If you’re researching Manhattan Beach Strand sold prices, you’re already asking the right question — and you should know going in that the data is genuinely thin. The Strand is a limited stretch of oceanfront path running north-south along the sand in Manhattan Beach’s Sand Section. Homes with a Strand address have their front door facing the beach with no street, no alley, and nothing between them and the water. There is a small number of these properties in the entire city, and they rarely change hands.
That scarcity is the defining feature of this market. We typically see somewhere between three and seven single-family residence (SFR) sales per year on The Strand. In a city like Manhattan Beach, that is not a comp pool — it’s a handful of individual transactions, each shaped by factors specific to that home. When I look at year-by-year median prices, I am not reading a market trend the way I would for the Sand Section as a whole. I am seeing which homes happened to sell that year.
What I can say with confidence: The Strand consistently trades at a 3–4x premium over comparable inland Sand Section properties — a premium that has held through every market cycle, as the Sand Section appreciation data confirms. It is the most expensive real estate in the South Bay. For broader context on the luxury market, see our analysis of the most expensive homes in Manhattan Beach. The data below is pulled from MLS closed sales. These are real transactions, a matter of public record, and the most complete picture of this market you will find in one place.
Strand SFR Closed Sales: Year-by-Year (2017–2025)
The table below covers single-family residence sales only. Attached townhome-style properties on The Strand trade at a meaningful discount to SFR equivalents — an important distinction when comparing one transaction to another.
| Year | Sales Volume | Median Price | High Sale |
|---|---|---|---|
| 2017 | 7 | $11,900,000 | $21,000,000 |
| 2018 | 3 | $15,250,000 | $17,400,000 |
| 2019 | 2 | $10,150,000 | $11,775,000 |
| 2020 | 3 | $7,400,000 | $17,750,000 |
| 2021 | 6 | $14,237,500 | $19,200,000 |
| 2022 | 6 | $12,100,000 | $16,200,000 |
| 2023 | 6 | $14,700,000 | $19,450,000 |
| 2024 | 3 | $14,000,000 | $24,500,000 |
| 2025 | 12+* | ~$13,100,000 | $17,000,000 |
*2025 figure includes approximately 12 standard SFR transactions plus several multi-parcel assemblages (notably 1016/1020/1028 The Strand and 1250/1272 The Strand, each transferred on the same date at the same price — likely single negotiated transactions across adjacent parcels). Counting methodology affects the exact volume figure.
A note on 2020: the median of $7.4 million reflects that two of the three sales that year were attached townhome-scale properties. The same year produced a $17.75 million SFR sale. The low median is not a signal of a down market — it is a sample size of three with a different property mix than other years.
Notable Individual Sales on The Strand
The transactions below represent the upper tier of what The Strand has traded for over the past several years. These are all single-family residences, all public record. The 2024 sale at 1800 The Strand — $24,500,000 — stands as the all-time record for the stretch as of this writing.
| Address | Year Sold | Sale Price |
|---|---|---|
| 1800 The Strand | 2024 | $24,500,000 — all-time record; sold by Stroyke Properties Group |
| 1000 The Strand | 2017 | $21,000,000 |
| 3216 The Strand | 2024 | $21,000,000 |
| 508 The Strand | 2021 | $19,200,000 |
| 104 The Strand | 2017 | $18,400,000 |
| 2720 The Strand | 2020 | $17,750,000 |
| 1204 The Strand | 2018 | $17,400,000 |
| 108 The Strand | 2025 | $16,750,000 |
| 2316 The Strand | 2021 | $16,500,000 |
| 1920 The Strand | 2021 | $16,250,000 |
| 1516 The Strand | 2022 | $16,200,000 |
| 1900 The Strand | 2022 | $15,573,900 |
| 3100 The Strand | 2023 | $14,500,000 |
| 3000 The Strand | 2023 | $13,500,000 |
Why Strand Prices Vary So Much Year to Year
When the median jumps from $12.1 million in 2022 to $21 million in 2024, that does not mean The Strand appreciated 70% in two years. What it means is that in 2024, only three homes sold — and two of them were among the highest transactions ever recorded on the street. The median reflects which homes changed hands, not what happened to the underlying value of every property on the block.
This is a market where one transaction can move the annual median by millions. I am careful about how I present year-over-year changes to clients precisely because the sample is so small. If you want to understand what a specific home on The Strand is worth today, you need a comp-by-comp analysis that accounts for the property’s specific characteristics — not a year-over-year percentage applied to last year’s median. The data above is the starting point. It is not the answer.
What Determines Where on the Spectrum a Strand Home Falls
Within The Strand market, the gap between the low end and high end of any given year is substantial. Several factors drive that spread:
Lot width and total home size. Wider lots and larger homes command higher prices. This is a street where total livable space matters significantly, and the difference between a narrow lot and a wide one can easily be reflected in the final sale number.
Year built or last major rebuild. A fully rebuilt home with modern construction, updated systems, and contemporary finishes commands a premium over an older structure that hasn’t been touched in two decades. New construction on The Strand is rare and, when it appears, is priced accordingly.
Rooftop deck — size matters. Some Strand homes have rooftop decks, and a spacious one with ocean and city views can be a meaningful value driver. A large deck will actually get used — for entertaining, sunsets, watching the water. A small one will barely get used at all. The premium is real when the deck is genuinely spacious; a compact roof deck looks good on a feature list but adds little in practice.
Front patio and living level elevation relative to The Strand path. Does the main living level sit below the path — so you’re looking up at pedestrians and cyclists — or above it, so you’re looking down onto the foot traffic and out over the sand? The elevation relationship between the home’s primary spaces and The Strand path affects both privacy and the day-to-day experience. Above-the-path positioning is generally preferred and priced accordingly.
Condition of finishes and systems. At this price point, buyers are not looking to renovate. Turnkey, high-quality finishes — kitchen, baths, outdoor spaces, mechanical systems — matter significantly. A fully updated home commands a meaningful premium over an equivalent property that hasn’t been touched in 15 years.
Condition of finishes. At this price point, buyers are not looking to renovate. Turnkey, high-quality finishes — kitchen, baths, outdoor spaces — matter.
Position along the stretch. There are pockets near the pier that some buyers actively seek for walkability to downtown Manhattan Beach. Others prioritize quieter sections of the stretch. Neither is definitively better — it depends on what the buyer values — but positioning does influence demand for individual properties.
The Current Strand Market
Strand inventory is almost always thin. Most owners hold for a long time. This is not a market where sellers need to sell — they know exactly what they have and they wait for the right buyer. As a result, when a Strand property does come to market, pricing tends to reflect the seller’s full understanding of scarcity, not urgency.
Buyers in this market are patient by necessity. The right home on The Strand does not appear on a schedule. We work with buyers who have been waiting for a specific type of Strand property — a particular lot width, a particular level of renovation — for years. That patience is often the difference between settling for a second-tier option and getting the property they actually want.
Off-market activity is also real on The Strand. Not every transaction makes it to the public MLS, which means the data above, while the best available snapshot, may not capture every sale. If you are serious about buying or selling on The Strand, working with someone who knows this specific inventory and has relationships here matters more than it does in almost any other market in the South Bay.
If you are thinking about selling on The Strand, I am happy to talk through what the current market actually looks like — not the headline numbers, but the specific comparable properties and what they tell us about value right now. Reach out directly at 310-803-9338 or cecilia@manhattanhermosahomes.com.
Cecilia Agraz
South Bay neighbor and Realtor® focused on clear guidance and low‑stress moves in Manhattan Beach & Hermosa Beach.