Stand at the end of a walk street in Manhattan Beach on a clear afternoon and you will understand the Sand Section in about ten seconds. There are no cars rolling past, just bikes, strollers, and the sound of waves a few blocks away. Front doors open onto a shared path lined with flowers, and a rooftop deck two houses down is already catching the late light.

That is the draw. And increasingly, it is arriving in the form of brand-new homes. If you are thinking about whether to buy new construction homes in Manhattan Beach, the Sand Section is the neighborhood most buyers picture first. It is also the one with the most unique rules, trade-offs, and design decisions. Let’s break them down.

What Is the Sand Section?

Manhattan Beach is divided into informal “sections,” and the Sand Section is the one closest to the water. It stretches along the coast near the pier, The Strand, and the downtown village, giving residents a rare combination: ocean access, restaurants, and shopping all within walking distance.

Compared with other parts of the city, the Sand Section is more compact and more energetic. Streets are closer together, homes sit nearer to each other, and the lifestyle revolves around the beach. Many residents leave their cars parked for much of the weekend.

Why Buyers Choose Brand-New Homes Here

Many of the older homes in this area were built decades ago, when beach properties were more modest. They have charm, but they also tend to have dated layouts, limited storage, and aging systems. Bringing one up to a modern luxury standard can mean opening walls and replacing nearly everything inside.

New construction avoids that. You get:

• A layout designed for today. Open living spaces, larger kitchens, and primary suites that feel like retreats.

• Modern building systems. Updated electrical, plumbing, insulation, and HVAC working together.

• Energy efficiency. California’s building standards are strict, so new homes are typically built with efficient windows, insulation, and often solar.

• Fewer surprises. You are not inheriting someone else’s deferred maintenance.

• Design built around the view. Many Sand Section homes place living areas on upper levels to capture ocean light.

For buyers who want the beach lifestyle without a long renovation project, this is a major advantage.

The Lot Reality: Narrow, Tall, and Clever

Here is the part that shapes nearly every design decision. Sand Section lots are often narrow. That means architects and builders have to think vertically.

You will commonly see:

• Three-level layouts with bedrooms below and living spaces above

• Roof decks that serve as a second living room with ocean views

• Light wells and large windows to brighten the interior despite close neighbors

• Interior elevators in some luxury builds for long-term convenience

• Smart storage built into stairs, walls, and garages

A well-designed narrow home can feel surprisingly spacious. A poorly designed one can feel cramped. This is where an experienced builder or architect earns their fee.

Life on a Walk Street

One of the Sand Section’s signature features is its walk streets, pedestrian-only paths where homes face each other across a shared walkway instead of a road. Buyers love them for the sense of community and the quiet. Kids can play, neighbors chat, and the ocean breeze moves through.

There are practical considerations too. Walk street homes often have rear garages, which affects layout and how you bring in groceries or furniture. Construction access can also be more complex, since materials may need to be carried or staged differently. If you are drawn to this setup, ask any builder how they approach logistics on a walk street.

Building Near the Ocean: What Changes

Coastal construction is different from building inland, and the Sand Section is about as coastal as it gets. A few factors deserve attention.

Salt air and moisture. Hardware, fasteners, windows, and exterior finishes need to resist corrosion. Cheaper materials may look fine at first but deteriorate quickly.

Groundwater. Near the beach, the water table can sit relatively high, which can complicate below-grade construction and drainage. Ask how the design addresses this.

Wind and sand. Doors, windows, and outdoor features should be built to handle constant coastal exposure.

Waterproofing. Roof decks, balconies, and large glass openings need meticulous detailing to prevent leaks.

A builder with real coastal experience will explain how they handle each of these without hesitation.

Rules, Permits, and Review

Manhattan Beach has specific requirements for height, setbacks, lot coverage, and design standards, and parts of the city fall within the coastal zone, where additional review may apply. These rules can shape the size and shape of what you can build.

If you are buying a finished new home, confirm that all permits were properly issued and finalized. If you are buying a lot or a teardown to build on, consult a local professional before you commit, since zoning and review requirements can significantly affect your plans.

Typical Style Directions

New homes in the Sand Section tend to follow a few popular design themes:

• Modern coastal. Light palettes, clean lines, and large glass walls.

• Contemporary. Bold forms, mixed materials, and minimalist interiors.

• Traditional beach cottage, updated. Classic shapes with modern interiors.

• Mediterranean-inspired. Stucco, tile accents, and warm tones.

Whichever direction you prefer, look for a home that feels rooted in its surroundings rather than one that ignores the neighborhood’s character.

Daily Life: What You Are Really Buying

A home is more than its structure. In the Sand Section, you are buying a lifestyle:

• The beach and pier within minutes on foot

• The Strand pathway for walking, running, and cycling

• Downtown dining and shops without needing to drive

• A strong community of neighbors who value outdoor life

• Access to well-regarded local schools that draw many families to the city

Weekend mornings tend to involve coffee, a walk to the water, and a long stretch of unhurried time. That rhythm is what many buyers are really after.

Trade-Offs to Consider

Being honest about the downsides helps you decide with clear eyes.

1. Tight lots. Privacy can be limited, and outdoor space is often smaller than in other parts of the city.

2. Busy weekends. Proximity to the beach and downtown means more foot traffic and noise at peak times.

3. Premium pricing. Ocean proximity commands a high price per square foot.

4. Parking. Street parking can be competitive, so garage design matters.

5. Maintenance. Salt air requires attentive upkeep.

For many buyers, the lifestyle outweighs these factors. For others, a quieter section like the Tree Section or East Manhattan Beach may be a better fit.

How to Evaluate a New Build in the Sand Section

When you tour a home, move slowly and look closely. A few things to check:

• Natural light. Does the layout bring sunlight into every level?

• Flow. Are stairs, hallways, and living spaces practical?

• Outdoor space. Does the roof deck or patio feel truly usable?

• Build quality. Inspect trim, windows, hardware, and waterproofing details.

• Storage. Narrow homes need smart storage to feel comfortable.

• Noise. Visit at different times of day to hear the neighborhood.

Bring an independent inspector, even for a brand-new property. Catching small issues before closing is far easier than fixing them afterward.

Is It the Right Move for You?

If you value walkability, beach access, and a lively community, a new build in the Sand Section can be an exceptional choice. If you prefer larger yards, quieter streets, or a lower price per square foot, other sections may suit you better. The best approach is to define your priorities first, then match them to the neighborhood.

Work With a Local Team

The Sand Section rewards local knowledge. Understanding which streets have the best light, how walk streets affect access, and how coastal conditions influence construction can make a major difference in your satisfaction with the home.

At Reeland Investments, we help clients navigate Manhattan Beach with honest advice and clear communication. If you are ready to buy new construction homes in Manhattan Beach, or simply want to understand your options before committing, our team is here to help you explore the possibilities with confidence.

The Bottom Line

The Sand Section offers something few places can: a true beach-town lifestyle with the comfort of a modern, brand-new home. With thoughtful design, quality construction, and a clear understanding of the local rules, it is easy to see why so many buyers want to be here.

If the sound of waves and the feel of a walk street sound like home, start your search with a team that knows the neighborhood well.