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The Sand Section of Manhattan Beach is often the area most people see when they visit. Big ocean views….walk to the beach….near constant 
beach breezes….it’s the epitome of luxury coastal living. Demand for homes in the sand section remained high in 2018 with 133 home sales during the year.
View the current homes for sale in the Sand Section of Manhattan Beach
Median list prices for homes during the year were $2,980,000 with the median sales price at $2,925,000. Average list price was just over $3,746,000 with the average sales price at $3,596,000. As is always the case with the sand section the numbers were skewed a bit due to some oceanfront Strand homes priced well into 8 digits with the highest sale at a stunning $17,400,000 while 108 The Strand closed out the year at $15,250,000.
| Date | January | Feb | March | April | May | June | July | August | Sept | Oct | Nov | Dec |
| For Sale |
29 | 42 | 46 | 50 | 51 | 51 | 49 | 49 | 49 | 49 | 36 | 27 |
| New Listing |
17 | 29 | 22 | 18 | 21 | 26 | 25 | 14 | 18 | 18 | 7 | 6 |
| Sold | 7 | 5 | 13 | 11 | 11 | 16 | 16 | 15 | 10 | 12 | 9 | 9 |
| Pended | 9 | 11 | 17 | 6 | 14 | 19 | 15 | 13 | 9 | 8 | 11 | 8 |
| Months of Inventory (Closed Sales) |
4.1 | 8.4 | 3.5 | 4.5 | 4.6 | 3.2 | 3.1 | 3.3 | 4.9 | 4.1 | 4 | 3 |
| Months of Inventory (Pended Sales) |
3.2 | 3.8 | 2.7 | 8.3 | 3.6 | 2.7 | 3.3 | 3.8 | 5.4 | 6.1 | 3.3 | 3.4 |
| Absorption Rate (Closed Sales) % |
24.1 | 11.9 | 28.3 | 22 | 21.6 | 31.4 | 32.7 | 30.6 | 20.4 | 24.5 | 25 | 33.3 |
| Absorption Rate (Pended Sales) % |
31 | 26.2 | 37 | 12 | 27.5 | 37.3 | 30.6 | 26.5 | 18.4 | 16.3 | 30.6 | 29.6 |
| Avg. Active Price |
$7,293,000 | $6,391,000 | $5,565,000 | $5,902,000 | $5,552,000 | $5,495,000 | $5,751,000 | $6,124,000 | $5,894,000 | $5,614,000 | $6,154,000 | $5,485,000 |
| Avg. Sold Price |
$3,153,000 | $3,640,000 | $3,717,000 | $2,642,000 | $3,472,000 | $3,428,000 | $3,656,000 | $4,333,000 | $4,143,000 | $3,963,000 | $3,011,000 | $4,022,000 |
| Avg. Sq. Ft. Price (Sold) | $1,518 | $1,533 | $1,431 | $1,273 | $1,243 | $1,431 | $1,330 | $1,543 | $1,619 | $1,543 | $1,515 | $1,400 |
| Sold/List Diff. % |
97 | 96 | 98 | 99 | 100 | 98 | 96 | 96 | 99 | 96 | 97 | 97 |
| Sold/Orig LP Diff. % |
94 | 90 | 96 | 99 | 97 | 98 | 92 | 93 | 96 | 94 | 94 | 91 |
| Avg Days on Market |
90 | 102 | 37 | 38 | 47 | 22 | 75 | 77 | 24 | 68 | 50 | 90 |
| Median Sold Price | $2,840,000 | $3,264,000 | $3,500,000 | $2,500,000 | $3,725,000 | $2,604,000 | $2,840,000 | $3,250,000 | $2,725,000 | $3,450,000 | $2,700,000 | $2,475,000 |
The Sand Section generally had bewtween 35 and 50 active homes for sale during most of the year with the usual drop off around the holidays and winter months.
Listed by Mori Beiner of Vista Sotheby’s International Realty, this epic coastal modern 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 home by Steve Lazar 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).
The spacious first-floor entertaining rooms open out via folding glass Nana walls to the walkstreet patio with waterfall and fire pit. Upstairs, you can see the ocean while lying down in the master bedroom. Master also features a seating area and a simply smashing bath with rain shower, body sprays and jetted tub. Just outside the other three bedrooms is a “kids’ lounge” with ample room for a sofa and TV. The top floor has floor-to-ceiling glass showcasing major ocean views spanning all the way out to Malibu. Contact us to set up a private showing.
Off Market Listing Courtesy of Mori Beiner of Vista Sotheby’s International Realty
220 35th St | Manhattan Beach | MLS Version from Jeremy Blair on Vimeo.
By Keith Kyle
March 2016 saw a pretty significant increase in the number of active homes for sale in Manhattan Beach. Whereas the prior 18 months had seen a high water mark of 77 homes for sale and had hovered between 50 and 70, the number of homes on the market took a fairly drastic upturn in March with over 100 homes active on the market. As of this writing in late April, that number didn’t show signs of changing as there are currently 101 homes, townhomes and condos for sale in this coastal community.
One thing the Manhattan Beach homes don’t always offer the luxury home buyer is space. There are the occasional oversized lots in the hill section but 
other than that there just isn’t just much in the way of the great outdoors.
That’s certainly not the case with the rare opportunity offered at 2104 Palm Ave in the tree section of Manhattan Beach. Currently off market and not on the MLS, this home sits on two adjacent lots offering a beautiful home and not only a yard, but a yard that most local soccer teams would be envious of. The home itself offers almost 4500 square feet, 5 bedrooms, 6 baths and the combined lot size is almost 10,000 feet which is almost unheard of in this part of town. Built in 2006, the home has been meticulously maintained and updated and offers a pool and spa in addition to the best sports court that you can imagine. Not currently on the market, the home is for sale at $7,999,000 with listing agent Greg Maffei of Re/Max.
The home can be shown to qualified buyers. Please contact us for a private showing and find out more about this very rare opportunity. Contact us to see other Manhattan Beach pocket listings and off market homes before they hit the market.
While the market is always slow over the holidays and homeowners often take their homes off of the market for a few weeks, the inventory in 
Manhattan Beach has reached a new low. As of January 5th there are only 28 homes for sale in all of Manhattan Beach.
Compare that with a high of 189 homes for sale in May of 2010 and you can see just how drastic the market changes have been. Even the summer months (with traditionally the highest inventory as it’s a peak buying season) had 68 homes for sale during the months of July and August.
So what does this mean?…..well that depends on which side of the market you’re on
For sellers the demand is incredible. Prices are at peak levels, sellers are receiving multiple offers on homes priced at market value, buyers are willing to overlook the usual challenges such as busy streets, homes needing updates, and homes with ideal locations or potential are having some amazing bidding wars. See our recent post on the walkstreet, half lot home that sold for almost $600K over list price. If homeowners have given any thought to selling their home, regardless of area, condition and location, it’s an ideal time to sell.
For buyers the market has been incredibly challenging with some buyers simply taking a break from the madness. Builders are buying any home in Manhattan Beach that hasn’t been built in the past 25 years at big numbers, buyers are lined up in certain neighborhoods waiting for the next listing to hit the market (if the home even hits the market as pocket listings are becoming more common in this market) and entry level homes no longer exist.
In this market buyers have to be aggressive if they really want to own a home in Manhattan and need to be even more aggressive for premier properties. Knowing about homes the minute they hit the market, or even before is critical and understanding pricing can make all the difference.
Contact us if you are an eager seller, or frustrated buyer, as we have a deep understanding of the market and can certainly help.
lifestyle: Ocean views and breezes, fabulous entertaining spaces and top-of-the-line everything. Completed in 2008, this warm, custom-built home by Steve Lazar 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).