Manhattan Beach Sand Section | Q4 2022

After a high-flying couple of years, gravity has come to the Sand Section real estate market. 

The number of homes sold in the Sand dropped to 102 for the full year, far lower than in 2021, and 26% below the 5-year average. The shortage of sales hit fast. It was a citywide concern.

Median prices are up, however, by 13% in the Sand, and by a modest 3% citywide. Upbeat median price data may conceal a true reversal in prices that is happening now. We see it on individual sales, rather than in full market data. 

Sellers in this market will be wise to do everything right. We hope to see the market stabilize in the first half of 2023.

For daily updates on the local market, see

Recent Sales In Manhattan Beach Sand Section

121 15th St

A 2005 ocean-view townhome downtown. Sold on its 3rd listing of 2022, but for $200K less than was paid in Aug. 2021. SOLD: $3.900M

3201 Highland Ave

Walkstreet corner half-lot 1960s house with some updates. New construction next door. Sold $100K over asking. SOLD: $2.300M

3612 Ocean Dr. #3

Upgraded 2br townhouse with ocean peeks. SOLD: $2.112M

Manhattan Beach Sand Section | Q3 2022

With a median home price now approaching $4 million, the Sand Section continues to power Manhattan Beach real estate.

True, the number of sales in the past 12 months (132) is down almost 30% year-over-year. But that figure is absolutely typical for the area over a 5-year span.

With relatively few homes available, we still see many listings moving pretty fast. Prices don’t seem greatly impacted now, despite higher interest rates and some slowing trends in the real estate market as a whole. Sellers only need one buyer!

There’s always demand for homes by the water, and with ocean views. Buyers looking for second homes and vacation rentals – including a few of our clients – remain a force in the market.

For daily updates on the local market, see

Recent Sales In Manhattan Beach Sand Section

2400 Alma Ave.

Corner lot 4 bedroom, modern style townhome with big ocean views. Custom built-in 2012. Sold July 2022. SOLD: $4.550M

209 15th Street.

Compact, 2-story 1960s SFR with very modern upgrades and style. Good views and downtown location. Sold Aug. 2022 SOLD: $2.885M

1900 The Strand

Ultra prime corner location on the waterfront. Home built in 1980. Sold Aug. 2022. SOLD: $15.574M

Manhattan Beach Sand Section | Q2 2022

Most indicators for the real estate market in the Sand Section remain positive and support a seller’s market. The median price is up 18% in one year, while the number of homes available has dropped. Buyers have to compete when a great home in the Sand Section hits the market.

Homes that sell these days sell faster than almost any time before, with 14 days on market (median), far less than average for the past 5 years.

The world-famous Strand has not been as busy this year, with just 4 closed sales so far. Two of four listings priced over $20M have quit. Six more Strand homes under contract by early July.

Typical buyers do face negative circumstances with higher interest rates, which limits affordability and could impact prices down the road. For now, data don’t show a downshift.

Recent Sales In Manhattan Beach Sand Section

1504 Highland Ave.

SpectUnique, landmark “A-frame” home very close to downtown. Ocean and pier views, plus lots of history. Sold May 2022. SOLD: $2.625M

301 Homer St.

Corner-lot, oversized newer townhome with ocean views. Quiet South End of town. Sold June 2022. SOLD: $4.200M

323 29th St.

New construction on a North End walkstreet. Three levels with ocean views. Sold April 2022. SOLD: $7.100M

Manhattan Beach Sand Section | Q1 2022

From the highest-end sales on The Strand down to cottages sold for land value, the Sand Section continues to impress. The area has the 2nd-highest median home price in Manhattan Beach at $3.565M, a 15% increase in only one full year.

As the Spring market takes shape, the Sand Section hosts about half the inventory of homes for sale in the city, including 6 homes on The Strand and several priced over $5 million.

Most buyers just can’t find homes easily, and are pursuing off-market deals where possible. Jumps in mortgage rates are adding to the challenges for buyers.

It’s a seller’s market in this popular seaside district, but nothing is easy or automatic. If you’re thinking of selling, consult EDGE for the best strategy to bring you top dollar.

Recent Sales In Manhattan Beach Sand Section

4320 The Strand

Spectacular 5-level custom build (2019) on a corner lot. Amazing details, spaces & views. Sold March 2022. SOLD: $10.755M

528 23rd St.

Custom remodeled cottage on a treasured street. 3 bedrooms and just under 1500 sqft. Sold March 2022, off-market. SOLD: $3.100M

532 4th St.

Two bedroom South End cottage in good condition, but sold for land value. Multiple offers. Sold March 2022. SOLD: $2.930M

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