See the Trees Sunday (11/9)

Posted by Dave Fratello on Sunday, November 9th, 2008 at 4:33am.

Regular readers know that MBC's weekly open-house feature can be a challenge sometimes when there is a shortage of new listings being held open.

Don't get us wrong: There is no shortage of opens this weekend. It's just that, in our rigorous perusal of the complete list of opens published in the Beach Reporter, we see only one SFR west of Sepulveda that we have not already highlighted in at least one previous "Weekend Opens" feature. We prefer to keep things fresh.

So we're going with a theme here. Picking up on our most recent story on 2300 Poinsettia, we're suggesting that you go see some of the homes mentioned in that story that are open this weekend. All are in the Trees, except one on the border in the gaslight district.

This may help to better inform the votes in the current pricing poll.

As always, click on any highlighted address for more pics & details via Redfin. We ask MBC readers who visit these homes to also report back. Tell us what you see, what you like, what you don't like, what you'd change if you owned a particular home, and so on. Use the comments here to discuss the homes we've highlighted.

And tell 'em MBC sent you.


2300 Poinsettia is the star of the weekend, in a sense. The recently remodeled, 4br/3ba, 2050 sq. ft. home is up at $1.749m, and early poll results are suggesting very few people agree with that start price. Open Sun. 1-4pm, according to the listing.

3314 Laurel is priced only a bit higher at $1.825m and offers much greater space and a super-crisp remodel. You have to think that price is getting flexible after 4 months and as we enter the 3 months of dead time known as the Holiday Season. Open Sun. 1-4pm.

539 23rd, as we noted the other day, needs work but offers almost the same square footage as 2300 Poinsettia in a superior location. Currently at $1.475m. Open Sun. 2-4pm.

2829 Valley (5br/4ba, 3425 sq. ft.) is a new home that reflects a new reality. New homes in the Trees always used to start above $2m, but this one began a tad below ($1.989m) and is already at $1.899m. We mentioned it in reference to 2300 Poinsettia because it didn't seem so far above that much smaller remodel's start price, and it could fall further.

2829 Valley is one we're watching to possibly set a new low for new homes in the Trees. A year ago, a new home at 3113 Valley with the same lot size and interior size sold for $2.225m, or $326k more than the current list price at 2829. The lowest closed-sale price we've seen for new construction in the Trees in 2 years was $1.775m for 3405 Pacific (4br/4ba, 3200 sq. ft.).

2829 Valley is open Sun. 1-4pm.

1901 Walnut is a new home (5br/5ba, 3125 sq. ft.) that has been on the market for 10 weeks but hasn't drawn specific notice in any MBC stories. It's the only SFR in the BR's open house listings that we haven't referenced before.

We love the corner-lot location but find the home sadly predictable. (Don't take our word for it – the slug in the open-house listings says it's "captivating.")

The only tie back to 2300 Poinsettia here is that both homes are blue (a stretch, we know, but we're trying to keep a theme going).

Priced at $2.389m. Open Sun. 2-4pm.
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