Elite Collective
Elite Collective
The walk-streets, The Strand, and Manhattan Beach's most coveted ocean-block parcels
The Sand Section is the westernmost slice of Manhattan Beach, bounded by The Strand on the west, Sepulveda Boulevard on the east, Rosecrans Avenue on the north, and Second Street on the south. The neighborhood's defining feature is its 35-foot-wide walk-streets — pedestrian-only blocks like 27th, 26th, and 24th — combined with The Strand, the 22-mile beach bike path that runs the length of LA County. Lots are typically 30 by 90 feet, which produces the highest price-per-square-foot in the South Bay. Strand-fronting trophy parcels regularly trade between $15M and $40M+.
Three distinct sub-markets within the Sand Section: The Strand (ocean-front, the highest dollar values in Manhattan Beach, $15M–$40M+), walk-streets and second-row ($5M–$15M, pedestrian-only blocks with one parcel-depth to the ocean), and inland Sand Section east of Highland ($3.5M–$8M, traditional driving-street access with shorter walks to the beach). Price-per-square-foot is the cleanest comp metric — Strand parcels can exceed $4,000 PSF on land alone.
The Sand Section's annual sales velocity is among the highest in the LA luxury market — averaging 40–60 single-family transactions per year despite tight inventory. Days-on-market for well-positioned Strand listings averages 30–60 days; walk-street homes typically move in 45–90. Coming-soon and pre-market activity accounts for 25–35% of annual Sand Section transactions.
Sand Section pricing is the most efficient micro-market in the South Bay — PSF, view, and walk-street vs. driving-street are all measurable and well-comped. Strand-fronting parcels are scarce (fewer than 400 total) and rarely list publicly. Walk-street and second-row parcels offer the strongest price-to-lifestyle ratio in luxury LA, and East-of-Highland Sand Section is currently the best value entry point into the section.
For a confidential, data-driven Sand 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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