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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.
By Keith Kyle
One of the homes currently on the market (as of July 8th, 2016) that we really like is located at 516 4th Street in the Manhattan Beach sand section. While not on a walkstreet the home sits on a quiet street and has the look and feel of a walkstreet location. The home offers a coastal plantation style with a large front yard and patio offering a great mix of indoor/outdoor living.
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If there was any doubt about the intensity of the housing market in the sand section of Manhattan Beach, the recent sale at 2401 Manhattan Ave should put those doubts to rest.
Manahattan Beach has been an incredible market over the past 2 years and, as realtors, we are used to seeing multiple offer situations and homes selling over asking price. The recent sale at 2401 Manhattan Ave simply amazes, however. Listed on October 27th, the home received immediate and overwhelming interest with multiple offers with most being over the asking price. The home was fairly appropriately priced 
at $2,495,000 (which would have been an unheard of number a year earlier) and sold for a whopping $3,005,000. The location was ideal as it was a corner lot on a walk street allowing for somewhat unblockable views and just a half block to the beach.
The home, however, was certainly dated and sits on a “half lot” (1350 sq feet, meaning that it does not extend from the walk street to the alley which most homes in the area due….very much limiting the size of a home that could be built to around 2000 feet). As it was built in 1937 and given the condition it certainly appears that the home is going to be torn down with a new high end luxury home replacing it. Given the incredible sales price and construction costs the owner is likely to be in the mid low to mid $4.0M range when 
all is said and done…… for a 2200 foot home. It shows just what location and a view is worth.
If this doesn’t show just how hot the Manhattan Beach market is, nothing will.
South Bay Brokers and Jack Gillespie will shortly be bringing 2903 Manhattan Ave to Market for an estimated list price of $5,000,000. Located on corner lot on Manhattan Ave with frontage on the walkstreet, this home features some pretty stunning views and offers 4,175 square feet, 3 bedrooms, 3 1/2 baths and was built in 1992. It is definitely a unique home with features you don’t see in most luxury beach homes but for the right buyer it will be all about location, location, location. Contact Keith Kyle for more information.