Hallo-weekend Opens (10/30-10/31)Posted on Saturday, October 30th, 2010 at 5:08pm.
So here's looking forward to a rough Monday when he kids are crashing, the grownups are remembering they're not in their 20s anymore, and hopefully you're not picking up after someone's "tricks" on top of all that.
You think the weekend's all about costumes and candy? Don't miss a couple of the new offerings in town before you snap those batteries into your LED candles.
To plan out your weekend tours, try this Redfin map list of open houses – you can sort by price or sub-region of MB by clicking the title on a column. Or click here for the more traditional Beach Reporter list of opens (which may not be as complete).
As always, click on any highlighted address for more pics & details via Redfin. We ask MBC readers who visit the featured homes, or any open house, to also report back in the comments here. Tell us what you see, what you like and what you don't like.
1720 Poinsettia (4br/4ba, 2700 sq. ft.) is that rare example of a delightful, late-season entry, and one that may have the field to itself for a bit.
The $1.5m range is a sweet spot in the Trees, and here comes a charming entry in a desirable location right at $1.499m. Certainly there will be interest; a quick deal isn't out of the question.
We spun by Friday slightly skeptical. The late-40s original home has been remodeled much more recently, but sometimes these re-dos are chock full of compromises or awkward fits.
Not so at 1720 Poinsettia, where the flow is natural and the compromises few. There's a decent, separate living room up front, opening to a big great room with fully modern kitchen, French doors opening back to a brick-paved, partly covered patio with built-in BBQ. (Pictured.)
The basic first-floor layout is what you'd find in any new construction in the Trees, and that includes the first-floor guest bedroom just off the main living space.
The master upstairs has an open, direct connection to an office at the sunny front of the house. The other beds and baths upstairs are of good size as well.
The home has a certain sharpness all around, from the tight moldings to the decorator colors, a sense that the work was done right. It looks great.
At the start price of $1.499m, the home seeks $555/PSF, which won't seem far out of line. There aren't many late-season frenzies, but this home could spark one.
1720 Poinsettia is open Sun. 1-4pm.
What's new in the Sand this weekend is at the higher end – say, $3m or $6m, but we can all enjoy a tour, right?
337 16th (4br/5ba, 4550 sq. ft.) got an indirect mention in our Daily Breeze column recently – quite by coincidence – because of its one-time listing language depicting the home's "animal magic." (We still love that line.)
That was then, though. The home's been mostly beiged out now, and is a much safer, simpler exemplar of an east-of-Highland, late-90s Sand Section view home. Maybe that's for the better.
Also for the better: This year's price: $2.999m, down $1m+ from its first try over $4m in 2008 and from the mid-to-high 3s thereafter.
There's plenty of space, of course, with a nice entertaining space on the first level opening to the walkstreet, bedrooms on the mid-level (master with some ocean views) and the big living/entertaining spaces up top.
The 4-car garage parking will prove essential, though the home's proximity to the lot at Joslyn and the downtown Post Office do offer convenience you won't find on other nearby streets.
The biggest wrinkle for the price, even today: Neighboring newbie 328 16th (4br/4ba, 4150 sq. ft.) just closed for $2.950m.
337 16th starts at $2.999m and is open Sun. 1-4pm.
128 5th (5br/5ba, 4300 sq. ft.) is a new speckie that's not quite finished, but is open for its first public viewing Sunday after 100+ DOM in its pre-completion stage.
The west-of-Manhattan-Ave. location, of course, gives you nice ocean views, and it's terrific to be in the South End, but near town nonetheless.
The contemporary style mixes tile floors, wood accents (including the living room ceiling), and intriguing glass tiles in the baths and kitchen. Overall a sharp and clean feel, though a bit sterile at this time before all the flooring's in and before any staging has come in to warm things up.
Reaching back into the MBC archives, we recalled that the lot at 128 5th was once offered for $3.975m, back in late 2007. (See "Sand Lots.") It looks like it never transacted, however, with the owner deciding to develop it more recently.
128 5th starts at $5.799m and is open Sun. 2-5pm.
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