Keeping you informed on the ever-changing landscape of shops on Montana Avenue is something I have done for years - my North Santa Monica clients love the info.

You, like me, would likely prefer that there were far less ebb. Businesses failing makes me sad. Of course, like you, I am often scratching my head when some of these shops open, wondering “what are they thinking?”. Across my decades selling real estate from an office on this street, it is a painful reality that on Montana Avenue, it can be really difficult for stores and cafes to succeed. To think that someone came up with a great idea, (or what they thought was a great idea), had the guts and confidence to act on the idea, put a large amount of capital at risk, maybe their own or maybe investor money, only to close a few months later, saddens me. I wish they all could thrive.

Anyway, here is the latest news and information - there are a couple surprises, some exciting new additions, and a few shops that will really be missed.

1411 – Flannel Him.
An extension of the casual-luxury lady’s boutique, Flannel, next door.

1413 – Yony.
A locally-made menswear shop has replaced Field Guide. Longtime Montana Avenue-er’s will remember ABS which sat at the corner of 16th and Montana for years. The founder of Yony, is Johnny Schwartz, Allen’s Schwartz’s son.

1415 – Van Leevwen.
Hopefully serving scoops on scoops of delicious ice cream soon. Previously occupied by Erin Mckenna’s vegan bakeshop.

1511B – CP Shades. (No, not Charles Pence)
Offering cotton and linen clothing produced here in California with sustainability in mind.

1511 – St. George.
A woman’s clothing boutique, rumored to be a quiet rebrand of Brandy Melville. This shop and its neighbor, CP Shades, replaced the large space previously belonging to Nurse Jamie.

1527 – Just Filo.
If you have been missing Field Guide, this small but mighty space will fulfill those beautiful plant and gift needs.

1531 – Moscot.
Looking for New York’s Lower East Side eyeglass aesthetic? This is the spot. This large eyewear shop replaced the old Coldwell Banker (which used to be Pence Hathorn Silver’s offices about 15 years ago and for those that don’t know, we have been at 1333 Montana almost ever since).

1533 – Fred Segal is gone.
A new tenant is already lined up, called “Unsubscribed”, a high-end ladies clothing brand. (Cool name, no?)

1607 – Jane has closed and the space is for rent.

1627B – Femelle is gone and the space is for rent.

1630 – OneWest Bank has closed and the large corner storefront is for lease.

1520 – For Lease.

1518 – Bread Head. Open at last, about a year later than expected. These look like some fancy sandwiches, and at $20+ each, outta be pretty tasty. (another catchy, cool name, don’t you think?)

1314 – Thumus.
The bike shop is unfortunately turning in their keys. This closure really bums me out. Super nice people and great bikes.

1306 – Roller Rabbit is gone and the space is for rent.

1210B – SparkleKIDS.
Upscale, resale children’s clothing. They buy, sell and trade high-end clothes for quickly growing kids.

912 – B&Tt’s Deli.
100% plant based subs. This space used to be home to Green’s Up, so if you are still looking for a veggie fix, you are in luck.

732 – Previously home to Menchie’s Frozen Yogurt, now sits vacant.

734 – Ultimate Performance.
Coming soon, this private personal training gym promises to whip you into shape.

710 – Marmalade Café is gone but a new owner is already working on the space with construction permits posted in the window.

707 – Oakberry Acai.
Get your Acai fix at this 2nd Santa Monica location.

711 – Fonuts.
Promising an enlightened donut experience with gluten-free, vegan, low-sugar…delicious, fresh baked (not fried) donuts.

729 – Montana Nail. My assistant tells me the long-awaited reopening at this new location is very exciting. The space is large, beautiful, and features a wine bar with snacks.

1013 – Visual Comfort & Co. Nothing changes the look of a room easier and more dramatically than some new light fixtures. Check them out in person at this new showroom.

1015 – Fireclay Tile. Once you have your new lighting picked out next door, it is time to choose tile. This beautiful showroom might convince you to finally update the bathroom we sold you 20 years ago!

1025 – Divine Vintage. Everyone’s favorite wine shop is in the middle of a remodel to add more wine bar space. Estimating another few weeks until completion.

1101 – Union Bank has closed and the space is for rent.

1121 – Sechoir salon has closed and the space is for rent.

1209 – Masaki Matsuka has closed and the space is for rent.

1233 – Poketo has closed and the space is for rent.

1304 – Savida has closed and the space is for rent.

1325 – Janette Mallory Interiors has moved west to 1124 Montana. The space (originally Limonaia) is said to have already found a new tenant, LVIR, a women's clothing brand.

1327 – Connie Engel Art. Displaying her original work this lovely gallery space is a fresh idea on Montana.

1333 – Pence Hathorn Silver remains ready to assist with all your real estate needs!

Now that your dining and shopping has been handled…

You will notice a bit more inventory than this time last week with 20 Active listings!

Here is what has come to market since my last update-

459 21st Street- Listed for $12,795,000. Very nice new construction with a pool and a 2-story ADU/pool house. The 3-story house is 6,800 sqft with high quality finishes and construction. It will be interesting to see if a Buyer is willing to pay nearly $13M for a standard 60’ lot home. This lot was purchased in 2020 for $3,452,500.

222 Palisades Avenue- Listed for $10,800,000. Not really a new listing but interesting nonetheless. This house came on the market last February for $16,750,000. It was taken off the market in December, and was last asking 13,888,888. It is back now with a price cut of nearly 40% off the original ask! The house is a LEED certified, 4800 sqft, California Bungalow on a large 17,500 sqft lot. Unique architecture in a great location.

410 Palisades Avenue – Listed for $3,995,000. Prime location for someone looking to build on an 8700 sqft, 50x175’ lot, west of 7th! Offers are due this Friday.

There are six in escrow-

428 17th Street – I am representing the Buyer, who is a past client, on this “off-market” listing. If you want to hear about off-market opportunities, call me!

246 15th Street- Listed last week for $5,399,000 and already under contract. This is nicely updated Spanish with detached bonus space. The house is about 3200 sqft on a 7500 sqft lot.

704 Palisades Beach Road – Listed for $10,000,000 last week and already under cntract. Beautiful 1920’s beach house, on the sand, with full ocean views. Stunning pool and nice authentic details. The house is 3100 sqft on a 5700 sqft lot. Last sold in 2019 for $9,975,000.

233 22nd Street- Listed for $5,450,000.

618 10th Street- Listed for $3,698,000.

226 Palisades Avenue- Listed for $12,895,000.

Just one new closing-

439 20th Street- Sold for the asking price of $7,800,000. Sold off-market, no MLS, with multiple offers.