Before we start, let’s be clear about the time frame of the business we’re discussing. I say that because it’s easy to forget the sales closures we are discussing for January are for deals cut in December, or possibly late November. The average escrow time is still 30-45 days. That helps to explain the timing of some shifts in the raw numbers. Because fewer deals are cut in the time frame from Thansgiving to the New Year, traditionally the holiday season, it takes only a few more deals, or a few less dollars, to shift the percentages dramatically in January. Given those qualifications, let’s look at the statistics for January in the South Bay.
It’s not unusual for January real estate sales to be fewer than December, though the numbers have been stabilizing since the end of the pandemic. January of 2025 was only down 17% across the South Bay from January 2024. The year before, January of 2024, sales were off 24% from 2023, and the year before was down 28% from the 2022 sales. The surprise is in 2026 starting the year with an out-size 35% decline from December of 2025. (See the area break down below for details.)
The jump from a years long trail of improving numbers to a 35% drop in month to month sales volume, especially when spread relatively equally across the four areas, draws attention. R emember the Hill is the smallest of the areas and just because of the nature of mathematics it has wide percentile swings.
As you see, our month to month sales volume has dropped significantly across the South Bay, and has made a significant drop from the historical upward trend, as noted above.
Monthly median prices have also dropped in the Beach and PV Hill areas, both typically more volatile in response to economic markets. The Harbor and Inland areas, on the other hand have shown modest growth in median value from December into January. Could it be we are seeing a shift in valuation, from the flashy high end properties to bread and butter properties?
Year over year prices seem to be down across the South Bay with the exception of the Harbor area, a surprise for the largest market area of the South Bay. A 5% increase in the median price the for largest volume area in the south Bay is a huge stop sign on the path to market.
Sales are down everywhere except the Hill which represents a mere 14% of the month’s sales. It’s easy to say three out of four markers indicate slower business for the coming year.
In the past the format of the newsletter would go on to discuss details of each of the market areas. We’re going to change that a bit starting this month. Rather than a textual description, we’re including just the statistics for each area. If you, as the reader, have additional questions, just give us a call and we’ll walk through the numbers with you.
In addition, we’ll be including charts, showing the shifting business as the months go by. Please let us know if you like the transition to less words and more pictures.
Beach:
M-m, vol: 53, -41%, med: 1,675,000, -8%
y-y, vol: -17%, med: -29%
ytd, vol: -17%,, med: -29%, ytd vs 2019: vol -97%; med 23%
Harbor:
M-m, vol: 182, -39%, med: 795,000, 2%
y-y, vol: -25%, med: 5% Is the Harbor shifting? Or just a shortage of inventory?
ytd, vol: -25%,, med: 5%, ytd vs 2019: vol -96%; med 31%
Hill:
M-m, vol: 49, 9%, med: 1,820,000, -9%
y-y, vol: 53%, med: -4%
ytd, vol: 53%,, med: -4%, ytd vs 2019: vol -94%; med 25%
Inland:
M-m, vol: 74, -36%, med: 875,000, 4%
y-y, vol: -15%, med: -3%
ytd, vol: -15%,, med: -3%, ytd vs 2019: vol -96%; med 18%
Beach=Manhattan Beach, Hermosa Beach, Redondo Beach, El Segundo Harbor=Carson, Long Beach, San Pedro, Wilmington, Harbor City PV Hill=Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, Rolling Hills Estates Inland=Torrance, Lomita, Gardena
A night of irresistibly fun live music and dancing featuring DJ Nativity and the blazing 4-piece punk-cumbia band, Cara Borracho. Ages 21 and up event.
DJ Nativity’s set starts at 8:30 PM. The band will go on at 9:30 PM.
Seating: General admission is standing room only. While a limited number of chairs will be available in the general admission section, you are not guaranteed a seat. Tables will be marked with the name of your party and have 4 seats.
Strings Chamber Ensemble Series “Valentine’s Concert”
Celebrate the season of romance with a selection of timeless pieces that capture the beauty and emotion of love in all forms. Classical selections include “Andante Cantabile” by Tchaikovsky, “String Quartet No. 2” by Alexander Borodin and “Rosamunde Second Movement” by Franz Schubert. The “pop strings” section will include “Love & Marriage,” “A Whole New World” and “Sweet Child O’ Mine.” Arrangements by Shura Sasaki.
Shawn Jones is a prolific Southern California-based singer, songwriter, and virtuoso guitarist whose three-decade career serves as a soulful bridge between blues, rock, and Americana. Discovered by country legend Waylon Jennings while playing a small Los Angeles club, Jones was eventually recruited to play lead guitar for Jennings’ band on the 1996 Lollapalooza tour and appeared on his album Right for the Time.
Over the years, he has established himself as a respected independent force, sharing stages with icons like B.B. King, Buddy Guy, and Bonnie Raitt, while also spending ten years as the lead guitarist for Deana Carter. With a tireless touring schedule that sees him performing over 200 dates annually across the USA and Europe, Jones continues to release acclaimed work, including his recent album In My Blood (2024).
Shawn Jones: guitar, vocals Herman Matthews: drums Sam Bolle: bass, backing Vocals Marc Hugenberger: keys
The Grand Annex Art Saloon
Thu, Mar 05, 2026 5:00 PM – 8:30 PM Doors 5:00 PM Live Music Starts at 6:30 PM
Enjoy a laid-back evening of music and art at this new First Thursday event, with your hosts, local musicians Chris and Emily Huff. Featuring live music by musicians from the San Pedro Musicians Directory and art by fINdings Art Center.
Local musician Dustin Case brings the best of two musical worlds, known for both his heartfelt acoustic storytelling and raw punk energy. His acoustic sets carry a lyrical and vulnerable essence, while his fierce stage presence and aggressive vocal style embody the spirit of Los Angeles punk.
fINdings Art Center, in collaboration with Grand Vision’s Annex Arts Saloon, presents artworks curated by Henry Krusoe.
Henry Krusoe is an Otis College graduate and has been an Angels Gate Cultural Center resident artist since 2019, creating multimedia artwork spanning analog and digital formats.
L.A.vation astonishes with hit after hit from each of U2’s blockbuster albums. Dance along to songs like “New Year’s Day,” “With Or Without You,” “Beautiful Day,” “One” and “Vertigo.” Frontman Patrick Boudreaux perfectly captures the spirit and essence of Bono, taking this spot-on U2 experience around the world. If you “Still Haven’t Found What You’re Looking For,” you won’t want to miss this legendary tribute!
A “Warner Grand on the Road” Concert
While the Warner Grand Theatre undergoes renovation, Grand Vision Foundation presents Warner Grand on the Road! This intermittent concert series brings the magic of live music to venues across San Pedro. Proceeds from this event support Grand Vision’s Meet the Music youth education program, and continued live music programming at the Grand Annex Music Hall.
VIP Reception 6:00 PM / Meet & Greet 6:30 PM
VIP Ticket holders are invited to attend the pre-concert reception and Meet & Greet with the band.
VIP Tickets include light appetizers, desserts, one complimentary drink and access to a private no-host bar before the concert.
Captain John and the band breathe new life into vintage sea shanties and nautical tunes with Celtic-punk and pirate-rocker swagger.
Kraus leads this merry crew of powerhouse musicians after years spent as a sea captain and growing up in a musical household. His pioneering band perfectly combines his love for music, the sea and the legacy of the seafaring storytelling. And, just so we’re all clear, in addition to being a multi-instrumentalist and lead guitar player, John Kraus really is a captain – for many years at the helm of one of the LA Maritime Institute’s stunning Tall Ships!
The Goers are: Tim Weed on violin, David Dutton on the drums and jazz legend Bob Aul on fiddle and tuba. Paul Givant of Rose’s Pawn Shop shows up frequently to play guitar and banjo.
Andy & Renée at the The Lighthouse Tuesdays, 5:30PM — 7:30PM The Lighthouse Cafe, 30 Pier Avenue Hermosa Beach, CA 90254 310 376-9833
Andy & Renée at the Banana Leaf Thursdays, 6:30PM — 9:00PM Banana Leaf & Beach Cities Social, 1408 S Pacific Coast Hwy, Redondo Beach, CA 90277
Andy & Renée & Hard Rain-Desert Bar, Parker, AZ
SAT, FEB 14 & SUN, FEB 15, 2026 @ 12:00PM — 4:00PM Cash only! No internet, no ATM. Solar powered. Not a place for pets.
The Desert Bar, Buckskin Mountain, Cienega Springs Rd. Parker, AZ 85344
Andy & Renée-Brews Hall
FRI, MAR 6, 7:00PM — 10:00PM Brews Hall Del Amo, 21770 Del Amo Circle East, Torrance, CA 90503
Andy & Renée- Terranea Lobby Bar
FRI ,FEB 20, 7:00PM — 11:00PM Terranea Lobby Bar, 100 Terranea Way, Rancho Palos Verdes, CA 90275
Andy & Renée & Friends- Neil Young Tribute Show
SAT, MAR 14, 6:00PM Studio32, 17411 Delia Ave., Torrance, CA 90504
Neil Young Tribute show with Andy & Renée, Steve Whalen, John Hoke, Marty Rifkin, Jamie Daniels, Brax Cutchin, & Joe Caccavo. Doors at 6p, Show at 7pm. Get tickets at https://andyandrenee.com/tickets-tips-merch– $35. BYOB
Andy & Renée & Hard Rain & Friends – 36th Annual Dylanfest
SUN, MAY 24, 2026, 12:00PM — 8:00PM Torino Plaza, Torrance Cultural Arts Center, 3330 Civic Center Drive, Torrance, CA 90503
Hosted by Andy & Renée & Hard Rain, Dylanfest is the South Bay’s longest-running music festival—a heartfelt celebration of the songs and spirit of Bob Dylan, one of America’s greatest and most influential songwriters. Tickets available soon!
Andy & Renée & Hard Rain – The Music of Bruce Springsteen
SAT, JUN 27 @ 8:00PM The Grand Annex, 434 W. 6th St., San Pedro, CA 90731
February is the month of love, and you’re gonna love this new show coming up on Tuesday, the 17th! But first Iwanted to say thanks to Gravity 180 and Tin Angel for your wonderful music last month! The place was packed and it was the perfect way to start the year! If you were there you know!
This coming Tuesday is gonna be the outrageously fun world beat fusion band; the Bonedaddys! These guys are gonna blow the roof off the place…all seven members are extraordinary musicians! You’re gonna wanna dance and be merry, so bring your dancin’ shoes and we will supply the merry!!! For more info on the Bonedaddys go to: https://thebonedaddys.com/the-bonedaddys-with-jodi-seigel/
Get there early to reserve your seat! $20 donation suggested! Please bring cash and or I’ll have a QRcode that you can Venmo the musicians!
Project Barley and Pizza Kraft serves excellent food (gourmet pizza, wings, sandwiches, salads), wine, and award winning beer and cocktails too! Food Served till 8:30pm. No reservationshttps://projectbarley.com/
Project Barley 2308 Pacific Coast Hwy, Lomita, CA 90717
Thank you for supporting live music! Bring a friend to every gig and we got a party!
Grand Vision is pleased to announce its new Strings Chamber Ensemble Series!
Concertmaster Shura Sasaki leads the ensemble in performing well-known classical pieces and pop songs in a string quartet. The classical pieces include the complete Haydn Quartet No. 53 (Lark), Op. 64. No. 5 and works from Mozart and Beethoven. The “pops strings” pieces include a medley of your favorite Beatles hits, and other popular songs, like “What a Wonderful World,” “Some Day My Prince Will Come,” “A Girl from Ipanema” and “Por Una Cabeza Tango.” Arrangements by Shura Sasaki.
Preview Record Release Concert! Hear RPS play cuts from their new album, American Seams.
Rose’s Pawn Shop is an acclaimed LA-based Americana band has honed their signature, high-energy fusion of folk, bluegrass, and rock & roll. The fiercely independent quintet, anchored by frontman Paul Givant’s sharp songwriting, has released four studio albums—including their 2006 debut The Arsonist and 2023’s celebrated Punch-Drunk Life—with a fifth, American Seams, coming out this month.
Mark Kopitzke returns to the Grand Annex with his band, The Nightcaps, bringing warmth, charm and effortless swing to a night dedicated to classic romance.
Through both music and storytelling, the show catalogues the many chapters of love—the sparks and swoons, the heartbreaks and hope, the humor, longing and joy that define the season of Valentine’s. The evening celebrates the golden age of jazz with beloved standards made famous by
singers like Nat King Cole, Frank Sinatra and Ella Fitzgerald, including favorites like “L-O-V-E,” “Fever” and La Vie En Rose,” alongside a few unexpected songs reimagined with a smooth, jazzy twist.
🍷 Pre-Concert Wine Tastings Led by JP Molinari: Free to Grand Vision members at the Friend, Champion, VIP Circle, Arts Advocate, and Performing Arts Patron level – up to two per household, $16 per person for all others. Concert tickets are required to participate. Members’ tasting tickets must be redeemed in advance. Tastings begin one hour before the show, please arrive no later than 30 minutes into the tasting to participate.
Step into the world of one of rock’s most iconic voices as Heart of Gold brings the timeless music of Neil Young to life. The performance will feature a complete live rendering of Neil’s legendary album, Harvest, followed by a journey through his greatest hits spanning decades of groundbreaking songwriting. Hear the rich authenticity and note-for-note guitar solos in classics like “Down by the River” and “Southern Man,” delivered with the spirit of the two-time Rock and Roll Hall of Fame inductee himself. Devitt Feeley leads on vocals, featuring Jim Wootten on bass and Rocky Fester on pedal steel guitar.
TUESDAYS@5:30PM — 7:30PM The Lighthouse Cafe, 30 Pier Avenue Hermosa Beach, CA 90254 310 376-9833
Andy & Renee-Banana Leaf
THURSDAYS @6:30PM — 9:00PM Banana Leaf & Beach Cities Social, 1408 S Pacific Coast Hwy, Redondo Beach, CA
Andy & Renee- Terranea Lobby Bar
FRI JAN 23@ 7:00PM — 11:00PM Terranea Lobby Bar, 100 Terranea Way, Rancho Palos Verdes, CA 90275
Andy & Renee- Chuck Wigley Memorial
SAT, JAN 24 @ 6:00PM Studio32, 17411 Delia Ave., Torrance, CA 90504
Come help us celebrate the life of our longtime friend, Chuck “The Chuckinator” Wigley. Music and libations served. RSVP to reneesafier@hotmail.com
Andy & Renee-Brews Hall
FRI, FEB 6@ 7:00PM — 10:00PM Brews Hall Del Amo, 21770 Del Amo Circle East, Torrance, CA 90503
Andy & Renee & Hard Rain-Desert Bar, Parker, AZ
SAT, FEB 14 & SUN, FEB 15, 2026 @ 12:00PM — 4:00PM The Desert Bar, Buckskin Mountain, Parker, AZ
Andy & Renee & Hard Rain & Friends- 36th Annual Dylanfest
SUN, MAY 24, 2026 @ 12:00PM — 8:00PM Torino Plaza, Torrance Cultural Arts Center, 3330 Civic Center Drive, Torrance, CA 90503
Hosted by Andy & Renee & Hard Rain, Dylanfest is the South Bay’s longest-running music festival—a heartfelt celebration of the songs and spirit of Bob Dylan, one of America’s greatest and most influential songwriters. Tickets available soon!
Andy & Renee & Hard Rain-The Music of Bruce Springsteen
SAT, JUN 27 @ 8:00PM The Grand Annex, 434 W. 6th St., San Pedro, CA 90731
Get tickets and info at https://grandvision.org/event/andy-renee-hard-rain-the-music-of-bruce-springsteen/
Andy & Renee & Hard Rain-Torrance Hot Summer Nights Concert In The Park
SAT, JUL 25 @ 5:00PM Wilson Park, 2200 Crenshaw Blvd., Torrance, CA 90501
2026 IS GONNA BE A WONDERFUL YEAR FOR MUSIC! FIRST OFF THE DECEMBER SHOW LAST MONTH WAS AWESOME! THANK YOU TO THE TALENTED GUYS FROM BARLEY AND THE EQUALLY BADASS THE POLLEN COLLECTIVE! IT WAS A GREAT WAY TO END THE YEAR! PICTURES BELOW…
2026 BRINGS SOME EXCITING NEWS! THE SONGWRITER NIGHT – NOW CALLED ROCK, RHYTHM & RHYME, HAS A SPONSOR! OUR GOOD FRIEND FROM JACARANDA ENTERTAINMENT, JOHN ANTICH!! WE WILL BE BRINGIN YOU SOME ONE OF A KIND ENTERTAINMENT HERE IN THE SOUTH BAY AND WE ARE ALL EXCITED FOR THE COMING YEAR!
TO START OFF 2026, THIS COMING TUESDAY IS GONNA BE AN EPIC NIGHT! MY GOOD FRIENDS FROM GRAVITY 180-HAROLD PAYNE, CLYDENE JACKSON AND OLIVER C. BROWN! ALL THREE OF THESE GIANTS HAVE HUGE CREDITS IN THE MUSIC BUSINESS (SONGWRITING, SINGING AND PLAYING) AND TOGETHER THEY ARE OFF THE CHARTS GREAT! SOME OF THE BEST RNB AND SOUL YOU’RE GONNA HEAR! FOR MORE INFO: https://clydene.com/index.php/gravity-180/https://haroldpaynemusic.com/https://olivercbrown.com/
AS ALWAYS I’LL PLAY SOME TUNES AND HOST THE EVENING! GET THERE EARLY TO RESERVE YOUR SEAT! $20 DONATION SUGGESTED! PLEASE BRING CASH AND OR I’LL HAVE A QR CODE THAT YOU CAN VENMO THE MUSICIANS!
PROJECT BARLEY AND PIZZA KRAFT serves excellent Food (Gourmet Pizza, wings, sandwiches, salads), wine, and award winning beer AND COCKTAILS TOO! Food served till 8:30pm. No reservations https://projectbarley.com/ 2308 Pacific Coast Hwy, Lomita, CA 90717
TELL EVERYBODY THAT THE LEGENDARY HIGH ENERGY WORLD BEAT FUSION BAND (ALL 7 MEMBERS) ARE GONNA TAKE THE ROOF OFF THE PLACE NEXT MONTH! IF YOU HAVE NEVER SEEN THESE GUYS, THEN YOU ARE IN FOR A TREAT! THEY ARE FUN, FANTASTIC AND FIERCE! PUT IT ON YOUR CALENDAR!
First glance at the month to month December numbers: A 12% increase in December sales brought smiles to a lot of faces, until they realized this only corrected half of the 23% drop in November sales volume. This past year saw a lot of one-step-forward-two-steps-back. The annual numbers make it look like that will continue to be the pattern into 2026. Median prices found gains for the Beach and the Hill, while prices slid in the Harbor and Inland areas.
Year over year, December sales were mixed, with sales volume dropping at the Beach and on the Hill. At the same time, the Harbor and Inland areas experienced solid increases in sales. Median prices for December showed a reverse pattern, with the median increasing at the Beach and on the Hill, while it dropped in the Harbor and Inland areas. This has all the earmarks of being a market peak.
Without getting into details about the monthly statistics, those are covered below, let’s move on to what the year over year data reveals. In the end, 2025 showed a solid 4% growth in sales over 2024. This broke down as: Beach 10%, Harbor 3%, Hill 6% and Inland 1%. It’s important to note the sales volume over the final four months of 2025 were nearly all lower than the same month in the preceding year, showing a persistent drop in sales. Where the early months of the year were overall positive, despite choppy performance, across the board, there has been a slow decline in comparison to last year.
The year began with double digit increases in sales volume across the South Bay, registering 11% in January and 19% in February. The number of homes sold bounced around a lot during the year and ended with a mere 4% increase in sales volume over 2024, with three months out of 2025 being negative.
A slowing in the sales volume doesn’t necessarily dictate a slowing in the median price, although this year it did. The 2025 median for each area showed a 1-2% increase in price everywhere except the Beach were the median trebled to an astounding 6%. One might suspect a bit of investment fever in pricier neighborhoods. Several decades after being a disreputable neighborhood of the displaced and homeless, the Beach areas have become the place to invest extravagantly.
Interestingly, this aligns neatly with a statement in the Federal Reserve’s Beige Report of 1/14/26. “Several Districts also noted that spending was stronger among higher-income consumers with increased spending on luxury goods, travel, tourism, and experiential activities. Meanwhile, low to moderate income consumers were seen to be increasingly price sensitive and hesitant to spend on nonessential goods and services.”
Note, this is not yet a reversal in price increases, like that seen in 2023, but is a distinct slowing of the increase. The rate of increase has fallen from the double digits of 2021 and 2022 to barely remaining positive at about half the rate of 2024. One could easily envision median prices going negative again in 2026.
Such an event might be readily termed “a correction” given that current median pricing is showing roughly 40% above the median from 2019, the last year prior to the Covid pandemic and associated market disruption. That 40% calculates out to about a 6% annual increase, three times greater inflation than the 2% sought by the Federal Reserve.
It has been said the only reason median prices are still climbing at all is the shortage of homes available on the market. Inventory figures appear to be off about 15% from the peak in 2019, just before the pandemic. When the Fed responded to the frozen market and interest rates plummeted, inventory levels fell equally rapidly. By 2022 inventory had dropped to 50% of the 2019 levels. Those home sales, and the huge refinance boom that accompanied them put roughly 40% of the homes in California on a 3%+/- mortgage interest rate. Those homeowners are only selling if absolutely necessary, which is keeping the inventory artificially low and simultaneously keeping median sales prices artificially high.
Beach:
In December, home sales at the Beach increased to 90 units, or 11% greater than November. As noted above, that did not erase the 23% decrease in sales from October to November. At the same time, the median price increased by 4% to $1,825,500.
Compared to December of 2024, the number of residential sales has declined by 16% while the median price increased 1%.
For the year 2025, the number of homes sold at the Beach increased by 10% over 2024. Versus sales for 2019, the market remains depressed by 19%. Sales volume is increasing slightly, but it feels depressingly slow.
For the same period, the median price increased by 6%, which has inflated 45% since 2019.
Harbor:
By virtue of mathematical probability, the Harbor area is the most stable of the four demographic areas in the South Bay. December home sales at the Harbor rose 14% to 298 units, very much in line with the total South Bay increase of 12% over November numbers. At the same time, the median price fell by $779,275, for 4% drop.
On a year over year basis, home sales this December exceeded sales in December of 2024 by 19%. Opposing the volume gain, the median price declined by 3% for the same period.
Looking at the full year, 2025 saw more homes sold by 3%, with the median price increasing by 1%. The bump up in sales volume can be viewed as positive recovery from over-exuberant financing of the Covid years. The median price increase is simply an aggressive response to the low inventory.
Sales for last year fall 22% the volume in 2019, and median prices are currently 40% above those of 2019.
Hill:
November versus December sales on the Hill brought in a zero change for the 45 units sold. The median price showed an increase of 1% to $2 million even for the final month of the year.
Year over year, December ended at a 10% decline in the number of homes sold in 2025, while jumping up for a 14% rise in the median values of those homes. As always, the small sample size of PV sales may lead to extreme results, so feel free to call if you have a specific question.
For the year as a whole, compared to 2024, 6% more homes were sold on the Peninsula in 2025 and the median price was 2% greater. Compared to 2019, sales volume was down by 17% while the median price was up 46%.
Inland:
The number of homes sold in the Inland area for December jumped 14%, to 116, from November, while the median price fell by 3% to $838,500.
Annually, December 2025 gained 9% in sales volume over the same month in 2024. Median price for that period fell by 6%.
Inland sales enjoyed a 1% increase year over year in 2025, while also seeing a 1% increase in median price. Compared to 2019, sales volume remained suppressed by 19%, while median price ended 2025 with a 33% increase.
Beach=Manhattan Beach, Hermosa Beach, Redondo Beach, El Segundo Harbor=Carson, Long Beach, San Pedro, Wilmington, Harbor City PV Hill=Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, Rolling Hills Estates Inland=Torrance, Lomita, Gardena
Midnight Creative presents A Christmas Cocktail Carol
Thu, Dec 18, 2025 – Fri, Dec 19, 2025 All Day Event Multiple Dates & Times Tickets
Experience A Christmas Cocktail Carol, an immersive reimagining of Dickens’ A Christmas Carol, complete with a dark Victorian twist and four holiday-themed cocktails paired with key scenes. Don’t miss this timeless classic!
Highlights
Embark on a 90-minute immersive stage performance experience of Dickens’ ghostly masterpiece
Enjoy four expertly crafted cocktails tailored to each of the spirits of the night
General Info
Dates and times: Thursday, December 18 at 6 PM, 8 PM, Friday, December 19 at 6 PM, 8 PM, 10 PM
Duration: 1 hour and 30 minutes
Age requirement: 21+ with valid ID
SOLD OUT Andy & Renee & Hard Rain New Year’s Party
This show is SOLD OUT! If you would like to be put on the waitlist, please call the Annex at 310-833-4813, placement on the waitlist does not guarantee a ticket.
Premium wine is still available for those who already have a ticket to the event.
South Bay folk-rockers return with hits from across the decades. Includes late-night appetizers, party favors and a toast to start off 2025!
Grammy award-winning guitarist and multi-instrumentalist known for his collaborations with artists like Elton John and Bonnie Raitt, returns with his all-star Django Reinhardt hotclub jazz band.
Grand Vision is pleased to announce its new Strings Chamber Ensemble Series!
Violinist Shura Sasaki and his chamber ensemble perform well-known classical pieces and pop songs from from Mozart and Beethoven to a medley of your favorite Beatles hits and other pop songs.
Strings Chamber Ensemble Concert Series:
Sunday, January 18 at 3 PM “From Classical to Pop”
Fri, Jan 23, 2026 – Sat, Jan 24, 2026 7:30 PM 7:30 PM Tickets
A weekend of storytelling where both seasoned performers and brave novices get up on stage to share their (mostly) true stories in front a live audience. The mission of un-told is to connect people through community, laughter, and inspiration. We want to give storytellers a platform to share their stories in front of a supportive and amazing audience.
Performance Schedule:
Opening Night Friday, 1/23 at 7:30 PM
Closing Night Saturday 1/24 at 7:30 PM
This event is produced by Brandy Johnston & Dawn Zarnick. Please contact the event producers for all questions related to this event. This is an 18+ event.
TUESDAYS (except 12/23) @5:30PM — 7:30PM The Lighthouse Cafe, 30 Pier Avenue Hermosa Beach, CA 90254 310 376-9833
Andy & Renee-Banana Leaf
THURSDAYS (except 12/25 & 1/1) @6:30PM — 9:00PM (except Thanksgiving) Banana Leaf & Beach Cities Social, 1408 S Pacific Coast Hwy, Redondo Beach, CA 90277
Andy & Renee: Livestream #254
FRI, DEC 19 @ 6:00PM (PST, UTC-08) Studio32, 17411 Delia Ave., Torrance, CA 90504
Watch Live, or anytime at https://youtube.com/live/5rl8lfPx0pM?feature=share. Local? Come watch in person! Just RSVP to reneesafier@hotmail.com. For the online viewer, the Livestream shows are free to watch, but the option to contribute is there for those who are in a position to do so. You can see our song list to make requests and contribute at https://andyandrenee.com, PayPal (paypal.me/andyandrenee) or Venmo, (www.venmo.com/Renee-Safier). A portion of the proceeds will go to the Los Angeles Midnight Mission. We are sustained by the generosity and support of the fans who love the music, and who donate as they are able. If you use funds from your bank vs. your credit card, we aren’t charged a service fee, but either way, we appreciate your support!
Sold Out! Andy & Renee with Hard Rain: New Year’s Eve Party!
Wednesday, Dec 31st, Doors 7:30p. Music 8:30p.
Get Tickets at https://grandvision.org/event/andy-and-renee-and-hard-rain-new-years-party/.
South Bay folk-rockers return with hits from across the decades. Includes late-night appetizers, party favors and a champagne toast to start off 2025!
Andy Hill and Renee Safier with their band Hard Rain have been referred to as “America’s best kept secret.” Performing over 200 shows a year, the band delivers a style of Americana folk-rock that’s thoughtful, musical, danceable and full of memorable hooks.
The duo is also behind Dylanfest the day-long music festival, now in its 33rd year, celebrating the music of Bob Dylan and featuring over 70 of L.A.’s best musicians.
🥂Enjoy Premium Champagne selected by somelier JP Molinari at Andy & Renee’s New Year’s Eve Party by reserving a Bottle in advance! Valid only with a concert ticket.
Andy & Renee-Brews Hall
FRI, Jan 2 @ 7:00PM — 10:00PM Brews Hall Del Amo, 21770 Del Amo Circle East, Torrance, CA 90503
Closing the year out with a bang, Tuesday, December 16, 2025, will be everybody’s favorites, the beach/folk/rock sounds of Barley (Unplugged), americana/roots band; the Pollen Collective and of course yours truly! Barley has played every year at Christmas time since we started this series…almost 4 years ago. they are all accomplished singers, songwriters and musicians…and very cool people, with great songs and cool harmonies.
The Pollen Collective are playing for the first time. I’ve been a fan since the very first time Isaw them play earlier this year…great songs, harmonies and overall vibe! What a night this will be. Don’t miss it!
Big doings are coming for 2026! First of all, our good friend and infamous Jacaranda promoter, John Antich, has graciously offered to sponsor this South Bay monthly songwriter series, and for that we are truly grateful and excited! With his help and expertise, 2026 will be a year to remember! Check the flyer below for the upcoming schedule.
After a big 7% dive in October sales, annual real estate sales flattened out in November. Compared to November of 2024, the numbers are showing zero change for the Los Angeles South Bay. Sales were mixed across the areas. Median prices were mostly increased, though modestly compared to early in the year.
Downward pressure has increased in both sales and prices from month to month throughout the year. While 2025 continues to exceed 2024 in all metrics for all areas, the margin has grown smaller continually. Anecdotally, the real estate market has been slow and is slowing. This time of year slower sales are expected, though the seasonal slowdown this year seems to be a bit faster than usual. Median prices are not necessarily affected by the season, so the shift in pricing is one more indicator of a slowing real estate market.
Even two decreases in the prime rate by the Federal Reserve has done nothing to help. The most recent drop of .25% actually saw a .125% increase in the mortgage rate the next day.
In a couple weeks the year will be closing out and 2025 will become history. We’ll get the annual wrap-up out to you with a forecast for 2026 as early in January as possible. Enjoy your holidays!
Beach:
The number of homes sold in November in the Beach area plummeted in comparison to October. Sales dropped 30%, coming in at a mere 81 units. At the same time, the median price dropped to $1,750,000 to register an 8% decline. This is the sixth time this year Beach Cities sales have fallen compared to the prior month, and the eighth time the median prices have done likewise.
November of this year compared to November of 2024 showed mixed results. The volume of sales dropped 2%, while the median price rose 6%. This is the third month in a row annual sales have declined at the Beach. The annual median started in January at 32% increase, and has steadily dropped, falling below 0% four separate months.
With only one month remaining, the year to date numbers show a strong 12% growth in sales and 6% increase in the median price. The sales volume remains 17% below the number of homes sold during the same period in 2019. The median price at the end of November was higher than that of 2019 by 45%, significantly above the Federal Reserve System’s ideal of 2% inflation per annum.
Harbor:
November real estate was good for the Harbor area. At 262 homes, monthly sales volume looked horrible–down 19%–but that seemed really good next to the South Bay wide drop of 23% in home sales. A median price of $812,000, an increase of 3% above October figures, was impressive compared to an approximate drop of 6% in most of the South Bay.
On an annual basis, this November came in with a modest 2% increase over last year. Again, this was a marked improvement over the 0% increase of the South Bay as a whole. Year over year median price was the only market statistic for November home sales the Harbor area didn’t dominate. Both the Beach and the Hill areas showed greater increases, at 6% and 10%, respectively.
Year to date, the Harbor area gives a classic display of capital growth, with a 2% increase in sales volume and a matching 2% increase in median price. Sales have fallen to 21% below 2019 levels, while the median price remains at 40% above 2019.
Hill:
Like the Harbor area, the Palos Verdes peninsula slipped in the number of homes sold compared to last month. With only 45 properties sold in November, the Hill dropped 18% in sales. The median price of $1,990,000 gave an 8% increase over the October median sales price.
Year over year, November residential sales rose 13% above 2024. This was the highest increase in sales volume of the four areas, far exceeding the total South Bay number, which was 0% growth. The Hill also came in with the greatest median price, jumping by 10%.
Looking at the combined activity of January through November, compared to the same period last year, sales volume was up 7%. Median price for the period was up by 1%. Compared to pre-pandemic statistics from 2019, PV home sales were down by 15% year to date, and the median price was up 45%.
Inland:
For November the Inland area dropped in all four metrics, sales volume and median price, for month over month and year over year. The number of homes sold dropped 28% on 102 units. The median price fell 6% to $865,000.
Annually, volume fell 8%, the steepest decline in the South Bay. Compared to last November, the median price was off by 3%.
Year to date remained in positive territory with 0% change in number of sales and a 1% increase in median price. Sales volume continues to be off from 2019, showing a 19% decline. Median price compared to pre-pandemic pricing remains up by 33%.
Beach=Manhattan Beach, Hermosa Beach, Redondo Beach, El Segundo Harbor=Carson, Long Beach, San Pedro, Wilmington, Harbor City PV Hill=Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, Rolling Hills Estates Inland=Torrance, Lomita, Gardena
Home of Jen & Jeff Wallin, Manhattan Beach. Address given out with ticket purchase.
Annual Holiday Cookie House Concert and fundraiser for the Midnight Mission. Please bring a toy for Toys for Tots. $40 donation requested. BYOB and a dish to share. Limited seating available, so get your tickets soon!
Andy & Renee with Hard Rain: New Year’s Eve Party!
Wednesday, Dec 31st, Doors 7:30p. Music 8:30p.
Get Tickets at https://grandvision.org/event/andy-and-renee-and-hard-rain-new-years-party/.
South Bay folk-rockers return with hits from across the decades. Includes late-night appetizers, party favors and a champagne toast to start off 2025!
Andy Hill and Renee Safier with their band Hard Rain have been referred to as “America’s best kept secret.” Performing over 200 shows a year, the band delivers a style of Americana folk-rock that’s thoughtful, musical, danceable and full of memorable hooks.
The duo is also behind Dylanfest the day-long music festival, now in its 33rd year, celebrating the music of Bob Dylan and featuring over 70 of L.A.’s best musicians.
🥂Enjoy Premium Champagne selected by somelier JP Molinari at Andy & Renee’s New Year’s Eve Party by reserving a Bottle in advance! Valid only with a concert ticket.
Gian Carlo Menotti’s classic children’s opera: Amahl and the Night Visitors Opera Sung in English with supertitles
The Holiday Opera Classic ~ a treat for all ages! A heartwarming tale of a disabled youth and his encounter with the Three Kings…sung with splendor and humor. Fully staged, libretto in English. Enjoy the event with an add-on snack buffet and holiday craft fun.
Come early to enjoy snacks and crafts.
The Grand Annex Arts Saloon
Thu, Dec 04, 2025 5:30 PM – 8:00 PM Doors 5:30 PM Live Music Starts at 6:30 PM
Enjoy a laid-back evening of music and art at this new First Thursday event, with your hosts, local musicians Chris and Emily Huff. December features music duo LuCa.
LuCa is a duo that is based in Southern California, made up of Lupe Montiel and Carlos Rodriguez. Their different backgrounds bring a pop yet indie sound to their music. LuCa has been a band since 2021, and is hoping to share their music and energy with everyone. Lupe is also Grand Vision’s Education Program Coordinator.
Kick off the holidays with a night of mid-century swing, nostalgic Vince Guaraldi tunes (think A Charlie Brown Christmas), and seasonal favorites. Former Glenn Miller Orchestra frontman Mark Kopitzke seamlessly bridges the velvet of Sinatra with a modern, soulful groove. He tours international music halls, major cruise lines, and is a regular at Disneyland with his Secret Agents band. The band features: Christine Araoka on keys, Anthony Johnson on drums and Mackenzie Leighton on bass.
Fly By Night LA performs the music of Rush with a high-energy stage production featuring an immersive laser light show, giant inflatables and special effects. The five-piece band takes Rush’s music to a whole new level, featuring the stunning Maria Schneider on lead vocals (Continuous Signal). Hear these great rock classics in an exciting new way. Not to be missed!
Get ready for the ultimate Dolly Parton holiday celebration! Join us at The Grand Annex in San Pedro, CA for a magical evening of Dolly’s greatest hits blended with festive Christmas favorites.
Sing along to Dolly classic and timeless holiday songs in a joyful, high-energy tribute starring the Broadway award-winner Kim Eberhardt.
This is the ultimate Dolly Christmas Experience – full of sparkle, music and holiday cheer. Perfect for a festive night out with friends, family or anyone who loves Dolly!
San Pedro Waterfront Arts presents A Christmas Carol
Directed by Renee O’Connor-Sura (House of Bards Theatre Company) and Jacob Nye (Encore South Bay Theatre Group).
Help the Toberman Neighborhood Center stock their food pantry – please bring canned and shelf-stable foods to receive a raffle ticket for our Silent Auction.
Doors open at 1:00 PM for a special dessert reception, donated by John and Lucrecia Jacobson for all ticket holders.
This idea was the brainchild of married social entrepreneurs, Fred Allen and Linda Grimes, who met in New York City when Fred was the Broadway Lighting Designer for this very successful one-man play. “We wanted to present this work, as it has informed our relationship for the past 29 years and its messages are very relevant to today’s world situation”, notes San Pedro Waterfront Arts District Executive Director, Linda Grimes. The San Pedro Arts District believes by sharing culture, we can reach common ground.
This performance is a part of the San Pedro Waterfront Arts District’s Culture Talks series.
South Bay folk-rockers return with hits from across the decades. Includes late-night appetizers, party favors and a toast to start off 2025!
Andy Hill and Renee Safier with their band Hard Rain have been referred to as “America’s best kept secret.” Performing over 200 shows a year, the band delivers a style of Americana folk-rock that’s thoughtful, musical, danceable and full of memorable hooks.
John Jorgenson is a multi-instrumentalist and master guitarist who is recognized across rock, jazz and Americana genres. As the leader of the John Jorgenson Quintet (JJQ) his musicality and virtuosity absolutely shine. The group’s style is inspired by the dynamic string-driven swing created by Django Reinhardt in Paris in the 1930s, yet Jorgenson’s compositions draw additionally from Latin, Romanian, Greek, classical, and rock music.
Strings Chamber Ensemble Series “From Classical to Pop”
Grand Vision is pleased to announce its new Strings Chamber Ensemble Series!
Concertmasters Shura Sasaki and Juhee Jeon lead the ensemble in performing well-known classical pieces and pop songs in a string quartet.
The first concert, “From Classical to Pop,” features a mix of both classical and “pops strings” music. The classical pieces include the complete Haydn Quartet No. 53 (Lark) Op. 64. No. 5, and works from Mozart and Beethoven. The “pops strings” pieces include a medley of your favorite Beatles hits, and other popular songs, like What a Wonderful World, Some Day My Prince Will Come, A Girl from Ipanema, and Por Una Cabeza Tango. Arrangements by Shura Sasaki.
Violinists Shura Sasaki and Juhee Jeon bring over 25 years of teaching and performing experience to the concert series. Shura has served as concertmaster for Orchestra Nova Los Angeles and performed with the Long Beach Ballet and Downey Symphony. Juhee has performed in numerous venues and churches, including with the Elohim Chamber Ensemble in Korea, and has directed several youth orchestras. Both musicians teach students at the highest strings level through the Certificate of Merit program.
Ten months of data tell a story of Los Angeles South Bay real estate market that has bounced from strong monthly volume increases one month to devastating decreases the following month and back again. Likewise, monthly median prices have ranged from double digit positives to double digit declines.
Both sales volume and median prices suffered the same wild swings early in 2025. As the year progressed, sales statistics have begun to stabilize. For the most part volume and price are now differing from last year predominately in single digits.
Most of those changes are now ending as declines. For the first time this year, October sales volume was down in all four market areas, for a total decline of 7%. Last month volume was down in three of the four, and down across the South Bay, though by a statistically insignificant amount.
Year over year median prices slipped in October for the high end of the market. Homes in the Beach and Hill areas fell slightly. Those in the Harbor and Inland areas rose slightly. With the notable exception of the Beach area, median prices have been falling all year. At this point it looks entirely possible to see the final median price for 2025 fall below that for 2024.
Forecasts from the Federal Reserve hint at another .25% decrease in the prime rate during the December meeting. While such a move has a “feel good” quality, some Fed leaders have said the real problem is a weakening in the employment market. Estimates made earlier in the year are already being revised to show increased unemployment and decreased purchasing power. Either of those alone will impact real estate. Both together could kick off the recession major banks are preparing to face.
Beach:
Compared to September business, home sales at the Beach jumped up 18% in October. For perspective, it should be noted that sales volume was down by 9% in September, after falling 17% in August. While volume increased for the month, the median price dropped 3%, coming in at $1.899,000.
This close to the end of the year, annual comparisons are more meaningful than month to month. The 118 homes sold in October was a 9% reduction from the same month in 2024. Similarly, the median price took a hit, ending a mere $1,000 below last year.
Year to date, both the sales volume and the median price are still up from the first 10 months of 2024. Sales volume is up 14% and the median sales price is up 8%. Both metrics have been deteriorating since the end of the first quarter and are expected to continue downward.
Harbor:
With 322 homes sold in October, the Harbor area experienced a 5% increase in sales volume over September. The area simultaneously registered an inconsequential $2,250 decrease in median price from $795,000 to $792,500.
Sales volume fell 7% from last October after having dropped 3% in September. Sales have declined in four out of the last five months. Despite the lower number of sales, the median price increased by 2% for the month, following a 5% increase in the prior month.
Year to date, home sales in 2025 have lessened each successive month in comparison to 2024. As of October, sales volume this year was 2% higher than it was in 2024. Continued declining sales threaten to shift the market into negative range. The median price for the first ten months stood at 1%. That number too appears to be faltering.
Hill:
October left little question about the real estate market on the Hill. Nearly everything was down—monthly and annual—volume and prices. On sales of 55 homes, volume dropped by 31% from September. The median price of $1,840,000 was 14% below the prior month.
Looking at the same month in 2024 shows 17% drop in the number of homes sold on the Palos Verdes Peninsula, the largest decline among the four areas for the month of October. The median price for the month was likewise the largest decline of the month, dropping 4%.
Through October, sales volume in the Hill area brought a bit of relief with a 6% gain over the same period in 2024. The median price took that respite away as it dropped 1%.
Inland:
Monthly statistics for the Inland area showed the most positive results of the four areas, though they ended mixed. With 142 homes sold, the area had a 20% gain in sales. The volatility of the monthly data came through with a decline of 9%, as the median price fell to $919,000.
Comparing the month of October from 2024 to that of 2025 shows the opposite mix with the number of sales down 1% while the median price rose by 5%.
With 2025 nearing its end, the year to date number is most important. As the year has passed by the outlook for the total year has looked increasingly negative. Each successive month the sales volume has moved toward negative growth, as has the median price. The Inland area was the closest to negative for October with 1% more sales for the period than were recorded in 2024. For the same period, median price in the Inland area has remained 2% above the median for 2024.
Beach=Manhattan Beach, Hermosa Beach, Redondo Beach, El Segundo Harbor=Carson, Long Beach, San Pedro, Wilmington, Harbor City PV Hill=Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, Rolling Hills Estates Inland=Torrance, Lomita, Gardena
October. 24th, Nov 12 & Nov 19 @ 7:00PM — 11:00PM Terranea Lobby Bar, 100 Terranea Way, Rancho Palos Verdes, CA 90275
HARD RAIN HALLOWEEN Rock-n-Roll Costume Dinner Party
Saturday, October 25th Hosted by Jim & Lisa Bragg-Cohn, Palos Verdes Doors Open 5:30 Music 6:30-10:30 BYOB Please bring a side dish to complement Dinner. Tickets are $45 Address given out with ticket purchase. Questions? Contact Lisa @ 310.613.6314 or lisaabragg@cox.net
Andy & Renee-Brews Hall
FRI, NOV 7 @ 7:00PM — 10:00PM Brews Hall Del Amo, 21770 Del Amo Circle East, Torrance, CA 90503
South Bay folk-rockers return with hits from across the decades. Includes late-night appetizers, party favors and a champagne toast to start off 2025!
Andy Hill and Renee Safier with their band Hard Rain have been referred to as “America’s best kept secret.” Performing over 200 shows a year, the band delivers a style of Americana folk-rock that’s thoughtful, musical, danceable and full of memorable hooks.
Energetic pop-folksters and founders of the Portland Folk Festival, Scott Gilmore and Sarah Vitort and their trio bring their optimistic Americana to international stages.
Montana-raised, Los Angeles-based Americana duo Joselyn & Don blend Laurel Canyon folk, soul, alt-country and classic Americana.
The Walt Johnson Sinatra Tribute Band ft Michael Falcone🍷
Frank Sinatra’s legacy comes to life with an 8-piece band fronted by Sinatra’s lead trumpet player, Walt Johnson and spot-on vocals by Michael Falcone.
The Grand Annex Arts Saloon
Thu, Nov 06, 2025 5:30 PM – 8:00 PM Doors 5:30 PM Live Music Starts at 6:30 PM Free Event
Enjoy a laid-back evening of music and art at this new First Thursday event, with your hosts, local musicians Chris and Emily Huff. November features jazz duo Adriana Nicole & Neo.
AdrianaNicole is a jazz vocalist who just released her first single, “In the World.” Her sound is influenced by her New Orleans upbringing as well as Billie Holiday and Ella Fitzgerald. She is also the lead singer for the bossa nova group, Seabreeze Jazz Band. Neo is a seasoned bass player and musical director with over two decades of experience in global music tours, spanning South America, London, Beijing, and Hollywood.
Chris and Emily Huff can be found around town harmonizing as a father-daughter duo or performing solo. They are known for their Texas-tinged Americana covers and originals played at local hangouts like Lighthouse Cafe and Pedro festivals like Fleet Week. They also performed at the Cabrillo Marine Aquarium during the inaugural Arts Open San Pedro.
Don’t Stop Believin’! Experience the Southland’s #1 Journey tribute band’s high-energy, faithful renditions of all the greatest Journey hits. Enjoy “Don’t Stop Believin”, “Open Arms”, “Wheel in the Sky”, “Lights”, “Anyway You Want It”, “Lovin’, Touchin’, Squeezin” and more!
Everly Brothers Experience with the Tin Drum Family Band
The Zmed Brothers with Burleigh Drummond, Jr return with classics like “Bye Bye Love,” and “Wake Up Little Susie.” Drummond’s delightful family band opens featuring his dad, Ambrosia’s founding member, Burleigh Drummond, Sr.
In real estate, sales volume is always a good indicator of market direction, of what buyers are focused on. Looking across this year in the Los Angeles South Bay, with September in the mirror, the number of homes sold each month in comparison to last year, tells a story. The tale starts in January with a healthy 11% increase over January of 2024. In February that number nearly doubled to a 19% increase.
In March the comparison dropped into single digits and through May increases were 2%. 9% and 7%. Buyers were not responding to the homes on the market. Sales were slowing. Then June hit with a zero change and July followed with a -1%—even more slowing. August showed a 10% rebound in sales, frequently attributed to the ‘back to school’ rush of sales closures. For September homes sales dropped back to 0% versus September of 2024.
Essentially much of the annualized increase in the first quarter of the year has evaporated. What was a 30% annual growth is now a 6% growth rate. Delving a little deeper into where in the South Bay changes are occurring shows sales declining in the Beach area (detail below) as well as in the Harbor and Inland areas. Last month sales on the Hill were the only positive influence on the broader South Bay sales statistics (detail below).
The impact of the slowing homes sales across the South Bay can be seen in the falling prices across the region. September is the first month since January where median prices rose in all four areas. The year started with increases across the board and immediately started losing ground in February with a price decline in the Harbor area. For the next six months median prices slid in more than half the sales recorded, see-sawing back and forth across the four areas.
As of now, with the third quarter of the year complete, median prices are up appreciably only at the Beach. Year to date, compared to the same period in 2024, prices of Beach area homes were 9% higher than last year. However, keep in mind, the other three areas are essentially at zero growth versus 2024. Price appreciation at the Beach has remained stronger than the rest of the South Bay, but appears to be faltering as the year goes on.
So, what should one expect for the balance of the year? Sales are 15%-20% below pre-pandemic levels, while median prices are 30%-50% above. Based on the supposed ideal of 2% inflation, those prices should be around 12.5%, or roughly one third of the increase we’re seeing. At least a few financial CEOs are referring to the current environment as an “asset bubble” in the nature of the 2008 collapse.
A good deal of the price appreciation is a result of lower inventory levels which are not expected to recover until the end of the decade. It remains as a reminder of when interest rates were hovering around 3% and home prices were easily inflated. While many are still riding the wave of inflationary increases, many buyers are balking.
At the same time the economy in general is squeezing the typical home buyer with stubborn mortgage interest rates, an increasing cost of living and shrinking paychecks. It seems apparent something is going to give. Jamie Dimon, of JP Morgan Chase, is reported to have said the market could implode within six months, or could last another two years.
Confining the discussion to local real estate, the market appears to be on course to a point where price resistance causes inventory levels to drop enough to compel sellers to lower prices. Extending the spreadsheet out to the end of the year, while continuing the current trend shows homes sales continuing to decline, slipping to about 4% over 2024 levels for the South Bay as a whole. Median prices at the end of 2025 should be slightly lower than they were in 2024. Probably not by a statistically significant margin, but lower.
Beach:
Monthly home sales at the Beach took a 9% hit in September, dropping to 98 units sold. Month to month sales volume has been up and down throughout the first three quarters. While there have been some dramatic swings—like a 40% drop in January, followed by a 70% increase in February—most of the ups and downs have been confined to a much narrower range.
Looking at monthly median prices, September was $1,962,915, up from last month by 5%, the highest gain since it rose 30% in January. Six of the seven intervening months were negative with August being the only other positive month, and that with only a 1% increase.
On an annual basis, September is the first time in 2025 the number of homes sold in the Beach Cities has dropped below same month sales for 2024. Sales volume has dropped several times in month to prior month sales, but this is the first annual decline.
The Beach had been having an unbelievable year, with sales volume increases in the double digits most months. Then, September plummeted from a 15% increase in August to a 14% decline in annual sales. At the same time, median prices repeated the 10% increase experienced in August.
Year to date, through the third quarter, the number of sales stands dramatically higher than the rest of the South Bay. The 17% increase in volume is nearly three times the 6% found across the region. Similarly, the median price at the Beach came in with a 9% increase, while the median across rest of South Bay was 0%. Will the Beach cities continue the out-size performance seen to date? Probably not, but we have three more months to find out.
Harbor:
Monthly sales in the Harbor area dropped 1% in September, falling to 308 homes sold. This follows a 1% increase the prior month. These small monthly swings indicate a stable market, as opposed to the broad double digit sweeps during the early months of the year.
The median price last month was $795,000 up 2% from August. Since the beginning of the year the month to month price changes have all been in single digits and mostly positive. This contrasts sharply with the Beach area, where monthly prices have fallen nearly every month this year.
Year over year, September home sales in the Harbor area dropped 3%. This is effectively a return to the pattern started in June when sales volume began to slide. August was the outlier, up by 7%, similar to the rest of the South Bay in the month before school starts.
Median prices for this September were 5% above last September. It was also the first increase in the median price since June. The median is beginning to look rather flat at the Harbor.
With three fourths of the year gone, the Harbor area appears to be setting the pace for the South Bay. Sales volume has been shifting down since before the summer buying season and currently rests at a 3% increase in the number of homes sold compared to the same period in 2024. Median prices have been moderating, with a year to date increase of 1% over last year at the third quarter.
As an interesting side note, compared to the same period in 2019, sales volume is down 21% (that ten year Covid deficit), and median prices are up 41% (the Covid bubble?).
Hill:
Any conversation about statistics and the Palos Verdes Peninsula needs to start with an understanding that this is a statistically tiny sample and one or two unusual sales can dramatically skew the results. September of this year is a classic example.
Contravening the direction of the rest of the region, September sales on the Hill skyrocketed 36% over August for a total of 80 homes sold. The median price likewise showed a significant increase, jumping 19% to hit $2,143,000.
Comparing this year to last September shows a phenomenal sales volume increase of 70%. This is nearly three times any similar percentage recorded this year. That same upward leap carried across to the median price which came in at a 26% increase; nearly three times any other increase in the region.
Looking at the detail of this anomaly one finds that in a typical September there are somewhere around 60 units sold on the PV Peninsula. Last year there were only 47 homes sold—this year there were 80. Nothing special, just two successive years going opposite directions in a tiny sample.
Despite the scorching monthly numbers, for the first nine months of the the year, Palos Verdes shows a 10% increase over 2024 sales volume. Still a healthy increase, but much more in line with reality. Median price for the year to date is actually a 1% decrease even though the September statistics show increases in the median. Out of nine months, four have been increases while five have been decreases.
Looking back at 2019, the last ‘normal’ year before the pandemic, reveals sales volume is currently 11% above that of 2019 and the median price is up 45%.
Inland:
The Inland cities experienced an 11% sales decline in September, falling to 188 homes sold, after an anemic August increase of only 2%. Yet another indication the residential real estate market is on a downward trajectory. That fall was accompanied by a surprisingly strong 14% increase in the median price, jumping up to $1,006,000. Month to month sales data for the Inland has been relatively consistent so far this year, with ranges often in the double digits.
Looking back to the same month last year shows an 8% drop in the number of Inland area homes sold. This is consistent with the rest of the South Bay, excepting the fluctuating numbers on the hill (see above). The median price, like the South Bay overall, was strongly positive with a 14% increase.
Looking at the Inland area longer term, comparing the first three quarters of 2024 to the first three of 2025 shows a modest increase of 1% in the number of home sales. This is the lowest increase of the four areas in LA’s South Bay. Year to date across the region is a 6% increase in volume. Sjifting focus to the median price, the record shows 0% change, or at best a rounding error in the 2024 versus 2025 median prices.
Once again, looking back to the 2019 baseline, Inland area home sales volume in down 18% from 2019 and the median price is up 33% from 2019.
Beach=Manhattan Beach, Hermosa Beach, Redondo Beach, El Segundo Harbor=Carson, Long Beach, San Pedro, Wilmington, Harbor City PV Hill=Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, Rolling Hills Estates Inland=Torrance, Lomita, Gardena
This Tuesday’s show, Oct. 21, 2025, is a who’s who of LA’s Americana/Roots legends; guitar slingers Rick Shea and Tony Gilkyson, plus everybody’s favorite songbird Amilia K Spicer and yours truly! For more information on these wonderful artists, check out their websites:
Lots of wonderful things are happening with the songwriter show (newly re-named Rhythm & Rhyme), including our new sponsor, Jacaranda promoter and good friend to all musicians and music lovers alike throughout southern California; John Antich. John has graciously stepped up to help sponsor the Tuesday show as well as co-host a handful of shows throughout the year.
Next month we will print large and small posters of all the 2026’s booked artists (six months at a time starting January-June 2026). I’m so grateful and super excited to bring you all the very best of the best musicians to play for you every month. I will announce some of the legendary musicians scheduled to play in 2026 next month on this newsletter and at the live shows. So Stay tuned!
Real estate sales in the Los Angeles South Bay have been a blend of red and black ink all year. Both the sales volume and the median prices have flipped and flopped from month to month. It hasn’t mattered whether the numbers are comparing last month to the prior month, or to the same month in the prior year. They’ve all been crazy with huge, wild swings.
Before the Covid pandemic, about 8,600 homes were sold each year in the South Bay. Because the artificially low interest rates during the pandemic created a rush on the market, many buyers who would have purchased in subsequent years, stepped into home ownership early. In 2024, the market transferred slightly over 6,600 homes, still about 30% below the norm. As a result, the number of homes sold each year is anticipated to continue increasing until the market catches up with the extra 4,000 units sold during the market explosion of 2021.
Despite that, the pace of sales has become sluggish, with property staying on the market much longer, and many times not selling at all. Some are being pulled off the sale market and leased out. A few are being pulled back for refurbishment. Many are seeing multiple price reductions before receiving an offer.
Median prices are declining twice as frequently as they were at the beginning of the year. Of the four market areas in the South Bay, only the Beach Cities have a positive median price for the year to date. The Harbor, Inland and Hill areas are all showing lower median prices as of August. There are four months remaining in the year, so there is still time for the outlook to change. Next month ends the third quarter–let’s see what happens!
Beach:
With the heat of August rising and the pressure building to move before school started, home sales in the Beach cities responded positively. Leaving behind most of the red ink, the only negative number was a 17% drop in the number of homes sold in August versus July. Looking at the raw numbers shows July came in with 130 homes sold, the highest in a single month this year, compared to 108 in August.
Despite the slippage in sales volume, the monthly change in median price showed a 1% increase over July. The month ended positively for the first time after six months, with a median of $1,863,000.
Annual sales volume at the Beach has found 2025 higher than 2024 every month of the year so far. This differs from monthly in that monthly sales have been up only four out of the first eight months of the year. August sales were up 15% from August of 2024. Showing a lot more volatility, the median price in August was up 10% from last year, however, the median had dropped by 1% each of the last two months.
Year to date through August reflects a 22% increase in sales volume, though sales are still down 16% from 2019. The median price was up 8% for the same period, which is 47% higher than in 2019.
Harbor:
With 310 homes sold, the Harbor area had a 1% increase in monthly sales volume for August compared to July. That was matched by a 1% increase in the median price, ending the month at $779,500.
Annually, August turnover showed a stronger 7% increase in sales from last August, though the Harbor area registered below the South Bay total of 10% upturn. Compared to August of 2024, the median price dropped $20,500 from $800,000 creating a reading of -0%.
For the first eight months of 2025 the Harbor area produced a 4% lift in the number of homes sold compared to the same period last year. Sales volume remains 21% lower than it was in 2019, the last pre-pandemic year. Year to date the median price has fallen a modest 1%. Compared to 2019 the median is still 41% higher than it was then.
Hill:
There were 59 homes sold on the Palos Verdes Peninsula in August, representing a 21% decrease in sales for the month compared to July. The fact the Hill is such a small area with so few homes bears repeating at this point. Two or three sales, more or less, can swing the percentages to seemingly ridiculous levels. In August, the median price likewise took a dive, falling 18%, to $1,800,000.
Year over year, comparing the same month in 2025 to 2024, shows Palos Verdes splitting another way. Sales volume was up 11% over last August, and at the same time the median price fell by 16%.
The first two thirds of the year have brought the number of homes sold up by 3%, still 15% lower than in 2019. The same time frame shows median price falling by 2%, though still up 43% from 2019.
Inland:
From July to August the number of homes sold in the Inland area climbed to 133 for a 2% increase. At the same time the median price tumbled 10%, falling to $880,000.
Year over year sales volume jumped by 14% in August, reversing the trend of the past two months where sales fell by a cumulative 15%. The median price bumped up by 1%. The Inland area has only had one other positive month since February.
Year to date sales volume is up by 2%, which is still down from 2019 by 17%. Median price for the same period has fallen 1%, and continues to be 35% higher than 2019.
Beach=Manhattan Beach, Hermosa Beach, Redondo Beach, El Segundo Harbor=Carson, Long Beach, San Pedro, Wilmington, Harbor City PV Hill=Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, Rolling Hills Estates Inland=Torrance, Lomita, Gardena
