Sunday Opens (11/25)

Posted by Dave Fratello on Sunday, November 25th, 2012 at 4:21pm.

Here's hoping you've had a chance to unplug and enjoy family and friends over this long weekend.

It's a great time to forget about work (if you're lucky) and college football (if your team is unlucky).

Even turkeys gotta stay in shape
This is traditionally just about the driest open-house weekend of the year. It's too bad, because this is also a time when many of us will have out-of-town guests with whom we'd like to share the best of current MB real estate offerings.

Except the first listing referenced here in East MB, the balance of our reviews are – frankly – recycled. Or should we say leftovers? Kinda like this turkey-on-the-beach pic, which we first ran last year at this time, but it probably won't ever get old.

Speaking of leftovers, Mrs. MBC has a few nice ideas for how to make those Thanksgiving day leftovers more interesting. (See "Lovely Leftovers" on the Jolly Tomato.) 

To plan your weekend tours, try this Redfin map list of open houses – sort by price or sub-region of MB by clicking the title on a column.

Or click here for the new-format Beach Reporter list of opens.



East MB

1221 6th is a pretty big house (5br/5ba, 4225 sq. ft.) on a full-size East MB lots (7500 sq. ft.).

This one last traded just 18 months ago. In a quick deal in February 2011, it popped up on the MLS pending already, then sold in March for $1.965m.

That was quite a comedown from its price, new, in Sept. 2005 ($2.495m), a drop of -$530k/-21% over just 5-plus years.

Now it's back, at a markup, at $2.149m (+$184k/+9%). Are we 9% better off than in 2011? One to watch for that reason.

And we still haven't seen the place. The 2 times it has sold, it sold immediately. Hey, who doesn't want a newer Cape Cod?

Your chance to see it comes Sunday.

1221 6th starts at $2.149m and is open Sun. 2-4pm.


Sand Section

4112/4114 The Strand is an extraordinary newer Cape Cod, er, duplex way up in El Porto Norte.

Actually, it is 2 separate units, townhomes connected in the middle with an option to convert the house into an SFR. (It would be unwieldy as such, but it's possible.)

Maybe the most surprising news is for the back unit – they built this out with consideration for the fact that someone might be on the hook for $4m or so for the rear home, so they made it special. There's practically an extra full story built up in back to give it substantial ocean views from the kitchen/great room of the rear unit. You look over the front unit as well as over neighbors. Thoughtful.

Great style, very nice materials, a comfortable newer home with all the bells and whistles, quality materials and – of all things – air conditioning. (Sometimes this year that has seemed a necessity.)

4112 is the address just for the "main" front unit (4br/4ba, 2700 sq. ft.), offered at $4.5m, or you can have the whole darn thing, including 4114 (4br/5ba, 2500 sq. ft.), for $8.250m.

Both are open Sun. 12-4pm.


Tree Section

3308 Pacific (4br/3ba, 3100 sq. ft.) is a quirky 80s contemporary in a subpar location. In its favor, we've said it is "bright and lives big, even rendering the location an afterthought once inside," but we've also noted that the home needs some attention and updates.

For more see our original review from July.

This listing has done something few Tree Section listings under $2m have pulled off this year: It has hung around. We're into the 5th month on market now. It's tough to be a "contemporary" that needs updating on a busy street.

The current list price of $1.599m is down $100k from start.

3308 Pacific is open Sun. 2-4pm.

3204 Poinsettia (3br/2ba, 1750 sq. ft.) is a sharply remodeled Tree Section house with a recent history of not selling.

In Summer 2011, this one was offered as low as $1.299m, but it rented out. It's back up for sale $175k higher at $1.475m.

3204 Poinsettia is at $1.475m and is open Sun. 1-4pm.


Hill Section

1011 Pacific (6br/6ba, 5650 sq. ft.) is a newer, big Hill Section home with surprisingly good views both westward and to the north.

To feature those views, it's got an upside-down layout. Access to the decent-sized back yard is back through an extra bedroom that was set up as a playroom when we visited – unless you really need 6 bedrooms, that's a good use of that space.

It's a pretty glorious, luxe place, but this home had a rocky history trying to sell previously. From Sept. 2008-Aug. 2010, the home was listed continuously except for 60 days, with list prices ranging from $5.995m way down to $3.650m. They posted a deal in Aug. 2010, but that didn't pan out. Now, 2 years later, it's back.

The home was purchased new in July 2004 for $3.975m.

1011 Pacific has newly cut to $3.795m (notably, 5% below the 2004 acquisition price) and is simultaneously offered for rent at $15,000/mo. It is open Sun. 2-4pm.
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