If you are only searching on Zillow or waiting for listings to hit the MLS, you are likely missing a significant portion of the market here in the South Bay.
The reality is that a large percentage of homes are selling off-market, meaning they are never publicly listed or are sold before most buyers even know they are available.
Looking at Q4 2025, the numbers tell a very clear story.
In Manhattan Beach, there were 132 single family home sales between October and December. Of those, 74 were off-market transactions. That means 56.06 percent of all sales never fully hit the open market.
In Hermosa Beach, the trend is nearly identical. Out of 36 single family home sales during the same time period, 20 were off-market. That is 55.56 percent.
More than half of the market is happening quietly, behind the scenes.
So what exactly is an off-market sale?
Off-market properties include homes that are shared privately between agents, offered within broker networks, or sold directly through relationships without ever being publicly marketed. In many cases, these homes may technically be entered into the MLS for record purposes, but they are effectively sold before any broader exposure.
For buyers, this creates both a challenge and an opportunity.
The challenge is obvious. If you are not connected, you simply do not see these homes. By the time a property becomes widely available, it is often already sold or heavily competed for.
The opportunity is where the right relationships make all the difference.
In a market like Manhattan Beach and Hermosa Beach, access is everything. Many sellers prefer a more private approach. They may want to test pricing quietly, avoid the disruption of showings, or work with agents who bring them qualified buyers directly.
This is where working with a well-connected local team matters.
At Pratt Beach Properties, a significant part of what we do for our buyers happens off the MLS. Through our relationships with top agents across the South Bay, we consistently hear about homes before they are officially listed. In many cases, we are able to get our clients in early, sometimes before a property ever reaches the broader market.
For sellers, this same dynamic can be a strategic advantage. Off-market exposure allows for a more controlled process, targeted outreach, and in some cases, strong offers without the need for a full public launch.
The takeaway is simple. The Manhattan Beach and Hermosa Beach markets are not just defined by what you see online. There is a parallel market that operates through relationships, trust, and local expertise.
If you are thinking about buying or selling and want to understand how to navigate both the public and off-market landscape, we are always here to help.
Natalie, Kevin, and Brigitte Pratt
Pratt Beach Properties
