Real Estate in the Manhattan Beach Tree Section a Hot Market

Homes in the Manhattan Beach “tree section” are always a hot commodity and the market never took too much of a hit during the market slow down of the past few years. Due in part to great schools, family friendly neighborhoods, proximity to the beach, and limited supply, tree section luxury homes and Manhattan Beach real estate in general, has always remainded strong. The market has really taken off since the beginning of the year with most home listings getting multiple offers and often selling above list price.

Current Manhattan Beach Tree Section Homes for Sale

in Communities, Homes, Manhattan Beach, Manhattan Beach Tree Section, Market Trends Posted by Keith Kyle

So What’s All The Hype about “Off Market” Redondo Beach Listings These Days?

With the local real estate market so active, home inventory at near record lows and buyers in a frenzy to find homes, the buzz is all about “off market” listings. So what does that really mean and how can it benefit you? Off market listings can mean a number of different things which can include:

Exclusive listings – This is a situation in which a realtor has a signed listing agreement but the seller doesn’t want it on the MLS for some reason. This can sometimes be due to the home having tenants, can be due to sellers simply not wanting to go through the hassles of open houses, endless showings, etc. This usually will get the seller a lower sales price, but for many it’s well worth it. It’s great for home buyers to know about these listings as the competition can be far less fierce. Less competition can often mean better price and terms for the buyer
Upcoming listings – sometimes a home will be coming up for sale but just not listed yet. The usual reason is that the seller is getting it ready for the market. This can mean anything from doing major work/upgrading to simply cleaning it up. If you can get in early before the seller has spent money there is an opportunity to buy at a lower price.
Pocket listings – this is a situation in which someone (usually a realtor) knows of someone that “might” consider selling. As they usually do not have a listing agreement signed it’s tough to get much information from them. Agents often contact me with pocket listings and may give a street or a vague description but often not an actual address.

There are other opportunities as well with some sellers taking a “make me move” type approach in which the right price just may get them to consider selling. Other potential opportunities may include knowing which homes have a notice of default or notice of trustee’s sale, and they may consider doing a short sale (although most lenders require the home to be “on the market” for them to consider)

So how do you find out about off market listings? The best way is to find a local realtor that spends time networking with other agents and homeowners. Intimate market knowledge is critical as many top agents share listing information prior to it going on the MLS or being marketed to the masses. I generally hear of 10 listings or so each week that are off market or not yet listed and this can be a tremendous advantage in a market that is so competitive. Contact South Bay realtor Keith Kyle for information on off market listings and homes not yet on the MLS.

in Communities, Homes, Manhattan Beach, Market Trends, North Redondo Beach, Opinion, South Redondo Beach, Torrance Posted by Keith Kyle

Hermosa Beach Sand Section Home Prices Reaching New Levels

Although median prices in a luxury market such as the Hermosa Beach sand section can vary dramatically due to one or two oceanfront home listings on The Strand, the median home prices for active listings has reached record highs. The sand section of Hermosa Beach is the area closest to the ocean and is bordered by Manhattan Beach to the north, the streets of Valley/Ardmore to the east, and Redondo Beach to the south. There are numerous housing options ranging from magnificent Strand homes, to “walkstreet” homes with an alley in the back but a pedestrian only sidewalk in the front, to endless ocean view condos, townhomes and single family. In general prices are higher north of Pier Avenue.

According to local realtor and Hermosa Beach resident Keith Kyle with South Bay Brokers “the homes active on the market are almost all exclusively very high end luxury homes and we’ve reach a median home price never seen before.” The current median home price for all types of active homes is at $3,749,000. This in a town where the median prices have hovered in the $1.1M-$1.2M in general for the past few years. There are many factors at the moment including a number of ocean front homes including 2666 The Strand, an oceanfront estate priced at a whopping $15,900,000 (incredibly it was raised from it’s original $13,900,000), 718 The Strand at $6,300,000 and 5 other homes priced over $4.0M with 3 walkstreet homes for sale.

[idx-listings community=”Hermosa Beach Sand” propertytypes=”513″ orderby=”Price” orderdir=”DESC” count=”5″]

in Communities, Hermosa Beach, Market Trends, Ocean View Homes, Oceanfront Homes, Walkstreet Homes Posted by Keith Kyle

3612 Alma Manhattan Beach sand section townhome

March 28, 2013May 16, 2025

North Manhattan – El Porto Real Estate

Welcome to El Porto in North Manhattan Beach

The most affordable area of the Manhattan Beach sand section

While the real estate market around the country was taking a hit, home values 3612 Alma Manhattan Beach sand section townhome along the coast of the South Bay remained as stable as ever. The “sand” section of Manhattan Beach remained particularly strong as oceanview and oceanfront homes that are walkable to the beach are always in demand. Home prices in the sand section (see map) are reaching unbelievable highs with full lot walkstreets in the 3-6 million dollar range, depending on age, condition and view.

While these homes are out of reach for most South Bay buyers, there is an area of Manhattan Beach that offers far more reasonable home prices. The area is known as “north” Manhattan, although it’s more familiar to most as El Porto. El Porto is the northernmost neighborhood of Manhattan Beach. Ideally located for commuters traveling to Santa Monica or downtown Los Angeles, El Porto offers close proximity to LAX, Marina Del Rey, the Westside and more. As El Porto lies on a fairly steep grade, homes in the area often offer stunning ocean and panoramic views from Palos Verdes to Malibu. One unique feature of El Porto is that it offes many half lots generally measuring 45×30 which allows for some more affordable housing within a block or two from the ocean. Many of these homes are “legal non-conforming” duplexes with a 2 bedroom unit upstairs and a 1 bedroom or studio rental downstairs. Homes in the area start in the mid $1,500,000 and depending on size, age, and views can go up to the $3,500,000+ range. The area is ideal for people not needing a huge home, that love the beach and ocean, and want to shave off 15 minutes of their commute. For surfing enthusiasts, it happens to front the best surfing beach in the South Bay. If you are looking for an oceanview home in Manhattan Beach you may want to consider the El Porto.

Keith Kyle – Realtor, e-Pro – Vista Sotheby’s International– 2501 N Sepulveda Blvd Manhattan Beach, CA 90266 – 310-251-2344

in El Porto, Manhattan Beach, Manhattan Beach Sand Section, Ocean View Homes, Oceanfront Homes, Walkstreet Homes Posted by Keith Kyle

March 26, 2013March 9, 2023

Manhattan Beach Sand Section Market Update

Manhattan Beach Sand Section Homes Report

The sand section of Manhattan Beach offers the epitome of California coastal living. The sand section is the area of Manhattan Beach that is bordered by the beach and ocean to the west, and generally the streets of Valley and Ardmore to the east. What makes this area so desirable is the proximity to the beach and the ocean. The area offers a variety of housing options with oceanfront luxury homes on The Strand, beautiful “walk street” homes with a wonderful sense of community and often sweeping ocean views, townhomes just a few blocks to the beach, and multi unit homes of North Manhattan, known as El Porto. The market is always very active as the demand is always strong for prime beach real estate. As of mid March there are 9 active homes for sale in the Manhattan Beach sand section, 21 pending home sales and 18 closed homes sales as of February 1st. According to Manhattan Beach realtor Keith Kyle, “Incredibly low inventory coupled with very high demand since the beginning of the year is driving prices up quickly. There are many buyers looking in this luxury market, but there are very few listings and even homes priced at market value are often selling with multiple offers, over asking and with huge concessions by the buyers.” The current average sales price since the beginning of February has been slightly over $2,300,000. See the chart below to see the market by the numbers.

Active MLS Listings – Currently there are 9 active homes for sale in the Manhattan Beach Sand Section
		List Price	ADOM		BR	BA	Year Built	SqFt	Lot SqFt
	Min	1,179,000	2	–	2	2.00	1933	1,392	1,153
	Max	6,750,000	19	–	5	6.00	2013	5,000	3,772
	Avg	3,207,889	10	–	4	4.00	1990	3,012	2,216
	Sum	28,871,000		–
8 Pending home Sales – 21 Total “In Escrow”
		List Price	ADOM		BR	BA	Year Built	SqFt	Lot SqFt
	Min	975,000		–	2	2.00	1946	1,082	1,350
	Max	2,499,000	105	–	5	4.00	2009	2,989	5,885
	Avg	1,854,750	31	–	3	3.38	1982	2,040	2,855

13 Pending Sales in Backup Offer Status
		List Price	ADOM		BR	BA	Year Built	SqFt	Lot SqFt
	Min	925,000	5	–	2	1.00	1921	982	1,345
	Max	6,995,000	73	–	5	5.00	2007	5,000	4,930
	Avg	2,519,538	36	–	4	3.69	1988	2,602	2,577

18 Closed Home Sales since 2/1/2013
		List Price	ADOM	Selling Price	BR	BA	Year Built	SqFt	Lot SqFt
	Min	1,199,000		1,214,500	2	2.00	1927	1,350	990
	Max	11,500,000	449	10,995,000	5	5.00	2012	4,761	3,507
	Avg	2,409,278	78	2,362,350	3	3.72	1987	2,281	2,562
	Sum	43,367,000		42,522,300
Status: All (48)
		List Price	ADOM	Selling Price	BR	BA	Year Built	SqFt	Lot SqFt
	Min	925,000		1,214,500	2	1.00	1921	982	990
	Max	11,500,000	449	10,995,000	5	6.00	2013	5,000	5,885
	Avg	2,496,458	46	2,362,350	3	3.71	1987	2,465	2,549

in Manhattan Beach, Ocean View Homes, Oceanfront Homes, Walkstreet Homes Posted by Keith Kyle

March 20, 2013October 18, 2023

1311 Paseo Del Mar – Oceanfront Home for Sale in San Pedro’s South Shores

**Please note that this home sold and this is an older post**

Beautiful Cape Cod inspired oceanfront home at 13110 Paseo Del Mar in South Shores. Click here to view all of the ocean front homes in the South Bay cities of Palos Verdes, Manhattan Beach, Hermosa Beach, Redondo and more.

in Communities, Homes of Note, Ocean View Homes, Oceanfront Homes, San Pedro Posted by Keith Kyle

Communities

Real Estate in the Manhattan Beach Tree Section a Hot Market

So What’s All The Hype about “Off Market” Redondo Beach Listings These Days?

Hermosa Beach Sand Section Home Prices Reaching New Levels

North Manhattan – El Porto Real Estate

Welcome to El Porto in North Manhattan Beach

Manhattan Beach Sand Section Market Update

Manhattan Beach Sand Section Homes Report

1311 Paseo Del Mar – Oceanfront Home for Sale in San Pedro’s South Shores

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