MDMoh DianMohammad Hassan Mohammadian · Realtor®

Marina Del Rey waterfront condominium complex in Humber Bay Shores

Mimico / Humber Bay Shores complex intelligence · September 2026

Marina Del Rey: the complex median rose, but the phase-controlled evidence was nearly flat.

Marina Del Rey spans three corporations at 2261, 2267 and 2269 Lake Shore. The raw median moved higher in 2026, but the closest repeated products do not support a simple “up 3.3%” conclusion.

By Moh Dian · 17 matched-period REALM broker full sheets verified

8 sales in 20259 in 20263 phases / 3 corporations

One waterfront development, three independent corporation choices

Which Marina Del Rey phase fits your daily life and budget—not just its price median?

Imagine two buyers touring Marina Del Rey condos with similar views but different building addresses: one at 2261 Lake Shore and another at 2269. They see a combined historical median increase and faster completed sales, but the complex consists of three different condominium corporations. Its phase-specific product groups moved differently. An owner cannot price a unit from a blended three-phase median any more than a buyer can use a neighbouring tower's fees as their own. These are hypothetical choices, not verified current listings.

For a buyer choosing a waterfront home

Check the correct phase's current expenses and documents.

The verified 2025/2026 complex cohort combined 8 and 9 sales across 2261, 2267 and 2269 Lake Shore. Although the mixed median moved from $755,000 to $780,000, the phase-controlled matched-price screen was much closer to flat.

Next check: Confirm which corporation applies—MTCC 864, 912 or 973—and inspect that tower's current reserve-fund information, fee inclusions, accessibility, rules, parking and floor plans before assuming the phases are equivalent.

Know which corporation documents to review →

For a Marina Del Rey owner

A mixed-phase median is not the current price of your suite.

Historical selling time improved from 24 to 12 days across the combined sample, but the phase-controlled matched estimate was about 1.1% higher, with a range extending both below and above zero.

Next check: Begin with recent comparable apartments from your own legal phase, matching bedrooms, size, floor, view, renovation condition and monthly costs before setting a price or promised timeline.

Estimate a realistic seller outcome →

Make the right three comparisons

Are you comparing the same address and legal corporation among 2261, 2267 and 2269 Lake Shore?
Does the actual unit match usable space, number of bedrooms, floor, marina view, renovation status, parking and fee structure?
Is the quoted number a blended complex median, phase-controlled historical match or truly current same-phase completed comparable?

The original 17 verified REALM broker sheets, three phases and matched historical sample remain preserved. The roughly 1.1% matched movement has an uncertainty range spanning declines and gains, and does not establish a current suite price or guarantee selling speed.

Matched-period snapshot

The raw complex median rose. Phase-controlled matched pricing was much steadier.

The three phases contribute very different suite mixes and turnover in each year, so the useful screen keeps address/corporation inside the matching key.

8 → 9Matched-period sales

$755K → $780KRaw complex median · about +3.3%

24 → 12 daysRaw complex median DOM

+1.1%Phase + bedroom + size matched estimate

−2.7% to +5.7%Bootstrap 95% range

17 / 17Broker full sheets verified

The matched interval crosses zero and covers only 37.5% of the 2025 cohort and 33.3% of 2026. The +1.1% point estimate is near-flat directional evidence, not a precise complex-wide appreciation rate.

The main finding

Three phases produced three different resale stories.

2261 · MTCC 864

3 → 3 sales. Raw median $645K → $805K, but the common 2BR / 900–999 cell is only one sale in each year.

2267 · MTCC 912

1 → 4 sales. No repeated bedroom + size cell, so there is no responsible Phase II matched rate.

2269 · MTCC 973

4 → 2 sales. Two repeated 2BR size bands combine to about −3.2%.

5/8 → 7/9

Sales completed within 30 DOM across the complex.

The complex name and shared amenity identity are useful for orientation. They are not a reason to ignore separate corporations, suite mix and turnover.

Repeated-product evidence

The matched estimate comes from only three phase-specific product cells.

Every matched cell remains inside its own address/corporation before the changes are combined.

Phase I · 2261$730K → $805K

Product: 2BR / 900–999
Sales: 1 → 1
Change: +10.3%
Use: Pairwise sensitivity

Phase III · 2269$780K → $720K

Product: 2BR / 1000–1199
Sales: 1 → 1
Change: −7.7%
Use: Pairwise sensitivity

Phase III · 2269$1.1125M → $1.13M

Product: 2BR / 1400–1599
Sales: 2 → 1
Change: +1.6%
Use: Thin repeated cell

The repeated cells point in different directions. That is exactly why the bootstrap range crosses zero and why a single complex-wide appreciation claim would overstate the evidence.

Liquidity

Market time improved more clearly than matched pricing changed.

The locked sample shows faster completed sales in 2026 even though the product mix is not constant.

24 → 12 daysComplex median DOM

5/8 → 7/9Sold within 30 days

1/8 → 0/9Sales taking more than 60 days

12 → 4 daysPhase I median DOM

48 → 16 daysPhase II raw median DOM

34.5 → 24 daysPhase III raw median DOM

Exact-area & carrying-cost caution

The broad $/ft² screen is not year-over-year comparable.

Exact finished-area coverage changes from only three of eight sales in 2025 to all nine in 2026.

3 / 8 → 9 / 9Usable exact-area coverage

~$764 → ~$829/ft²Broad raw exact-area median

~$0.959 → $1.000Historical maintenance / exact ft² / month

No imputationMissing exact area was not filled

Because coverage and product composition change so sharply, the broad $/ft² movement is a descriptive screen only. It is not used as the primary market conclusion.

Complex identity

Three phases, three corporations, one established waterfront community.

Public building references identify Marina Del Rey I and II as 1990 buildings and Phase III as a 1991 building. The phases share Marina Del Rey / Malibu Club amenity context, but each remains its own legal and resale pool.

2261Phase I · MTCC 864 · 17 floors

2267Phase II · MTCC 912 · 15 floors

2269Phase III · MTCC 973 · 32 floors

1990–91Public completion references

Three-phase visual context

The complex changes materially by phase, height, exposure and suite type.

These preserved REALM images come from verified matched-period sales. They are descriptive context only and do not imply that every suite has the same finish or view.

Aerial view of the Marina Del Rey waterfront condominium community — Marina Del Rey complex / marina context

Representative Marina Del Rey condominium interior — Representative verified Marina Del Rey interior

Toronto skyline and marina view from a Marina Del Rey listing — Representative skyline / marina view context

Preserved REALM listing photography from verified matched-period Marina Del Rey sales; original brokerage watermarks retained.

Marina Del Rey Phase III at 2269 Lake Shore Boulevard West

Humber Bay Shores context

Shared waterfront lifestyle does not erase phase-level differences.

Marina Del Rey sits west of the Park Lawn / Westlake cluster with direct waterfront, marina and trail context. Public building references and broker sheets describe broad amenity and utility inclusions, but current corporation documents still control for any real purchase or valuation.

Grand Harbour →Beyond the Sea →Westlake Village →Newport Beach →Humber Bay Shores guide →Building directory →

Unit-level due diligence

How I would compare a Marina Del Rey condo.

1. Start with the exact phase/corporation. 2261, 2267 and 2269 are not one interchangeable comp pool.

2. Match bedroom configuration, reported size and exact finished area. The locked sample spans studios through large 2-bedroom suites.

3. Compare floor, exposure and actual marina/lake/skyline view. The three phases differ materially in height and orientation.

4. Verify parking, locker and condition. These can create real spread even inside the same reported-size band.

5. Read the current corporation documents. Historical maintenance intensity and utility inclusions are screening inputs only.

Methodology

How the Marina Del Rey analysis was built.

1. Scope. Matching Jan. 1-Sep. 20 periods in 2025 and 2026, sold Condo Apt / Apartment records at 2261, 2267 and 2269 Lake Shore Blvd W.

2. Identity correction. A provisional two-address screen was stopped before drafting when public building verification confirmed Marina Del Rey II at 2267 / MTCC 912. All substantive evidence was preserved and consolidated into this three-phase package.

3. Primary mix control. Common phase/address × bedroom × reported-size strata are compared by median sold price and combined with a weighted geometric mean.

4. Matched result. Three repeated cells produce an approximately +1.1% point estimate with only 37.5% / 33.3% matched coverage.

5. Uncertainty. The deterministic conditional bootstrap range is roughly −2.7% to +5.7% and crosses zero, so the matched point estimate is directional rather than conclusive.

6. Exact-area reconciliation. Exact area is usable for three 2025 sales and all nine 2026 sales. No missing exact area was imputed.

Sources & verification

Transaction evidence first; public sources for phase identity and building context.

Condos.ca — Marina Del Rey I / MTCC 864 building reference↗Condos.ca — Marina Del Rey II / MTCC 912 building reference↗Condos.ca — Marina Del Rey III / MTCC 973 building reference↗

FAQ

Questions buyers and owners ask about Marina Del Rey.

What addresses make up Marina Del Rey in Humber Bay Shores?

This guide covers Marina Del Rey I at 2261 Lake Shore Blvd W / MTCC 864, Marina Del Rey II at 2267 Lake Shore Blvd W / MTCC 912, and Marina Del Rey III at 2269 Lake Shore Blvd W / MTCC 973.

Did Marina Del Rey prices rise in 2026?

The raw complex median moved from $755,000 to $780,000, about 3.3% higher. But the phase-controlled bedroom-and-size matched estimate was only about 1.1%, and the deterministic bootstrap range was roughly -2.7% to +5.7%. Because the interval crosses zero and matched coverage is limited, the evidence is best read as near-flat and uncertain rather than a precise appreciation rate.

Which Marina Del Rey phases had repeat-product evidence?

Phase I at 2261 had one repeated 2-bedroom / 900-999 sq. ft. cell. Phase III at 2269 had repeated 2-bedroom / 1000-1199 and 1400-1599 sq. ft. cells. Phase II at 2267 had no repeated bedroom-and-size cell in the locked matched windows, so this guide does not publish a Phase II year-over-year matched rate.

Did Marina Del Rey sell faster in 2026?

Yes in the locked sample. Complex median days on market moved from 24 to 12 days. Five of eight 2025 sales sold within 30 days versus seven of nine in 2026.

Can the broad price-per-square-foot change be used as a trend?

Not responsibly. Exact-area coverage increases from only 3 of 8 sales in 2025 to all 9 sales in 2026, while the product mix also changes. The broad exact-area median is therefore a supporting screen, not a controlled year-over-year rate.

What do maintenance fees generally include at Marina Del Rey?

Public building references and the verified broker sheets repeatedly show broad all-inclusive fee structures that commonly include heat, hydro, water, cable and common elements. Current fee amounts and inclusions must still be confirmed for the specific unit and corporation.

Can Marina Del Rey condos at all three addresses be priced using one median?

No. The three Marina Del Rey phases at 2261, 2267 and 2269 Lake Shore have separate corporation identities. The historical 2025–2026 mixed median rose from about $755,000 to $780,000, but phase-controlled product comparisons were much closer to flat with a range of uncertainty. Match the exact phase, unit size, layout, floor, view and current fees instead.

Unit-level Marina Del Rey analysis

Comparing a condo at 2261, 2267 or 2269 Lake Shore?

Send me the listing or unit number. I can narrow the evidence to the correct phase and closest solds by exact area, layout, floor, exposure, view, parking, locker, condition and current condo documents.