Sunday Opens (8/2)

Posted by Dave Fratello on Sunday, August 2nd, 2009 at 3:01am.

This will be 2 weekends in a row where open houses are sort of an afterthought in MB except for the most dedicated shoppers, and, of course, those whose chosen profession requires babysitting an empty house rather than watching the 6-man.

This week's complete Beach Reporter list of opens spans about 50 listings (including East MB), so it's not a total holiday. But West of Hwy. 1, there's some recognition that traffic is intimidating and that maybe, just maybe, if you've got a $6m+ house near the 6-man, you actually do not want the foot traffic – thanks anyway.

We'll focus on the one premiere this weekend in the Trees and one other that shouldn't be hard to get to despite the crush downtown.

As always, click on any highlighted address for more pics & details via Redfin. We ask MBC readers who visit these homes – or any open houses – to also report back in the comments here. Tell us what you see, what you like and what you don't like.

2610 Pacific (5br/5ba, 3225 sq. ft.) is a pretty glorious, newer (2003) home on a wider-than-normal 43' wide lot.

That means wider interior spaces, and if 3' doesn't sound like much, you haven't seen what that can do to your vision of a newer Tree Section house. (2200 Palm, a recent sale, also took great advantage of a wider lot.)

2610 Pacific is upgraded from its original condition – mainly by the prior owners – to include a superior kitchen inside plus an outdoor kitchen, to boot. Classy overall.

The seller paid $2.1m in Sept. 2005, and now offers it to the general public at the same price. (The open-house slug says it's $2.050m – nothing like the recent million-dollar error in a Beach Reporter ad, but possibly foretelling something on this one.)

There's this problem: New construction in the area has recently sold for less. For instance, 3309 Poinsettia (5br/5ba, 3250 sq. ft.) just closed for $1.9m. Also, a splendid, newer resale home also on Pacific, but closer to Martyrs and Pacific School (1817 Pacific, 5br/4ba, 3300 sq. ft.), sold in June for $1.710m, off from the April 2005 acquisition price of $1.925m. OK, we'll say it: $2.1m is not going to happen here.

A quirk: We found the 2005 listing still online, and all 4 pics from back then look very familiar. That is, either the house hasn't changed a lick (same decor, plants, same chair placement, etc.) or the pics were lifted. (Perhaps with permission.) Another reason to see the home in its current condition in person.

Relevant detail: If we're reading our research right (and we think we are), the owner swept into MB in 2005 and grabbed 4 properties within months of each other. One was a multifamily near downtown and 3 were Tree Section homes priced close to $2m each.

Of those, 2 are now on the block – 2610 Pacific and 3313 Pine, which is now offered at 12% below the Dec. 2005 acquisition price (then: $2.265m, now: $1.999m). Just a guess, but shedding a couple of these properties at a loss in 4 years probably wasn't the original plan.

2610 Pacific is open Sun. 1-4pm.

656 Rosecrans is currently the lowest-priced home (at $695k) in the Trees, owing both to its size (2br/1ba, 1200 sq. ft.) and location.

We never bet against these little cottages in marginal locations, though, because they tend to have just enough to appeal to folks who want into MB and prefer the lower price. This home's pretty crisp in parts, though not fully updated.

We will, however, question the home's slug in the Beach Reporter open-house list this weekend, which touts it as the "best price" in the Trees (lowest isn't always best) and – more seriously – "Lg. Family."

We keep chewing on that phrase, thinking it can't mean "Large Family," as in, "this is a great home for a large family." A "large family" taking a long weekend in the house could come to blows. (One at a time in the kitchen!) Anyone have an alternate theory?

Open Sun. 2-4pm.
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