Call Realty Best Palos Verdes Homes - Caldre# 785373 - George Fotion

Call Realty Best Palos Verdes Homes - Caldre# 785373 - George Fotion Contact information, map and directions, contact form, opening hours, services, ratings, photos, videos and announcements from Call Realty Best Palos Verdes Homes - Caldre # 785373 - George Fotion, Real Estate, 433 Via Corta, Palos Verdes Estates, CA.

09/14/2026

Monday, September 14 — Palos Verdes & South Bay daily market update

A 37-event Monday that confirmed Sunday's reversal. Fourteen homes went into escrow against only four new listings — my Absorption Coefficient hit 3.500, the third-highest reading in 113 days of tracking, and the second straight day above 2.0.

The Peninsula led: four escrows against one new listing.
• 6580 Sea Cove Dr, RPV — $8,250,000 under contract at 69 days
• 2532 Via Sanchez, PVE — $4,195,000 new construction, pending at 89 days
• 589 Via Del Monte, PVE — $3,750,000, listed Sept 8, pending in under a week
• 6709 Verde Ridge Rd, RPV — $1,795,000 at 31 days

Torrance: 5 escrows, 0 new listings. Beach cities: 1 escrow, 0 new listings.

Escrow durability improved: 4 back on market puts the Escrow Fragility Index at 22.22%, back under 25% after a three-day run above it — the first such run in this series. Two were true fall-outs; two were listings coming off Hold.

The top of the Peninsula is the exception: 3300 PV Dr W ($11.99M) back on Hold for the second time in a week, 6039 Via Sonoma ($5.699M) expired at 153 days.

Also: 2 closings ($1.53M), 6 genuine price cuts (median −5.5%, mostly under $800K), one price increase on a Torrance listing on Hold.

Buyers: the Peninsula under $4.5M is competitive again; above $5M you still have leverage.
Sellers: two days of thin supply is a launch window — price to September escrows, not spring closings.

Want the numbers for your street or the home you want next? Call or text (424) 722-9136 or book at calendly.com/george-fotion.

09/12/2026

Saturday, September 12 — Palos Verdes & South Bay Daily Market Activity (Session 111)

141 MLS events today: 25 In Escrow, 37 New Listings, 31 Price Reduced, 10 Back on Market, 22 Closed Sales, 16 Off Market.

Both of my derivatives crossed their lines for the second day in a row. Twenty-five escrows against 37 new listings is an Absorption Coefficient of 0.676, the 11th-lowest of 111 sessions. Ten listings back on market against 25 escrows is an Escrow Fragility Index of 28.57%. Together that is a dual-threshold breach — number 13 — and the fifth inside the cluster that started August 29 (S97, S104, S107, S110, S111). No prior cluster ever went past three. It is the second back-to-back breach pair in the series and the third straight day under 1.0. September is now pooling at 0.987 — below equilibrium for the first time this month.

Here is what flipped from Friday. Friday, Manhattan Beach listed ten and absorbed none. Saturday, Manhattan Beach listed one and put six into escrow worth $20,695,000: 201 5th Street (trust, 1998, 2,170 sq ft on a walk-street lot) at $5,500,000; 2412 John Street (2015 build) at $4,295,000 in 30 days; 1732 N Poinsettia at $3,950,000; 2000 Harkness (trust) at $2,799,000 after 66 days; 813 Bayview, a 1930 duplex, at $2,450,000; 426 S Peck (trust) at $1,701,000. Friday's $11,000,000 listing at 1002 10th Street went to Hold today at zero days. The supply moved inland: Torrance listed eleven and absorbed three; San Pedro seven and one; Inglewood four and one; Carson three and one. Twenty-one of the 37 new listings are under $1 million, and only three are at $3 million or more, against twelve on Friday.

The fragility side, with transition codes restored: five of the ten back-on-market rows are Hold→Active flips (807 Esplanade, Redondo at $7,995,000; 5726 Sunmist, RPV at $2,199,000; 2649 Dalemead, Torrance at $1,280,000; a Marcelina condo; a Lomita Blvd mobile home), one is a relist of Friday's expired 1247 N Neptune in Wilmington, and four are genuine fall-outs: 1629 Via Zurita, Palos Verdes Estates back at $2,299,999 after 113 days; 222 N Juanita , Redondo (trust) at $1,595,000 after 131; 8712 Chessington , Inglewood at $649,000; 26105 Frampton , Harbor City at $610,000. Pure-basis fragility is 13.79%; the Status-governed 28.57% enters the series.

Twenty-two homes closed for $27,573,990, median $1,007,500. 1643 10th Street, Manhattan Beach at $3,600,000 ($1,105/sq ft). 1 Colina Lane, Rolling Hills Estates at $2,500,000 in 46 days — 4,310 sq ft on 34,993 sq ft, $580/sq ft. 22002 Ocean Avenue, Torrance at $2,220,000 after 175 cumulative days. 429 11th Street, Hermosa at $2,125,000 in 21 days. 2315 Clark Lane , Redondo at $1,950,000. 2012 Morgan Lane , Redondo at $1,780,000. 670 6th Street, Hermosa at $1,550,000 ($1,378/sq ft — land). Eight townhomes closed, including two brand-new 2026 units on Coral Sea Lane in San Pedro.

In escrow: 30717 Rue Langlois, RPV (2020 build, 5,075 sq ft) at $5,888,000 after 94 days; 5465 Valley View, RPV (trust, 4,837 sq ft) at $2,900,000 in 46; 28935 Palos Verdes Drive East on 42,245 sq ft at $2,595,000 in 37; 5630 Sunmist, RPV (trust) at $2,050,000 in 56; 1428 Via Cataluna, PVE at $1,970,000; 4834 W 118th Place, Hawthorne (7,153 sq ft apartment building) at $2,000,000; 4215 W 130th, Hawthorne (triplex) at $1,399,000 in 22 days; 910 Firmona, Redondo at $1,599,000; 14625 Kingsdale, Lawndale in 15 days at $699,999.

On the hill: 1413 Via Castilla, PVE (1980, 6-bed, 5,298 sq ft) was cancelled today at $4,598,000 after 152 days and relisted at $4,295,000 the same day. 1417 Via Coronel, PVE expired at $8,999,000 after 54 days. 2700 Via Campesina, PVE went to Hold at $1,850,000 after 129. 1 Park Place, RPV (trust) came on at $3,299,000; 1205 Via Landeta, PVE at $2,250,000; 27117 Woodbrook, RPV at $1,550,000. 6309 Via Colinita, RPV cut to $2,199,000 at 109 days. 57 Via Del Cielo, RPV trimmed to $15,846,160 at 568 days. And 1016 The Strand, Manhattan Beach (1938 triplex) cut $600,000 to $8,695,000 at 86 days.

Buyers: the four genuine fall-outs are the softest sellers in the file — Via Zurita first. The seven trust listings that came on today (three in Torrance) are the most predictable. On Sunmist Drive, 5630 went pending at $2,050,000 today while 5726 came off Hold at $2,199,000 on a smaller lot — write on 5726 with 5630 attached. Sellers under $3M: price to the closed per-foot bands and you are in the 33-day cohort. Sellers above $4.5M in PVE or Manhattan: the buyers this week chose new construction, trusts and relist discounts. Launch with the second number.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

09/11/2026

Friday, September 11 — Palos Verdes & South Bay Daily Market Activity (Session 110)

143 MLS events today: 28 In Escrow, 42 New Listings, 26 Price Reduced, 10 Back on Market, 15 Closed Sales, 22 Off Market.

Both of my derivatives crossed their lines today. Twenty-eight escrows against 42 new listings is an Absorption Coefficient of 0.667, the 7th-lowest of 110 sessions. Ten listings back on market against 28 escrows is an Escrow Fragility Index of 26.32%. Together that is a dual-threshold breach — number 12 — and the first time a cluster has gone to four (S97, S104, S107, S110). The prior eleven all resolved, nine of them on the very next session.

Here is what the breach is made of. The 42 new listings are the 8th-largest inflow of the series, and 18 are beach-city listings worth $71.5 million. Ten are in Manhattan Beach, where zero homes went into escrow today: 1002 10th Street at $11,000,000 (2023 build, 6,076 sq ft); 640 33rd Street, brand-new 2026 construction, at $7,499,000; 1142 Ronda at $6,500,000 (a 1962 house on 18,882 sq ft — land); 223 32nd Street, a 1937 triplex, at $6,495,000; 1346 Gates, 2026 new construction, at $5,199,000; 3005 N Poinsettia at $4,499,000; 225 Rosecrans, a triplex, at $3,995,000; 1627 Gates at $3,950,000; 209 15th at $3,649,000. Twelve listings at $3M+ in one day is a series record. Inland the day looked normal — Torrance put five into escrow on one new listing, the Peninsula four on five.

The fragility side: ten listings came back at a median of 95 days and $10.5 million of list. 4413 Paseo De Las Tortugas, Torrance (trust, half-acre) back at 23 days at $1,799,000. 601 El Redondo, Redondo was in escrow Thursday and back today at $942,000. 1315 17th Street, Manhattan expired Thursday and relisted today at $2,795,000 — counted as back on market, but it is a relist, not a lost buyer. The rest are $500K–$950K condos and townhomes at 87 to 149 days.

Fifteen homes closed for $19,198,500. 2600 Via Pacheco, Palos Verdes Estates at $2,885,000 in 18 days ($1,116/sq ft). 1332 10th Street, Manhattan at $2,550,000. 21821 Harvard, Torrance (trust, 16,867 sq ft lot) at $2,000,000. 1704 Haynes, Redondo at $1,565,000 in 21 days — while 1747 Haynes, the identical 1975 floor plan across the street, cut price today to $1,499,000. 3079 Deluna, RPV (trust) at $1,500,000 in 19 days; 28708 Mount Lassen, RPV at $1,300,000; 625 Esplanade #4, Redondo at $1,250,000 after 966 days.

In escrow: 4550 W 173rd, Lawndale, a 7,932 sq ft commercial-residential building, at $4,195,000 in 25 days; 513 24th Place, Hermosa at $2,495,000; 1029 Avenue A, Redondo at $2,249,000 in 16 days; 28027 Braidwood, RPV at $2,067,000; 41 Hitching Post, PVP at $1,899,000; 17007 Haas, Torrance (2026 new) at $1,895,000; 334 Palm, Hermosa (trust) at $1,875,000; 601 Carnelian, Redondo (duplex) at $1,800,000; 28042 Santona, RPV at $1,200,000 in 17 days.

New on the hill: 2990 Twin Harbors View, RPV at $7,770,000 (relist, 273 cumulative days); 30043 Matisse, RPV at $3,695,000; 1957 Redondela, RPV (probate) at $1,495,000; 27914 Pontevedra, RPV at $1,450,000. Price cuts reached the hill and the beach: 826 18th Street, Hermosa to $4,395,000 at 128 days; 3675 Vigilance, RPV (trust) to $1,699,000 at 170 days — four doors from the 3663 Vigilance that went pending in one day at $2,798,000; 30129 Via Rivera, RPV withdrew at $2,680,000 after 196 days.

Buyers: the beach above $3.5M just became a buyer's block — nine Manhattan sellers arrived on the same Friday; write at a number, not at list. Everywhere else, the ten back-on-market homes at a 95-day median are the softest sellers in the file. Sellers under $2M: today's escrows went in at 16 to 25 days; price to those clocks. Sellers at the beach above $3M: don't launch into this; build the buyer privately first.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

09/10/2026

Thursday, September 10 — Palos Verdes & South Bay Daily Market Activity (Session 109)

120 MLS events today: 32 In Escrow, 34 New Listings, 10 Price Reduced, 0 Back on Market, 24 Closed Sales, 20 Off Market.

Zero. For only the second time in 109 consecutive days, not one escrow fell apart. Thirty-two escrows against 34 new listings is an Absorption Coefficient of 0.941, just under 1.0 — sellers launched a little faster than buyers committed. Zero fall-outs against 32 escrows is an Escrow Fragility Index of 0.00%, the series floor. That is the supply-heavy quadrant, not a breach: more choice for buyers, and no evidence that anyone in contract is walking. Since Labor Day: 86 new listings, 75 escrows, 13 returns, and today's 13 were all Wednesday's.

Twenty-four homes closed for $38,575,167. 3501 Maple Avenue, Manhattan Beach at $3,960,000 (1990, 3,404 sq ft, $1,163/sq ft). 316 Paseo De Gracia, Redondo (trust) at $3,100,000 in 38 days. 716 13th Street, Manhattan at $2,915,000. 49 Headland Drive, RPV at $2,675,000 after 136 days; 5 Quail Ridge Road S, Rolling Hills (trust) at $2,500,000; 27310 Rainbow Ridge, PVP at $2,500,000; 714 Elvira , Redondo at $2,300,000; 135 Calle De Andalucia, Redondo, a 1,021 sq ft cottage, at $1,650,000; 28752 Plainfield, RPV at $1,550,000.

The escrow book was $93.5 million, the largest of the series. 814 Pacific Avenue, Manhattan Beach, a 10,000 sq ft Hill Section estate, went into escrow at $25,500,000 straight from Coming Soon — it never went active. 457 26th Street, Manhattan (2019 build) pending at $8,495,000 after 91 days; 221 3rd Street at $7,995,000; 809 Esplanade, Redondo at $4,895,000 in 17 days; 563 36th, Manhattan at $3,585,000; 1224 and 1226 Corona, Hermosa, adjacent lots, both at $2,175,000. The beach went 15 escrows on 11 listings. The Peninsula: 1405 Via Gabriel, PVE pending at $3,440,000 and 3663 Vigilance, RPV — Tuesday's trust listing — pending in one day at $2,798,000.

New listings: 721 12th Street, Manhattan Beach at $4,500,000; 218 14th Street, Manhattan (2025 townhouse) at $4,499,000; 1808 Highland, Manhattan (trust, 828 sq ft on sand-section land) at $2,150,000; 2660 Torrance Boulevard, brand-new 2026 construction, at $2,938,000; 412 Miramar, Redondo at $2,650,000; 1919 Gates , Redondo at $2,399,000. The Peninsula added one: 1 Cresta Verde, RHE at $859,900.

Ten price cuts, all condos and small units, median 4.9%: 15 15th St #14, Hermosa down 8.5% to $1,139,000; 3200 La Rotonda #316, RPV down 8.3% to $1,100,000 at 490 cumulative days; 2550 PCH #51, Torrance down 10.8% to $249,000. Twenty listings quit unsold, $37.3 million: 222 24th Street, Manhattan, a duplex, cancelled at $6,900,000 after 70 days; 148 Monterey, Hermosa, a fourplex, withdrawn at $5,775,000 after 90; and four on the hill — 5818 Sunmist, RPV cancelled at 18 days, 1949 W 1st, RPV at $3,195,000, 27425 Elmbridge, RPV at $2,000,000, 26912 Eastvale, PVP withdrawn at $1,998,000.

Buyers: nothing is coming back to you by accident this week, so the play is the 86 listings launched since Tuesday, the ten cuts, and on the Peninsula, the four owners who just cancelled and still want out. Sellers: the buyer who writes on your home is going to close; today's escrows went in at 13 to 17 days, or one day on the hill. Price for that column.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

09/09/2026

Wednesday, September 9 — Palos Verdes & South Bay Daily Market Activity (Session 108)

128 MLS events today, more than double Tuesday: 32 In Escrow, 30 New Listings, 21 Price Reduced, 9 Back on Market, 15 Closed Sales, 21 Off Market.

Yesterday I said the day-after-Labor-Day breach was a supply breach, not a demand breach, and that the pattern said it would clear. It cleared. Thirty-two escrows against 30 new listings is an Absorption Coefficient of 1.067, back above 1.0. Nine back on market against 32 escrows is an Escrow Fragility Index of 21.95%, back below my 25% caution line. Dual-threshold breach #11 resolved in one session, the eleventh time in eleven breaches. And eight of the nine "back on market" rows were Hold-to-Active status flips; one was a real fall-out.

Fifteen homes closed for $24,090,188. 849 12th Court, Manhattan Beach closed at $5,990,000 (2019 build, $1,698/sq ft, an off-market deal at zero days). 1212 19th Street, Hermosa (2026 new construction) closed at $2,900,000. 12 Sail View, RPV (trust sale) at $2,832,188; 5 Yellow Brick Road, RPV at $2,600,000 after 199 days; 6109 Armaga Spring, RPV (probate) at $1,680,000 in 35 days; 23501 Ladeene, Torrance at $1,330,000.

The escrow book was $64.6 million. A 52-unit apartment building at 4420 Calle Mayor, Torrance went pending at $11,500,000, one of five income properties in contract today. The beach cities went from zero escrows Tuesday to seven Wednesday: 724 24th Place, Hermosa ($6,795,000), 649 31st Street, Manhattan ($5,900,000 at zero days), 563 36th Street, Manhattan ($3,585,000 in 15 days), and four in Redondo. The Peninsula went five escrows on two new listings: 3317 Via La Selva, PVE ($2,895,000), 436 Via Media, PVE ($2,799,000, trust), 6128 Queenridge, 6702 Eddinghill (15 days) and 2033 Suana, RPV.

New listings: 1404 Manhattan Avenue, Manhattan Beach at $14,299,000 (2026 build, $3,346/sq ft) leads 30 arrivals, 11 of them at the beach. The hill added 2315 Via Acalones, PVE ($3,299,000) and 6976 Verde Ridge, RPV ($2,328,000). Hawthorne added an apartment building at $7,640,000 and a 14-unit building at $3,100,000.

Twenty-one price cuts, every one real, median 3.9%: 5452 W 57th, LA down 20% to $999,000; 3702 W 226th, Torrance down 11.7% to $1,099,000; two adjoining Manhattan Beach Blvd triplexes each down $145,000 to $2,450,000; 33 Nuvola Ct, RPV down $100,000 to $2,999,000. Twenty-one listings quit unsold, including 705 Via La Cuesta, PVE at $10,000,000 (notice of default), 807 Esplanade, Redondo at $7,995,000 (Hold at 91 days) and 30538 Rhone, RPV at $2,600,000 (cancelled after 656 days).

Buyers: the market re-absorbs in a day, so the play is the 21 cuts and the four Peninsula and Redondo homes that just came back from Hold, not waiting for the next dip. Sellers: the homes going into escrow today did it in 15 to 27 days; the homes cutting price did it at a median of 79. The first 30 days decide which column you land in.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

09/08/2026

Tuesday, September 8 — Palos Verdes & South Bay Daily Market Activity (Session 107)

58 MLS events today, nearly double Monday's holiday count: 11 In Escrow, 22 New Listings, 6 Price Reduced, 4 Back on Market, 3 Closed Sales, 12 Off Market.

The day after Labor Day, sellers came back to work before buyers did. Twenty-two new listings against eleven escrows is an Absorption Coefficient of 0.500, the third-lowest reading in 107 days of daily tracking. Twenty-two listings is a normal day for this market; eleven escrows on a Tuesday is thin.

The Escrow Fragility Index printed 26.67%, above my 25% caution line for a second straight day, which makes this a dual-threshold breach, the eleventh of the series. Yesterday I said I expected the fragility reading to clear the way it did after July 4. It didn't, and that projection was wrong on timing. But read the rows: not one of the four "back on market" events was a buyer walking away. Two were Hold-to-Active status flips. The other two are 1836 The Strand in Hermosa Beach, where the seller withdrew two listings at $8,899,000 and reactivated two older cancelled ones at $8,700,000, a $199,000 reprice done as four status changes. Pure fall-out rate: zero.

The Peninsula held: 6 new listings, 6 escrows. Two arrived on the same PVE street the same day, 589 Via Del Monte ($3,750,000) and 709 Via Del Monte ($3,149,000). RPV added two trust sales, 6532 Via Siena ($2,300,000) and 3663 Vigilance ($2,798,000), plus 30857 Rue Valois ($1,998,000). Going into escrow: 1725 Chelsea, PVE ($2,999,000), 11 Branding Iron, RHE ($2,975,000, 29 days), 2053 Suana, RPV ($2,799,000), 1 Colina Lane, RHE ($2,575,000), 6802 Kings Harbor, RPV ($1,680,000) and 3404 Via La Selva, PVE ($1,625,000).

The beach cities were the opposite: 8 new listings, 0 escrows. Redondo added four, El Segundo two, and Manhattan's 409 16th Street duplex came on at $4,700,000. Only three homes closed today, all under $1.1M: a Hawthorne duplex at $1,000,090, a 912 sq ft San Pedro cottage at $805,000, and an Inglewood home at $755,000 after 355 cumulative days.

Buyers: this is the widest supply-to-demand gap since July 9, and it landed on a Tuesday with the rest of the week ahead. Sellers: 22 of your neighbors just launched. The ones priced to the last 30 days of closings will sell; the ones testing above them will still be sitting next week.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

09/07/2026

Monday, September 7 (Labor Day) — Palos Verdes & South Bay Daily Market Activity (Session 106)

30 MLS events today: 7 In Escrow, 4 New Listings, 5 Price Reduced, 3 Back on Market, 3 Closed Sales, 8 Off Market.

A holiday is a low-volume day, and both of today's headline numbers sit at or near series floors: 7 escrows ties the lowest reading in 106 days of tracking, and 4 new listings is tied for second-lowest. But the ratio is what matters, and it is healthy. Absorption Coefficient 1.750, third straight day above the 1.0 equilibrium. Buyers out-absorbed sellers by 75% on a day when almost nobody was working.

The Escrow Fragility Index printed 30%, above my 25% caution line. Before anyone panics: two of the three "back on market" events were Hold-to-Active status flips (a Lomita listing coming online at zero days, and a Torrance home returning from Hold after 232 days). Only one was a real buyer walk-away: 1450 Gulf Avenue in Wilmington at $850,000 after 48 days. Pure fall-out rate: 12.5%. July 4 printed nearly the same profile and cleared the next day.

On the Peninsula: no new listings, no escrows, but plenty of news. 2521 Novato Place in Palos Verdes Estates cut $1,000,000 to $5,380,000 after 747 cumulative days. 3300 Palos Verdes Drive West in RPV ($11,990,000) went to Hold at 607 cumulative days. 4 Bridlewood Circle in RHE ($2,494,000) was cancelled. And 11 Via Capri #47 in RPV closed at $1,240,000.

Redondo Beach had the best day: 420 Esplanade #7 closed at $2,500,000 in 15 days (about $1,121/sq ft), 316 Paseo De Gracia went into escrow at $3,249,000 in 38 days, and 2215 Curtis went pending at $1,379,000. Hermosa added a 2013-built townhouse on Cypress at $2,695,000; El Segundo added 504 Kansas at $1,895,000.

Sellers: near-record-low supply and absorption above 1.7. This is a week to launch, especially in the beach cities. Buyers: the homes that lost momentum this weekend are your list, and this series says fall-out windows close in about a day once the work week starts.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

09/06/2026

Sunday, September 6 — Palos Verdes & South Bay Daily Market Activity (Session 105)

46 MLS events today: 13 In Escrow, 9 New Listings, 7 Price Reduced, 3 Back on Market, 3 Closed Sales, 11 Off Market.

Yesterday I posted a warning: only 20 escrows against 31 new listings and 10 fall-outs tripped both of my thresholds at once. I said one day is a watch signal, and it only becomes a regime signal if it lasts through Monday and Tuesday.

It did not last through Sunday. Today 13 homes went into escrow against just 9 new listings (Absorption Coefficient 1.444) and only 3 escrows fell out (Escrow Fragility Index 18.75%). That is the 10th breach in this 105-day series and the 10th resolution, and eight of the ten resolved on the very next day.

The best single illustration: 1972 W 231st Street in Torrance fell out of escrow Saturday at $1,319,000 and was back under contract Sunday at the same price.

What went into escrow: nine of 13 under $1M, with Harbor City and Torrance producing three each. On the Peninsula, 49 Headland Drive in RPV at $2,690,000 after 136 days and 28708 Mount Lassen in RPV at $1,299,900. Redondo's 1758 Reed Street at $1,420,000 in 39 days.

What came on: only nine listings. The headline is 31967 Emerald View Drive in Rancho Palos Verdes at $6,750,000, a 2015-built 6,068 sq ft home, arriving a day after 1816 Paseo Del Mar in PVE closed at $9,750,000. Torrance added 24474 Winlock ($1,699,000) and 2315 W 230th Place ($1,285,000). Manhattan Beach and Hermosa each added a lot-value listing.

The cut to know: 405 Ardmore in Hermosa Beach, $1,300,000 to $1,100,000 after 71 days.

What left: 11 listings, $24M, and $13.5M of that was The Strand ($6,999,000) and the Bayview triplex in Manhattan Beach ($6,499,000), both back to Hold a day after coming back on.

Sellers: demand is absorbing more than is arriving and new supply is thin. This is a week to list. Buyers: the fall-out window closed in 24 hours on 231st Street. Move fast on anything that came back this weekend.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

09/05/2026

Saturday, September 5 — Palos Verdes & South Bay Daily Market Activity (Session 104)

136 MLS events today: 20 In Escrow, 31 New Listings, 15 Price Reduced, 10 Back on Market, 43 Closed Sales, 17 Off Market.

Two opposite truths on one Saturday.

The record: 43 closed sales worth $82.15 million. That is the largest closing count and the largest dollar volume in the 104 sessions I have tracked this series. 1816 Paseo Del Mar in Palos Verdes Estates closed at $9,750,000. 3311 Elm in Manhattan Beach at $7,700,000. 1029 10th Street in Manhattan Beach at $5,500,000. 567 24th Place in Hermosa at $4,150,000. 1500 Via Arco in PVE at $4,041,000. Twelve closings at $2M or more.

The warning: only 20 homes went into escrow against 31 new listings, and 10 escrows fell out. My Absorption Coefficient came in at 0.645 and my Escrow Fragility Index at 33.33%. Both thresholds tripped at once, which is what I call a dual-threshold breach, the 10th in 104 sessions and the first since August 29. Three of the fall-outs were beach-city luxury: 1614 The Strand in Hermosa ($6,999,000), the 3205 Bayview triplex in Manhattan Beach ($6,499,000), and 540 24th Street in Manhattan Beach ($3,399,000).

How to read it: the closings are July and August demand getting paid. The breach is about today's pipeline. All nine prior breaches resolved, the last one in a single session, and the eight sessions since still average healthy absorption. One Saturday is a watch signal. Monday and Tuesday decide whether it is more.

Peninsula: seven closings worth $24.1M, 14 Palomino Lane in Rolling Hills Estates into escrow at $3,000,000 in 18 days, and two homes that went to Hold, including a 2025-built Via Sanchez in PVE at $4,195,000.

Investors: ten unique income properties listed in one day, from a $925,000 Gardena duplex to a 12-unit Hermosa Beach building at $4,850,000.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

Friday, September 4 — Palos Verdes & South Bay Daily Market Activity (Session 103)125 MLS events today: 27 In Escrow, 29...
09/04/2026

Friday, September 4 — Palos Verdes & South Bay Daily Market Activity (Session 103)

125 MLS events today: 27 In Escrow, 29 New Listings, 22 Price Reduced, 6 Back on Market, 26 Closed Sales, 15 Off Market.

After a week of thin inventory, supply came back. Twenty-nine new listings worth $59.3 million arrived, the most in a week, and 27 homes still went into escrow. My Absorption Coefficient (escrows ÷ new listings) came in at 0.931, the first time under the 1.0 balance line since August 29. But look at why: demand held (27 escrows is above the series median), and sellers finally showed up.

The Escrow Fragility Index moved from Thursday's all-time-low 0.00% back to a normal 18.18%. That is the sixth straight day under the 25% caution line. Deals are still holding.

Peninsula watch: six new Peninsula listings after two days of none. Santa Bella and Willow Wood in Rolling Hills Estates; Kings Harbor, Meadowmist and Cape Point ($6,999,888) in RPV; Paseo Del Sol ($6,898,000) in Palos Verdes Estates. Four Peninsula escrows and six Peninsula closings, topped by $2,800,000 on Via Pacheco.

Manhattan Beach: 541 4th Street listed at $8,000,000 and 436 27th Street at $6,500,000; 477 35th Street closed at $3,068,000.

Redondo Beach: four 2026-built townhomes and condos on Curtis Avenue and Marshallfield Lane left the market unsold today, and a $3.1M escrow on Avenue D fell out. Buyers, builders who pull listings still need to sell.

I track this market every single day and have for 45+ years. Want to know what today means for your home, or the home you want next? Message me or call (424) 722-9136.

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Palos Verdes Estates, CA
90274

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