Construction Homes in Manhattan Beach

New Construction Luxury Homes in Manhattan BeachMB-Construction

With building and new construction homes in full swing in the luxury coastal community of Manhattan Beach, there seems to always be a newly built home coming to market.  As values have increased so dramatically for new construction, builders, developers and architects are going the extra mile to entice buyers.  These new homes feature high end finishes, the latest trends in home building, luxury amenities and are often in A+ locations.  Contact us for lists of current or upcoming new construction homes or visit our daily home updates to have new listings emailed to you.

Current New Construction

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Plenty of Activity in the local Manhattan Village real estate market

By Keith KyleManhattan Village

While most areas of Manhattan Beach have seen fewer transactions in 2014 due to the record low inventory, that’s not the case in the micro real estate market of Manhattan Village.  Not only have there been an abundance of recent homes for sale, but many of them are the usually rare “estate homes”.  There are currently 5 homes for sale in this gated community in Manhattan Beach, as well as 4 homes currently in escrow.  Prices in Manhattan Beach’s only gated community have been on the rise for the past 18 months, especially when dealing with the larger floorplan townhomes.  See below for details on the current homes for sale in Manhattan Village.

Manhattan-Village-Update

 

Current Manhattan Village Homes for Sale

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Manhattan Beach Award Winning Schools – 2013 API Test Scores

By Keith KyleRobinson Elementary Manhattan Beach

Good schools are the cornerstone of good communities, and nowhere is that more true than in the Beach Cities and South Bay.  One of the most common reasons I hear for buyers wanting specifically to be in Manhattan Beach is for their kids to be part of this nationally ranked award winning school system.  Manhattan Beach schools have ranked as one of the top districts in the country.  While any test scores in the 900 is a tremendous accomplishment, Manhattan Schools generally far exceed those numbers on a regular basis.

With many home buyers searching for specific school districts, and sometimes even specific schools, the list below should provide assistance as to how they rate and compare with one another.  Contact us to determine what neighborhoods attend what schools.

API – Academic Performance Index
2013 Growth 2012 Base 2012-13 Growth Target 2012-13
Growth
CENTINELA VALLEY UNION HIGH 680 698 D -18
High Schools
Hawthorne High 640 678 6 -38
Lawndale High 725 756 5 -31
Leuzinger High 669 696 5 -27
EL SEGUNDO UNIFIED 892 894 D -2
Elementary Schools
Center Street Elementary 901 922 A -21
Richmond Street Elementary 910 908 A 2
Middle Schools
El Segundo Middle 906 891 A 15
High Schools
El Segundo High 880 889 A -9
HAWTHORNE 799 797 D 2
Elementary Schools
Eucalyptus 821 801 A 20
Jefferson 801 793 5 8
Kornblum 789 772 5 17
Ramona 818 816 A 2
Washington 793 775 5 18
York 758 781 5 -23
Zela Davis 809 815 A -6
Middle Schools
Bud Carson Middle 779 791 5 -12
Hawthorne Middle 783 781 5 2
Prairie Vista Middle 771 775 5 -4
High Schools
HERMOSA BEACH 937 946 D -9
Elementary Schools
Hermosa Valley Elementary 939 944 A -5
Hermosa View Elementary 934 961 A -27
LAWNDALE ELEMENTARY 806 809 D -3
Elementary Schools
Billy Mitchell Elementary 802 811 A -9
F. D. Roosevelt Elementary 755 777 5 -22
Kit Carson Elementary 749 773 5 -24
Lucille J. Smith Elementary 834 848 A -14
Mark Twain Elementary 871 880 A -9
William Anderson Elementary 796 805 A -9
William Green Elementary 819 799 1 20
Middle Schools
Jane Addams Middle 825 824 A 1
Will Rogers Middle 786 787 5 -1
MANHATTAN BEACH UNIFIED 935 940 D -5
Elementary Schools
Pennekamp Elementary 946 942 A 4
Grand View Elementary 966 969 A -3
Meadows Elementary 961 951 A 10
Robinson Elementary 965 971 A -6
Pacific Elementary 968 965 A 3
Middle Schools
Manhattan Beach Middle 943 959 A -16
High Schools
Mira Costa High 912 916 A -4
PALOS VERDES PENINSULA UNIFIED 925 924 D 1
Elementary Schools
Cornerstone at Pedregal Elementary 977 974 A 3
Dapplegray Elementary 934 936 A -2
Lunada Bay Elementary 941 942 A -1
Mira Catalina Elementary 919 919 A 0
Montemalaga Elementary 947 951 A -4
Point Vicente Elementary 954 947 A 7
Rancho Vista Elementary 943 946 A -3
Silver Spur Elementary 968 969 A -1
Soleado Elementary 966 948 A 18
Valmonte Elementary
Vista Grande Elementary 936 936 A 0
Middle Schools
Miraleste Intermediate 932 914 A 18
Palos Verdes Intermediate 951 956 A -5
Ridgecrest Intermediate 955 960 A -5
High Schools
Palos Verdes High 884 896 A -12
Palos Verdes Peninsula High 909 906 A 3
REDONDO BEACH UNIFIED 887 892 D -5
Elementary Schools
Alta Vista Elementary 946 929 A 17
Beryl Heights Elementary 942 952 A -10
Birney Elementary 917 927 A -10
Jefferson Elementary 936 941 A -5
Lincoln Elementary 910 913 A -3
Madison Elementary 910 906 A 4
Tulita Elementary 912 929 A -17
Washington Elementary 893 906 A -13
Middle Schools
Adams Middle 872 B B B
Parras Middle 907 921 A -14
High Schools
Redondo Union High 856 858 A -2
TORRANCE UNIFIED 860 869 D -9
Elementary Schools
Anza Elementary 916 918 A -2
Arlington Elementary 885 887 A -2
Edison Elementary 860 876 A -16
Evelyn Carr Elementary 813 834 A -21
Fern Elementary 844 864 A -20
Hickory Elementary
Howard Wood Elementary 842 846 A -4
John Adams Elementary 850 853 A -3
Joseph Arnold Elementary 899 907 A -8
Lincoln Elementary 894 897 A -3
Riviera Elementary 907 918 A -11
Seaside Elementary 902 915 A -13
Torrance Elementary 821 837 A -16
Towers Elementary 908 916 A -8
Victor Elementary 899 916 A -17
Walteria Elementary 906 909 A -3
Yukon Elementary 838 859 A -21
Middle Schools
Bert M. Lynn Middle 910 936 A -26
Calle Mayor Middle 908 928 A -20
Casimir Middle 859 862 A -3
Edward J. Richardson Middle 907 921 A -14
J. H. Hull Middle 800 826 A -26
Jefferson Middle 858 887 A -29
Madrona Middle 882 891 A -9
Philip Magruder Middle 846 827 A 19
High Schools
North High 807 815 A -8
South High 875 876 A -1
Torrance High 811 822 A -11
West High 868 873 A -5
WISEBURN ELEMENTARY 869 883 D -14
Elementary Schools
Juan Cabrillo Elementary 888 906 A -18
Juan De Anza Elementary 872 882 A -10
Peter Burnett Elementary 879 871 A 8
Middle Schools
Dana Middle 863 885 A -22
High Schools
Da Vinci Design 762 746 5 16
Da Vinci Science 816 799 1 17