Sunday Opens (11/2)

Posted by Dave Fratello on Sunday, November 2nd, 2008 at 3:28am.

As MBC readers will see shortly when we publish our next spreadsheets, there has been another round of cancellations – sellers dropping out, at least for the holidays, rather than meet this market where it is.

As a result, the open house listings seem lighter, overall, this weekend.

Click here for the complete list of opens published in the Beach Reporter, or at any time use the link in the right-hand column under "Prop. Search Tools."

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.


Hill Section

617 6th is a new home that started on the MLS pre-completion (this pic is from its earlier days) but the home is now ready for walkthroughs.

This Tuscan offers 5br/6ba, 5725 sq. ft. Location is just up off of Ardmore.

In preparation for its public debut, the listing took a $755k hit, and is now at $5.195m. Open Sun. 2-4pm.

Down since last week: 724 11th just cut to $2.950m, down $250k from last week and down $550k from its start. Open Sun. 2-4pm.


Sand Section

Maybe you remember how, a few short weeks ago, MBC made the whole "Weekend Opens" feature all about the Sand.

This week, there are plenty of offerings, but little or nothing new. Worth a note, though:

217 32nd Pl
is a new home in an awkward, alley/alley location. Ocean views, check. Nice, new construction, check. Back to that location – what's the discount?

This one began at $2.850m, and is now at $2.599m after a new cut. Open Sun. 2-4pm.

221 34th has drawn MBC's raves previously.

An example: "
a new, ultra-contemporary showpiece, stunning, cool, clean, and featuring world-class ocean, PV & pier views."

The issue here for this home (5br/4ba, 4200 sq. ft.) has always been price. And now it's down $1.4m from its start this Spring. Folks, they're trying to find the market. Help them.

Open Sun. 1-4pm.


Tree Section

We're giving 1801 John another look now, a couple of weeks after a price cut brought it to $2.675m (-$175k/-6% from start).

That's still a lot of change, but then, $2.375m was near the high end of the market in July 2005 when the current owners acquired it.

John sports a great location and a home and lot that are bigger than most in the Trees (5br/4ba, 4000 sq. ft.). Open Sun. 2-4pm.


The "Twins in the Trees" (3307 and 3309 Poinsettia) are now both down $500k from their starts at $2.795m (they're at $2.295m now), after 7+ months on market.

This development led us to check back on the results of MBC's pricing poll on The Twins back in March. Turns out, these prices are still in the big sweet spot where 48% of voters thought these 2 ought to wind up: $2.2m-$2.5m. But we're nearing the next and final category down: $2.2m or less. The Twins are both Open Sun. 2-4pm.

Gotta mention 3109 Oak (pictured) again – a completely different kind of new home in the Trees.

A clean, modern feel with a Hawaiian vacation sort of vibe.

Sizewise, it's the standard for newbies: 4br/4ba, 3200 sq. ft. Starts at $2.329m. Open Sun. 12-4pm.
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