Sunday Opens (1/24)

Posted by Dave Fratello on Sunday, January 24th, 2010 at 4:07am.

This weekend doesn't feature the minor flood of new opens that we saw last weekend.

Minor flood... Pretend we didn't say that this week.

What we lack in quantity among new offerings, you'll see in quality. We'll focus narrowly on 2 offerings in the Hill Section.

Most of last week's featured opens are up again this week, so check out that list and the writeups if you're out this week instead.


Click here for the complete list of opens published in the Beach Reporter, or at any time use the link from the "Property Search Tools" pull-down menu in the top navigation bar.

As always, click any highlighted property address for more pics & details via Redfin.

Please report back here at MBC on any open houses you visit – what you like, what you don't like, etcetera.


923 8th (5br/4ba, 4350 sq. ft.) brings yet another offering to this strangely very active part of the hills near 8th/Poinsettia, where several sales have closed within just a few months of each other.

It's gorgeous and well worth a drop-in Sunday.

The entry is tremendously open, with a sitting area/living room with very high ceilings. A bold first impression.

You expect a great high-end kitchen in a newer (2005) Hill Section home like this, and you won't be disappointed. The 6-burner grill and island with bar seating are nice features.

The kitchen opens into a great room, all oriented toward the back yard and offering some city views to the north from this high-on-the-hill location. The master has better views upstairs; all the bedrooms are nice (though one seems more like an office). Layout is traditional with living spaces down; bedrooms up.

923 8th comes along at a time when a big – but not too big – comfy family home in the Hills is a scarce commodity. Like a lot of offerings around town, this one has been held a fairly short time. The owners paid $3.350m in May 2005 and now request $3.599m.

We have noted time and again that most of MB is living in 2004 prices, but we'll see if this one works out to be an exception.

Nearby, the substantially bigger homes at 877 8th (resale, 2006 build) and 718 N. Poinsettia (new) recently sold for $3.1m and $3.225m, respectively, though neither had these views, and Poinsettia suffered a bit due to location.

923 8th is open Sunday 1-4pm.

1026 Duncan (5br/5ba, 3800 sq. ft.) is a newer (2005) build – same year as the listing above – with a somewhat different story.

On the merits, first – the layout is "upside down," a floorplan that makes sense for this home because you want the living spaces upstairs. That's where the views are – some ocean and PV views, a benefit of getting high up the hill.

The downside of the location is close proximity to Sepulveda, a half block east.

The home is plenty delightful, if a bit hard to grasp in its completely vacant state. Theater room is a nice bonus. The home's got a few custom finishes left over from the first owners.

In this case, it's not the owners trying to get out with a little markup if possible. They're gone. They paid $2.5m in May 2005, tried for a big, big markup a year ago (to $3.350m in Dec. 2008) and, when that didn't work out, fell permanently behind on payments. The bank took the home back, though the listing doesn't call it an REO.

The bank is thinking 2005 prices for the Hills, asking $2.450m.

1026 Duncan is open Sun. 2-4pm.
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