Sunday Opens (July 11)

Posted by Dave Fratello on Sunday, July 11th, 2010 at 3:41am.

We found only one truly new listing this week, but we're most excited to report that 445 33rd on the plateau will be open after a false alarm 2 weeks ago.

That's not to say that some Hill and Sand listings aren't new – they've simply returned to market after some time off, so many readers will be familiar with them from prior attempts to sell.

Click here for the complete list of opens published in the Beach Reporter, or at any time use the link in the right-hand column under "Prop. Search Tools."

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.


Hill Section

946 9th (6br/6ba, 4300 sq. ft.) is a newer (2002), tricked-out home in a familiar style for the Hills. There's a grand entry with curving stairs, a big kitchen/great room opening out the the back yard and, of course, a master worthy of a Master.

The big lot (7250 sq. ft.) affords a nice-sized yard, though the current owners haven't done much with it. (The listing touts potential for a pool.)

It'll be interesting to see where the markup turns out on this one if it sells. The owners paid $1.950m for the home new in Oct. 2002, and offer it to the public now starting at $2.699m (+$749k/+38% over 2002).

946 9th is open Sun. 1-4pm.

Back for another round is 114 N. Poinsettia (5br/6ba, 6400 sq. ft., including basement), the newer (2007) Spanish at the corner of 2nd and Poinsettia.

On and off since May 2008 – shortly after it was completed and the owners moved in – the home has been for sale. It began at $7.750m, moved quite a bit throughout 2008, came back in 2009 and quit in December last year at $4.995m.

It returns now with a local agent, not family, representing the listing for the first time, priced at $4.995m again.

The home's beautiful with big views of the ocean and PV. The kitchen and living spaces on the top floor are inspired, but a lot of the home's square footage is on the first floor or below grade. The location at the corner of two busy Hill Section streets hasn't helped.

One other change: The original listing 2+ years ago drew our notice because the Spanish style was actually called "Andalucian." Now: "Montecito." One word, many thousands of miles of difference.

114 N. Poinsettia is open Sun. 1-4pm.


Sand Section

445 33rd is back!

The home had a buyer right away when it was ready to debut a couple weeks ago, and the first open house was canceled. Recently the buyers walked for their own reasons, meaning there's now a public open.

The home (5br/5ba, 3600 sq. ft.), as we've said before, is a true modern beach delight, with interior spaces that are sharp, white, tight and glossy with a timeless, beachy appeal. Start price: $3.125m.

445 33rd is open Sun. 1-4pm.

332 10th (4br/5ba, 4115 sq. ft.) was last seen on the market in Summer 2008 at $3.999m, but it didn't sell then. Coming back here in 2010 at $3.399m, it was a short sale that sold immediately (really pre-market). Alas, the buyer is gone and we see it on market again at $3.449m.

The home's a newer (2000) custom-built Spanish, but to some extent you have to see the potential in it – it's unpolished for now after really being lived in these 10 years or so.

A little rehab later, you've got a midblock, flat walkstreet Spanish near downtown – could be great.

332 10th is open Sun. 1-4pm.


Tree Section

594 30th (4br/3ba, 2050 sq. ft.) has been with us about 5 weeks now, maybe a bit of a surprise for a home that's clean and comfy on a quiet half-block near Sand Dune Park, and which started out seeming to be well-priced.

The late-50s home has been updated with a sense of style, preserving lots of original elements that make it distinctly a beach house while delivering modern updates where you care most (a modern kitchen, for instance).

There are some very custom outdoor-living aspects – a small lap pool, paving stones set into the back yard grass, a little outdoor fireplace. A deck off the kitchen/dining area invites you outside to eat or lounge.

There's one issue that will nag: The upstairs master is separate from the 3 bedrooms downstairs and open to the house – no door at the top of the stairs.

594 30th is still priced at $1.4m and is open Sun. 1-4pm.


2908 Laurel (3br/3ba, 1985 sq. ft.) offers one of the more attractive combinations of location, size, condition and price to come along in a while among lower-end Tree Section homes.

The start price of $1.249m has not generated a bidding war 3 weeks in. Maybe because it's a bit of a puzzle, with an upside-down layout and some updates here and there, but really a need for another refresher to bring it to 21st century standards.

The location and sunny living spaces upstairs, with treetop views, remain solid attractions, and the yard is not insubstantial.

2908 Laurel is open Sun. 2-4pm.

3405 Pacific (4br/4ba, 3200 sq. ft.) is a newer (2006) Cape Cod that's got 2 related location issues – busy Pacific plus refinery proximity. At least the home's original views of the refinery have been obscured by new construction nearby.

Pacific is pretty great inside: bright, comfy and unique in parts. You just have to leave the outside where it belongs: outside.

The sellers bought at pretty much the peak for the area, March 2007, paying $1.775m then – one of the first new homes to sell below $2m. They now are offering only a modest discount now at $1.689m.

3405 Pacific is open Sun. 1-4pm.
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