Sunday Opens (3/7)

Posted by Dave Fratello on Sunday, March 7th, 2010 at 4:29am.

This week the Hill Section opens up a new estate, barely short of being the priciest offering west of Sepulveda – excepting The Strand – and the Sand Section is really heating up with new options.

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.


Hill Section

901 Pacific is not over-the-top in appearance; a fairly conservative Spanish design keeps the home on the modest side. But behind the façade it's a huge (5br/6ba, 7300 sq. ft.) new custom home with ocean views in abundance, and all the trappings you'd expect in a higher-end Hill Section estate.

The large covered patio and grassy yard beckon to host functions, not just family and friends – it's entertaining on another level. Starts at $6.995m. Open Sun. 2-4pm.

710 N. Dianthus (5br/5ba, 3600 sq. ft.) is a newer (2003) home that will remind you of many Tree Section speckies of the bubble years, with the occasional nice custom quirk. Starts at $2.075m. Open Sun. 1-4pm.

Just up the block, 505 N. Dianthus (5br/4ba, 4650 sq. ft.) is grander in many respects than 710, and priced almost $1m higher. The design and finishes inside and out are clearly the better of the two, and it's about the same vintage (2002). We're still having trouble digesting that $2.999m price tag, though. Open Sun. 1-4pm.


Sand Section

131 Kelp is a smallish 2br/2ba, 1400 sq. ft. cottage way up in El Porto Norte. It's been updated here and there over the years; it's just comfy and a bit of a throwback to mellower days.

Kelp was first offered in early 2008 at $1.095m. At the time, we said it'd be a "steal at $900k." Here it is 2 years later at $899k, with a seller offer of 10% financing on a 2nd.

Open Sun. 1-4pm.

112 Shell is just a tad further north in El Norte. It isn't as much space inside as Kelp (2br/1ba, 1000 sq. ft.), but it's clean and contemporary. Still at $1.049m after a couple of weeks. Open Sun. 2-4pm.

416 6th is a fairly big 60s box (4br/3ba, 2600 sq. ft.) which isn't much to behold, but look at that location – another flat walkstreet option, midblock.

Priced at $1.779m, it's arguably just a notch up from land value. (Nearby, 441 6th Place, the corner of 7th St./Ingleside, sold for $1.5m in January.) That makes sense because the home is going to require a lot of renovation or a complete scrape for a house here to take advantage of the walkstreet lifestyle.

Other competition at or near land value: and 317 8th (corner at Crest) at $1.679m and 405 9th ($2.3m), temporarily "on hold" on the MLS and not viewable via Redfin.

416 6th, at $1.779m, is open Sun. 1-4pm.

We don't normally cover townhomes, but here are 2 that hit the radar this weekend as interesting options:


3417 Alma, a newer (2005) TH with 3br/3ba, 2000 sq. ft. in a contemporary style. It's fresh and comps out alright with recent TH sales, though the sellers are seeking just about what they paid in Jan. 2006, and most of MB has been in 2004 prices for a while. Starts at $1.449m. Open Sun. 1-4pm.

220 9th (3br/4ba, 1900 sq. ft.) is a late-90s TH right on the edge of downtown (and here 9th is a driving street, not a walkstreet). Some very sharp updates, serious ocean views and that walkable lifestyle are all nice pluses. Here the sellers are seeking just about what they paid in Dec. 2004, starting at $1.749m. Open Sun. 1-4pm.


Tree Section

3212 Blanche (4br/5ba, 3000 sq. ft.) is back again, after unsuccessful attempts to sell in Summer 2008 and Spring 2009. Both times, the listing began and/or quit at $1.849m, the current start price this year. It must be relevant that the owners paid $1.8m in Feb. 2005, and appear to be trying to limit their losses on a sale.

The home is sunny and has some treetop views, even The Dune comes into focus nicely. But it's very hard to get past the location on busy Blanche and the lack of a yard. Even in this warm market, homes with issues still need discounts – or at least seller financing, which is teased in the listing. Open Sun. 1-4pm.
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