Sunday Opens (9/19)

Posted by Dave Fratello on Sunday, September 19th, 2010 at 1:04pm.

Our best wishes to those observing the holiday Saturday.

Here we've reached a minor landmark this week… it's the first time MBC has had occasion to mention Better Homes & Gardens magazine. (See the first Tree Section listing below.)

To plan out your weekend tours, try this Redfin map list of open houses – you can sort by price or sub-region of MB by clicking the title on a column. Or click here for the more traditional Beach Reporter list of opens (which may not be as complete).

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


Sand Section

2808 Manhattan Ave. (4br/4ba, 3300 sq. ft.) is offering lunch on Sunday, maybe an extra reason to drop in on this spectacular new construction with big views.

2808 Manhattan is priced at $3.299m and is open Sun. 1-4pm.

429 8th (4br/5ba, 4100 sq. ft.) is a new Cape Cod on one of the flat South End walkstreets near downtown. It's got a full-page ad this week and a teaser for a "sneak preview" open house Sun. 2-4pm. Start price: $3.650m.

477 34th (5br/4ba, 3075 sq. ft.) boasts an end-of-block, cul-de-sac location on the plateau with an extra bonus: a sizable yard – nearly a full extra lot – made up of city property that the owners use under a permit. You see this on a few lots at the end of plateau streets, but it's a rare gift in the Sand.

The home has a mid-60s build date, but has been updated in stages, it would appear, with the kitchen and some baths among the newer work. The upside-down layout gives you 4 bedrooms downstairs, including one that's set up as an office, plus a chill room with an office nook off of it also.

There's plenty of living space upstairs, including a formal wet bar. Kitchen is newer, though the home has a traditional, slightly dated feel that may be improved simply with different décor. 

The refinery is something of a factor. Lower levels of the home have the views blocked out by trees surrounding the yard, but upstairs, from the kitchen and master, you'll see the tall pipes and storage tanks. Moreover, during our tour, refinery noise and airport noise were audible.

477 34th starts at $1.999m, a significant step above similar, nearby 455 35th (4br/3ba, 3075 sq. ft.), which closed for $1.599m in May. Obvious differences: End-of-block location with the yard on 34th. Less obvious: 34th probably has the better flow, definitely the better kitchen of the two. 

477 34th and is open Sun. 2-4pm.


Tree Section

568 35th (3br/2ba, 1600 sq. ft.) is a true delight, a recent, stylish remodel ("Beach Chic" per the listing) having given the late-40s cottage new life.

Don't just take our word for it, though – the home was featured in this spread in the June 2010 edition of Better Homes & Gardens.

The roughly 1600 sq. ft. of living space often seem like a lot more with the flow and extras of this home. The current owners use every bit of space inside and out. With a 5400 sq. ft. lot, there's enough exterior space for a complete outdoor entertainment area – with built-in barbeque, of course – plus a play yard with swingset. Not your typical Tree Section postage-stamp yard.

The big garage has also been more or less converted to extra space, with carpeting, built-ins and – no kidding – crown molding, making it a comfy rumpus room for the kids.

One place where the home's smallish space was notable: The open pantry off the kitchen is also the laundry room.

The nearby National Guard armory will be a turnoff for some buyers, as will the far-north Tree Section location – some folks just won't look this side of 31st or so. That's one reason we did a double-take when, a few months ago, the comparable, high-style remodel at 562 35th (3br/3ba, 2000 sq. ft.) sold for $1.575m. That was back in April.

As that sale proved, there's a lot to be said for style and outdoor space, even with an iffy location. Now 568 35th starts a bit lower at $1.499m.

568 35th is open Sun. 1-4pm.


1305 Church (4br/4ba, 3100 sq. ft.) is a brilliantly authentic-feeling, newer Spanish that's full of inspired, unique details, and taken over the top with the carefully selected furniture and accents that the current owners have brought into the home.

The lot is unique and on the small side (3150 sq. ft. with no yard, just a small patio), forcing the home into more of a Sand Section layout, with a basement suite adding square footage. Overall the living spaces and bedrooms aren't wanting for much, there's just no wasted space. A very European flavor all around.

1305 Church is priced at $2.2m, entering its 5th week on the market. It's open Sun. 1-4pm.

1821 Poinsettia (5br/4ba, 3130 sq. ft.) is on the newer side (1999 build) and offers a plus location near Pacific School, but not next to it.

The home seems lightly used and either updated or well done in key spots. Like a lot of newer Tree Section homes, you'll find the layout somewhat familiar, with the kitchen/great room opening to a very decent, west-facing yard.

Those who want a separate living room get it in a step-up area at the front, off the entry. Yes, it's a bit jarring to enter and find stairs immediately to the left and right, but that's how they define the space here.

1821 Poinsettia starts at $1.799m, and the home, overall, conjures memories of 2513 Elm, a few years older but similar overall, now nearly 90 days into its run and now priced at $1.665m. Poinsettia obviously boasts the better location.

1821 Poinsettia is open Sun. 2-4pm.
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