Sunday, November 23, 2014

Manhattan Beach Strand Homes: Beachfront Properties for Sale


It was a great week for beachfront home buyers on the Manhattan Beach Strand: 2 properties closed escrow this week. To put that in some perspective, previously this year there were only 2 other Manhattan Beach Strand homes sold and 2 in Hermosa Beach as well.
If you have never been to the South Bay Beach Cities and are not familiar with the "Strand", here's a little bit of background to get started.
A paved path, called The Strand, runs along the coastline from Torrance Beach in the south approximately twenty miles north to Santa Monica and stops at about Pacific Palisades. There are beachfront ocean view homes along The Strand in Manhattan Beach and Hermosa Beach CA.
Northward from Manhattan Beach there are no homes in beachfront homes in El Segundo CA but you will find beachfront housing in Playa Del Rey and other coastal communities to the north.
In South Redondo Beach, the homes the closest that you can own a home to the oceanfront is on "The Esplanade" which in general is set further back than The Strand. The bike and walking path continues after the Redondo Pier but not the houses. People may confuse The Strand with a "boardwalk." The Strand is not considered a "boardwalk," because it is not made out of wood boards.
To keep it simple, just head down to the end of Manhattan Beach Blvd. You see the path with the amazing houses directly facing the ocean? Those homes are on The Strand. Other than the absolutely unobstructable ocean views, what makes Strand homes so unique is that they literally are "on the beach". Other beachfront property in LA  County is not quite this much on the beach may be further set back with the exception of Malibu CA where homes may actually have waves breaking beneath the houses.
In any case, this is some of the most desirable and expensive real estate in Southern CA. While many buyers prefer to be south of the Manhattan Beach Pier and some even prefer North Hermosa "between the Piers" to let's say El Porto in Manhattan Beach, let's face it, it's all good. Very good.
So, just amazing to see 2 properties change hands the same week considering how rare these properties are to say nothing of how expensive. (Follow the links for the MLS listings.)
516 The Strand was listed for an even Ten Million (dollars) and sold for $13.5M. The 1884 sq ft house sitting on the 3328 sq ft ocean front lot is currently being used as a duplex and is rented. I'm going to guess that we'll see a new structure there at some point in the not too distant future because I just don't think it quite pencils out as a rental. But that's just my speculation.
1904 The Strand was advertised as "quite possibly the finest home ever built on The Strand" and at a sales price of $15,750,000 who I am to argue. Some of the incredible features, other than the location, are stone floors reclaimed from a French Chateau (nice touch), radiant heated floors, 1400 bottle wine cellar, and a four car garage including a lift! The almost 5000 sq ft 3 story 4 bedroom house was built in 2006 and sits on a 3324 sq ft lot.

By comparison, The Hermosa Beach Strand Sales this year were just nowhere near as expensive.

3035 The Strand which is one of my favorite Hermosa Beach Strand properties is in a a great north end Hermosa location that's right between the piers and an easy walk to downtown Hermosa Beach or Manhattan Beach. Built in 1990, this 3219 sq ft house sits on a 2937 sq ft lot. The house has a lot of updates and a great floorplan with the master suite on the third level. It was listed and sold for $8.5 million.

Moving up in price a little bit, 2624 The Strand in Hermosa Beach sold for $8.95M. That property is unique in that having been built in an earlier era, the setbacks could not be duplicated today (or so the listing agent says). The house might look small from the street but is 3758 sq ft with 3 bedrooms on a 2872 sq ft lot. there's also an extra large 3 car garage which certainly can come in handy.

Manhattan Beach or Hermosa Beach, living on The Strand is the ultimate in southern CA LA County ocean front beach living. But if you can't find a home on the Strand, how does a walk street west of Highland sound?

Tuesday, November 18, 2014

Home Values in Manhattan Beach CA

Manhattan Beach Real Estate is highly desirable and many homes are currently selling at or above their previous highs. So how much is your home worth today? You can follow this link to find out or even better yet call me at 310 975 5139 for a personalized automated market valuation and sales price.


Visit ellisposner.smarthomeprice.com for your free automated valuation or ellisposner.nameyoursellingprice.com to tell me what it will take to make you move.

Sunday, November 16, 2014

Ocean View Contemporary Manhattan Beach Sand Section Townhouse for Sale

So every week in addition to numerous private showings of my listings and the properties my buyer clients are interested in I preview even more houses on the Broker's Open House tours in Manhattan Beach, Hermosa Beach, and Redondo Beach. Sounds more like fun than work, right? Well for me it is because I love Real Estate and what could be a better way to spend your time than listing and selling homes in the Beach Cities?

My favorite new Manhattan Beach MLS listing this week is a 3 bedroom, 3.5 bathroom attached townhouse located at 2305 Bayview Dr in the Manhattan Beach Sand Section.


Years ago I lived on 6th and Bayview and it is really a great street so don't make the mistake of thinking it's just an alley and ruling this property out. It is one of the nicest contemporary townhomes you will find this close to the Strand.

There's a great floor plan with a large kitchen complete with a Sub Zero glass door refrigerator (very cool), center island, and ample space for dining plus a great family room. There's lots of great features including state of the art technology, skylights, a limestone fireplace, floating staircase, Sub Zero, Wolf and Bosch appliances, Wenge interior doors, dark hardwood floors and the list goes on and on.

Great ocean views in a quiet Manhattan Beach neighborhood and one block to the beach. What more can you ask for? Listed Broker is Coldwell Banker Residential. MLS asking price is $3,399,000.

Friday, November 14, 2014

Manhattan Beach Real Estate Market Trends

Whether you are buying, selling, or investing in real estate, it's always interesting and informative to take a look at market trends. As homeowners we always like it when property values are going up but as buyers we look for signals and indications that prices are declining. Of course as soon as we buy we then look for data to validate that the home values are on the rise.

Here's some interesting data I was just reviewing.


Looking at the median home price compared to what is selling, it tracks fairly closely as would be expected as a purely mathematical function. Around $2 million is what buyers should be looking at in Manhattan Beach realistically.

At the upper end of the market, above $3M, properties will be on the market longer. As a result, the absorption rate

Monday, November 3, 2014

5 Star Zillow Beach Cities Agent

I just hit a milestone I'm very proud of: 50 Five Star Reviews on Zillow. In fact Zillow even sent me a congratulatory email so it must be kind of a big deal. I also closed 27 transactions over the past 12 months, over half of which have been in the Beach Cities: Manhattan Beach, Hermosa Beach and Redondo Beach CA.

Real Estate Agent Ellis Posner

I just want to take this opportunity to say thank you to all of my clients who have been kind enough to publicly support me with their kind words and reviews on Zillow and Trulia. I know that when it is time to buy or sell Real Estate there are a lot of agents to choose from and it has been my privilege to be able to help so many wonderful families and individuals with their home purchase or listing in Redondo Beach CA.

Ellis Posner Recent Beach Cities Sales

Tuesday, October 28, 2014

Manhattan Beach CA Top Real Estate Brokerages

Over the last few years the Real Estate industry has certainly seen the large brokerages lose a significant number of their top producing agents. We've also seen an increase in the number of independent and smaller brokerages who have been able to flourish in the new environment where both buyers and sellers rely more on Real Estate portals such as Zillow, Trulia, Realtor.com and others to disseminate information that previously was only in the hands of the Real Estate agents and brokers. In fact, these days it is not uncommon for buyers to know as much, or at times more, than their agents might.

In Manhattan Beach we've certainly seen the continued dominance of two long time Beach Cities brokerages, Shorewood Realtors and South Bay Brokers. Even so, over the past year neither one had a greater individual market share than "all others" did.

On the listing side, I still see a lot of Shorewood and South Bay Brokers signs hanging outside of homes for sale in Manhattan Beach. What may be driving the market share of the "others" right now is that with many buyers coming from other parts of the Southland, be it LA Westside or Orange County they may be working with what we locally affectionately refer to as "out of area" Brokers.

Considering the investment dollar of Manhattan Beach Real Estate I would still have to highly recommend that whether you are buying or selling a home in Manhattan Beach CA, you work with a local Manhattan Beach Realtor.

Wednesday, July 2, 2014

Manhattan Beach CA MLS Search 90266: Current Home Listings

Manhattan Beach CA Real Estate continues to remain in high demand with many homes selling over the MLS list price and with multiple offers. Inventory has been on the rise so there is more selection than you may have found a year ago. The following map will update all MLS listings in real time whenever you return to this page.

THESE ARE ALL THE CURRENTLY AVAILABLE HOMES LISTED FOR SALE IN MANHATTAN BEACH CA 90266


If you are not familiar with the various Manhattan Beach CA neighborhoods, here's a quick guide to the areas "West of Sepulveda"

The Manhattan Beach Sand Section is West of Valley Ardmore to the ocean. The most expensive homes are found on The Strand with Walk Street properties also selling for very high prices in many instances. What's a "Walk Street"? Those are the blocks that cars can't drive on (your garage is accessed via an alley). East of Highland they may be flat but most west of Highland Ave are on an incline leading down to the Ocean. Some Buyers may be more focused on "Sand Section" than Manhattan per se. Here's some homes for sale in the Hermosa Beach Sand Section. The Manhattan Beach Sand Section is MLS Area 142.

Another popular Manhattan Beach neighborhood is the Hill Section which is found west of Sepulveda and East of Valley Ardmore with the northern boundary being Manhattan Beach Blvd and the southern tip ending at the Hermosa Beach border. Hill Section lots are larger than lots in the Sand Section and many of the original houses have been rebuilt with ocean view mansions. The Hill Section is MLS Area 144.

Moving further north from the Hill Section is the Manhattan Beach Tree Section which has the same east-west boundaries as the Hills. The northern boundary is Rosecrans and the south is Manhattan Beach Blvd. Homes and lots in the tree section may be smaller than the Hills Section and are often priced somewhat lower. Homes in the Tree Section are not known to have ocean views. The Tree Section is MLS Area 143. FYI, not only are there a lot of actual trees in the Tree Section, but the streets are named Oak, Maple, Poinsettia, Pine, Walnut, etc.

Here's some "Quick Searches" to help make your Manhattan Beach House Hunt easier.

Manhattan Beach MLS Listings: All Homes for Sale
Manhattan Beach MLS Listings: Single Family Homes for Sale
Manhattan Beach MLS Listings: Townhouses and Condos for Sale
Manhattan Beach MLS Listings: Foreclosures and Short Sales
Manhattan Beach MLS Listings: Real Estate for sale less than $1,000,000
Manhattan Beach MLS Listings: Real Estate for sale $1,000,000-$1,500,000
Manhattan Beach MLS Listings: Real Estate for sale $1,500,000-$2,000,000
Manhattan Beach MLS Listings: Real Estate for sale $2,000,000-$2,500,000
Manhattan Beach MLS Listings: Real Estate for sale $2,500,000-$3,000,000
Manhattan Beach MLS Listings: Real Estate for sale $3,000,000-$4,000,000
Manhattan Beach MLS Listings: Real Estate for sale over $4,000,000
Manhattan Beach MLS Listings: Real Estate for sale in the Sand Section
Manhattan Beach MLS Listings: Real Estate for sale in the Hill Section
Manhattan Beach MLS Listings: Real Estate for sale in the Tree Section
Manhattan Beach MLS Listings: Real Estate for sale in East Manhattan Beach
Manhattan Beach MLS Listings: Real Estate for sale in Manhattan Village
Manhattan Beach MLS Listings: Townhouses and Condos 2 bedrooms
Manhattan Beach MLS Listings: Townhouses and Condos 3 bedrooms
Manhattan Beach MLS Listings: Townhouses and Condos 4 bedrooms
Manhattan Beach MLS Listings: Single Family Houses 2 bedrooms
Manhattan Beach MLS Listings: Single Family Houses 3 bedrooms
Manhattan Beach MLS Listings: Single Family Homes 4 bedrooms
Manhattan Beach MLS Listings: 30 day price reductions
Manhattan Beach MLS Listings: 10 days or less on the market

Thursday, June 26, 2014

Modern New Homes for Sale Manhattan Beach Sand Section


Here's 2 great Manhattan Beach Sand Section new construction homes for sale.

128 14th St Manhattan Beach 90266 (pictured above) is about 400 sq ft (per the builder) on a 2781 sq ft lot and features 4 bedrooms and 3 full plus 2 half baths. It is listed by Sotheby's International Realty for $6,399,000 making it one of the most expensive homes currently offered for sale in Manhattan Beach. (But not the most expensive.) MLS SB14123580.



"Superb new construction. Light-drenched ocean views, natural elements & a contemporary architectural aesthetic fuse together in this spectacular display of beach living. All in the center of town and a few homes from the Strand. Conceptualized by renowned architect Michael Lee, in collaboration with KKC Fine Homes. 4 bedrooms, 5 baths in 4000+ square feet. Design features include stunning steel & open wood tread staircase, sealed concrete & rift white oak flooring. Gourmet kitchen features Thermador professional series appliances, custom cabinetry & a large marble island with a waterfall edge. Large patio deck with fire pit, BBQ & view of the Pier, sand & waves. North deck includes white water views down to Santa Monica & Malibu. Liv rm with wet bar. Unique "ultimate" garage is built with all the detail & luxury of the main house, featuring an entertainment kitchen, pantry, keg fridge, bathroom, beverage center, wired for surround sound & 6+ TVS. This fully air-conditioned entertainment space can accommodate up to 6 cars & offers commercial doors on the front & back with low profile openers, polished cement floors, 9 ft. ceilings. Back side of garage opens to a yard area with a fire pit, BBQ & outdoor shower."



At less than half the size (and price) and still an amazing home is 221 23rd Pl 90266. This 3 bedroom, 3.5 bath SFR is also brand new and measures 1938 sq ft on a 1348 sq ft lot. Listed for $2,999,000. MLS SB14120138.

"Custom built in 2014, this brand new single family sand section home includes 3 bedrooms and 3.5 bathrooms at just under 2,000 square feet. If panoramic ocean views interest you, this property is a must see! These views include the Manhattan Beach pier, whitewater ocean, and the rolling lanscapes of Palos Verdes and Malibu. Beautifully stained oak wood floors throughout pair seamlessley with the Sub-Zero, Wolf & Miele appliances. A flush mount fireplace warms the master bedroom while the living room fireplace is stunningly surrounded by an onyx focal wall. For the interior, this home is set up for iPad controls, electric window shades and speakers throughout. For the exterior, configurations for 5 perimeter cameras complete the security system. An absolute must see custom masterpiece in a fantastic location with spectacular views."

Follow this link to view MANHATTAN BEACH SAND SECTION homes for sale in the MLS.

Saturday, May 24, 2014

El Porto Ocean View Manhattan Beach Townhouse for Sale

Modern Manhattan Beach Ocean View Townhouse
Wow. Built in 2009 with amazing views of the ocean, this 2681 sq ft four bedroom Manhattan Beach Sand Section El Porto townhouse for sale offers the ultimate in beach living. Here's what the listing agent says about it in the MLS:

"Step into this ultra sleek modern design, with a downtown feel, right by the beach. Enjoy an urban, loft like feeling with cool ocean breezes and panoramic ocean views for miles. This home has high end finishes throughout and offers ocean views from the top three floors of this modern getaway! The top level has a gorgeous bright living room with fireplace and ocean views from every angle, a large comfortable deck, half bath and a chef’s kitchen with stainless steel Viking appliances. The middle level has a master bedroom and master bath, as well as an additional bedroom or office. The lower level has two other large bedrooms that are on opposite ends, both of these rooms have their own on suite bathrooms, and share a patio with a hot tub and ocean views. Bamboo floors run through all the main living areas of the home as well as on the kitchen cabinets. All bathrooms have a smooth sleek look with marble counter tops, and travertine flooring and high end fixtures and hardware. This multilevel home is designed for an elevator. This home is perfect for full time, vacation home or investment, views like this are a rare find!"



If you are not familiar with the El Porto neighborhood, it is the northernmost tip of Manhattan Beach north of Rosecrans Ave in the Manhattan Beach Sand Section. El Porto Beach is very popular, particularly among surfers. Originally it was not part of Manhattan Beach. It was annexed in 1980.

312 44th St, Manhattan Beach CA. Listed by Shorewood Realtors for $2,375,000. MLS SB14105905.

Friday, April 18, 2014

New Construction Homes for Sale in Manhattan Beach CA 90266

Now that we are well into the great housing recovery with no discernible end in sight you can expect to see more builders taking on "spec" home projects. A lot more. And selling them for a lot more. Here's some that got my attention this week.

128 14th St in the Manhattan Beach Sand Section. Light-drenched ocean views, natural elements & a contemporary architectural aesthetic fuse together in this spectacular display of beach living. All in the center of town and a few homes from the Strand. Conceptualized by renowned architect Michael Lee, in collaboration with Kim Komick of KKC Fine Homes, slated for completion in Spring 2014-plenty of time to pick finishes. 4 bedrooms, 5 baths in 4000+ square feet. Design features include stunning steel & open wood tread staircase, sealed concrete & rift white oak flooring. Gourmet kitchen features Thermador professional series appliances, custom cabinetry & a large island with a waterfall edge. Large patio deck with firepit, BBQ & view of the Pier, sand & waves. North deck includes white water views down to Santa Monica & Malibu. Liv rm with wet bar. Unique "ultimate" garage is built with all the detail & luxury of the main house, featuring an entertainment kitchen, pantry, keg fridge, bathroom, beverage center, wired for surround sound & 6+ TVS. This fully air-conditioned entertainment space can accommodate up to 6 cars & offers commercial doors on the front & back with low profile openers, polished cement floors, 9 ft. ceilings. Back side of garage opens to a yard area with a fire pit. Complete May '14.

1416 3rd St in the Manhattan Beach Mira Costa neighborhood East of Sepulveda. Or as we affectionately call it, East Manhattan Beach. Gorgeous custom built contemporary beauty with professionally designed interiors and city lights views. Features 5 bedrooms + study, 5 bathrooms and 4,764sf of living space on a 6,644sf lot. The first floor features a living room with two story ceilings and fireplace, formal dining room, great room with fireplace adjacent to gourmet kitchen, breakfast room, guest bedroom and mudroom/laundry room. Gourmet kitchen with island features a walk-in pantry and butler’s pantry, Viking range, Thermador ovens and Sub-Zero refrigerator. The second floor features the master suite with fireplace, sitting area, walk-in closet and deck, 3 other bedroom suites - all with walk-in closets, a second laundry room, study and 2 other balconies. Basement features a space for a wine cellar or home theater and access to the 3 car garage. Other features include a large backyard that can be access through the great room and breakfast room, central heat and AC, and wiring for a Vantage home automation system. Prime location on a very quiet street. Another great representation of California Custom Homes. Completion in Summer of 2014. Listed by Shorewood Realtors for $3,199,000 but who knows, if prices keep doing what they've been doing, could be more by the time it is completed. All kidding aside, I love modern and contemporary homes and glad to see some being built.