The Difference Between Normal Streets and Walk Streets

By Keith Kyle

The homes located on the “walk streets” of Manhattan Beach and Hermosa Beach are highly coveted and far more valuable to similar homes just blocks away that are not on these pedestrian walkways. So what is the difference?

It’s perhaps easiest to see the difference

"Regular" street in Manhattan

“Regular” street in Manhattan

Walkstreet looking west

Walkstreet looking west

 

 

 

 

 

 

 

 

 

What the walkstreet homes allow is somewhat of a front yard that opens up to the very social feel of the neighborhood. Not only is it safer due to the lack of cars, but it becomes and extension of both the home and the front yard and lends itself to a great community feel. In addition the lack of cars means lack of garages so all of the homes fact the more asthetically pleasing parts of the home and not the garages, alleys, etc.

Ocean View Off Market Opportunity at 220 35th St in the Manhattan Beach Sand Section

By Keith Kyle

We were recently notified about a spectacular home coming to market in September located at 220 35th Street in Manhattan Beach.  This is a modern masterpiece enjoying the best of all worlds including top of line finishes, fantastic ocean views, walk street location and inspired design.  The home will not be listed until September but according to the listing agent sellers will consider offers prior to listing.  The home is expected to be listed at $5,995,000 by Dave Fratello of Confidential Real Estate.  Contact us or call/text us at 310-251-2344 for more information or to set up a tour prior to the home going on the market.

Update:  This home sold off-market and is no longer available.

220 35th St. Manhattan Beach CA

Manhattan Beach Modern

This epic coastal modern home designed and built by Steve Lazar has everything for the luxury beach lifestyle: Ocean views and breezes, fabulous entertaining spaces and top-of-the-line everything.

Completed in 2008, this warm, custom-built property was elegantly upgraded post-purchase by the owners with designer finishes, custom lighting and audio systems, built-ins and a full-feature Crestron smart-home automation system (audiovisual,
HVAC, lighting, security and more).

Home Details:

Interior: 4br/5ba, approx. 4200 sq. ft.
Lot: 2700 sq. ft.
Built: 2008, upgraded by owners

Asking price: $5,995,000

Property on waiver. Sellers would review any offers before MLS listing.

 Information provided by Dave Fratello of Confidential Real Estate

Rare ocean view home and double lot at 121 34th Street in Manhattan Beach

By Keith Kyle121-34th-Street-Manhattan-Beach-Walkstreet

For those rare buyers in which price isn’t much of an issue the home at 121 34th Street in the Manhattan Beach sand section is a very unique opportunity.   The beautiful 4609 foot Cape Cod inspired home is located at the 121 address but is being sold along with the small home/lot that sit’s just west which allows for a full double lot or future home site.  The home is being sold along with 117 34th Street and combined makes for a 5400 foot walkstreet lot located 2 homes from the beach.  Enjoy panoramic views as well as the fact that the bulk of those views can remain protected.  Truly a unique opportunity.

We're sorry, but we couldn't find MLS # SB14162149 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

Ultimate Luxury Living on Manhattan Beach’s Walk Streets

By Keith KyleManhattan Beach walk streets

For the ultimate in beach living that doesn’t involve living ocean front, the “walk streets” of Manhattan Beach offer it all.  These pedestrian only “streets” are only found in the sand section and almost always mean that the homes are within a few blocks of the beach.

What makes these streets so unique and so valuable?

Most sand section homes on full lots face the street in the front, homes on both sides and an alley in the back.  Fronting the street means the obvious challenges of car noise, parking challenges and a much higher level of traffic, especially in the summer.  Walkstreets front a sidewalk instead of a street making for a much quieter, safer, and community friendly situation.

Most homes on these streets are full 30×90 foot lots with some being half lots or partial lots.  There is great demand by builders for Luxury walkstreet homes in Manhattan Beacholder “fixers” or tear downs due to the premium location.  Homes generally start in the $3,000,000 for a lot value sale and most larger homes start in the mid $5,000,000s.  Views are often unprotected in this area and is an important consideration having great influence on values.  Future views are not guaranteed and should always be considered.  Due to the steepness of some of the streets there is almost always some type of ocean views looking down the walkstreet.  As there are still an abundance of smaller original homes, its’ not uncommon to have stunning west facing views from the entire top floor.

These fabulous homes are also a favorite of the rich and famous with numerous professional athletes and celebrities living in the neighborhood.

Unfortunately searching and finding homes only on walkstreets isn’t easy as there is no specific category on the local MLS to designate them.  If you would like to receive walkstreet listings please contact us or fill out our daily Manhattan Beach listing request and keep you notified anytime a new home comes on the market.

Manhattan Beach Sand Section Micro Market Update

By Keith KyleManhattan Beach sand section homes

The sand section of Manhattan Beach is the epitome of luxury coastal living with spectacular beachfront “Strand” homes, walkstreet homes with stunning views and all within walking distance from the beach.  Here’s a quick recap of what’s going on in the Manhattan Beach sand section real estate market:

  • Active homes for sale – 14
  • Lowest list price – $1,325,000  –   420 29th Place
  • Highest list price – $9,999,999  –  4108 The Strand
  • Average list price – $3,379,786
  • Average price per square foot   –  $1,219.87
  • Average Days on Market   –  63
  • In escrow – 14
  • Total homes sold in 2014 YTD – 43
  • Average sales price – $3,057,174
  • Average price per square foot – $1,288.95

Why is El Porto More Affordable than the rest of the Sand Section?

By Keith Kyle Sand-Section

The northernmost tip of the Manhattan Beach sand section was always known as El Porto and has always been the most affordable way to live in this ultra luxury section of Manhattan Beach.  The sand section is generally the area just west of the greenbelt recreation path in between the streets of Valley and Ardmore.   Other than some of the true luxury estates in the Hill Section (see best of all worlds – real estate in the hill section), the sand section is the most highly sought after land in this luxury coastal community.  With townhomes now reaching and exceeding $2.0M, newer walkstreet homes topping $5.0M finding a more affordable option generally means looking east.

The best option for those feeling priced out of the neighborhood is the area of El Porto which is the northernmost section.  In an attempt to shed the El Porto moniker the area has been renamed North Manhattan but to most in the area it’s still known as El Porto.

So why is El Porto so much more affordable?

As with everything in real estate, lower prices involve tradeoffs and compromises.  In the case of El Porto it generally comes down to lot sizes and all of the differences those smaller lots create.  While many lots in the sand section are 30×90 most El Porto lots were split long ago and are “half lots” at 30×45 (with some variations)  This doesn’t just mean twice as many homes, but impacts the layout and feel as well.   One of the appeals to the sand section are the pedestrian only walkstreets that most homes face.  The back of the homes are on, what feel to be, smaller alleys with all of the garages, but homes are all built with the primary open areas facing the the walkstreets and the ocean.  El Porto doesn’t have walkstreets so all of the homes face the streets or alleys so the front of all homes consists of garages (or in some really original bungalows simply a space for one car).  In addition smaller lots generally limit the square footage that a new home can offer.  The good news for buyers is that the limited size of new construction homes greatly limits the appeal to builders who focus on larger lots.  This limits the competition and helps keep prices from skyrocketing during building booms.

Pros of El Porto:

  • Much more affordable prices
  • Proximity to the beach
  • Many homes feature great views due to the steepness of the streets
  • Ideal for commuters as it can take 15 minutes off of a drive compared with other areas

Cons of El Porto:

  • Smaller homes with little to no outdoor areas (roofdecks are not allowed in Manhattan Beach)
  • Very narrow streets (numbered streets are generally wider than named streets but all are narrow)
  • Homes face garages so curb appeal less than other sand section areas.
  • Smaller lots means more homes and has a more congested feel
  • Very little parking.  At best homes have 2 car garage with many older homes having no garages