Elite Collective
Elite Collective
Architectural estates with panoramic ocean views — Manhattan Beach's highest-value inland parcels
The Hill Section sits east of the Sand Section and rises from Highland Avenue to Ardmore Avenue, with the most coveted streets — North Poinsettia, North Dianthus, and the avenues between Pine and Live Oak — sitting at elevations of 100–150 feet above the beach. Lot sizes are roughly double the Sand Section (typically 50 by 150 feet), accommodating architectural homes with three-car garages, lap pools, and detached accessory dwelling units. Hill Section estates routinely trade between $6M and $18M, with view-corner trophies clearing $25M+.
The clearest north-facing ocean views run along North Poinsettia, Larsson, and the avenues above 18th. View premiums are stratified — a confirmed unobstructed white-water ocean view adds 15–30% to comparable sales; a partial peek view adds 5–10%. Cul-de-sac streets like Pine and Voorhees command quiet-street premiums for families with young children.
Hill Section parcels are the South Bay's most active rebuild market — over 60% of homes sold in the Hill Section between 2020 and 2025 were either tear-downs or substantial remodels. Construction-cost feasibility is the single biggest underwriting question for any Hill Section purchase; we model finished comps against build cost on every offer.
Hill Section pricing is driven by three independent inputs: lot size, view, and finish level. Unrenovated mid-century homes on prime view streets trade between $4.5M and $7M as land value; finished new-construction estates run $10M to $18M and the most architecturally distinguished trophies clear $25M. Days-on-market averages 45–75 days for finished homes, longer for properties priced based on aspirational comps. Inventory is consistently below 20 active listings.
For a confidential, data-driven Hill Section, Manhattan Beach briefing, contact Patricia Blakemore directly at (844) 475-0999 or [email protected].
Patricia Blakemore advises a small, deliberate roster of luxury buyers and sellers across Los Angeles County. Every engagement begins with a private strategy call — no pressure, no scripts.
(844) 475-0999[email protected]
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