Weekend Opens (10/1-10/2)

Posted by Dave Fratello on Saturday, October 1st, 2011 at 4:09am.

It's the New Year, it's Fall, it's October and families with kids in the MB schools just got a mini-Ski Week. Way to keep the calendar interesting.

It's a local Rite of Fall to go out and run or walk the MB 10k, if you can, or to go cheer on the runners anyway. The race and the Hometown Fair are long-running events that help define this town as someplace special. To participate in any way ties you into the community now, and ties you in with the past as well. Good feelings all around.

On the RE front, new listings remain at a trickle. What's more, your blog author had a conflict and didn't get out Friday to see the new stuff, so we have to give surface treatment to a couple listings.


To plan your weekend tours, try this Redfin map list of open houses – 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.

As usual, we appreciate it when readers share views on this week's featured properties. Let us know what you like, don't like or must have.


Hill Section

724 10th (8br/8ba, 7000 sq. ft.) is a very big ocean-view home that sports an unusual "Southwestern" theme. At last, a break from Cape Cod vs. Mediterranean vs. Modern.

They seem to have the sense that the style isn't for everyone. The very first line of the listing says the home has "tremendous potential to upgrade." (The home's a 1999 build.)

This, on a $5.490m listing.

Since they're all but inviting us to look past the house – good for us, since we haven't toured the inside – let's start with that lot. It's a giant, 10,500 sq. foot parcel along a dropping slope, so that the views just open up to the south and west. (Southwest... maybe we're getting it now.)

That's real good land, with views, that's worth multi-millions by itself, so to get yourself a 7000 sq. ft. home on top of it seems almost like a bonus.

Maybe the biggest question is how much of that house the next owner wants to preserve.

724 10th starts at $5.490m and is listed as open Sun. 1-4pm.

We qualify that as "listed as open" because the first time they posted a brokers' open, the residents were surprised to have agents knocking on the door to come see the house. Here's hoping they've worked out the kinks and are ready for the John Q. Public.

612 John (6br/8ba, 7400 sq. ft., on a 10,000 sq. ft. lot) is open again, asking basically the same price ($5.499m) with outstanding, current views, but much greater threats to those views on the longer-term horizon than you'd face at 724 10th.
We explained the reasons those views are preserved for several more years, and discussed this "puzzling palace" in greater detail, in a mid-September open-house review.

The listing is a relocation sale, which almost always means it's going to go, at some price, and probably soon.

612 John is at $5.499m and is open Sun. 1-4pm.


Sand Section

200 Shell (3br/3ba, 1900 sq. ft.) has become one of the most compelling homes in the Sand, at least for those who can accept a very, very far north El Porto Norte location.

We've called it "the fanciest custom build in El Porto Norte," noting that the 2007-built home "drips with higher-end detail at every turn." It's a thoughtfully done, gorgeous place with good ocean views.

200 Shell is at $1.399m and is open Sun. 1-4pm.


Tree Section

1312 Pine (4br/3ba, 2800 sq. ft.) isn't like much anything else on the market in the Trees.

We haven't seen the inside yet, so we'll go on broader impressions first.

The 1979 home has been upgraded, with a nice-looking kitchen that was redone before the home's most recent 2006 trade. It may not look completely 70s anymore, but not all the upgrades bring it to the 21st century.

The corner-lot location actually has the home facing 14th St., a minor cut-through street, and puts the back patio on the eastern side – somewhat less sunny in the afternoon. To the plus side, it's a short walk to several amenities – Pacific School, downtown or points slightly east, including the red dot boutique.

1312 Pine sold in June 2006 for $1.677m, a price that looks pretty poor with the benefit of (20-20) hindsight.

It starts now 14% lower at $1.445m and is open Sat. & Sun. 1-4pm.

You can go see 585 31st (3br/2ba, 1250 sq. ft.) for the home, but the value here is in the 5025 sq. ft. lot. 

At $1.099m, the home's attractive both as a building site and as an entry-level home with remodel or add-on potential, no doubt. It's an interesting price point because of the way this one could draw buyers with diverse sets of plans.

Still, the smart money has to be on this address sporting a new home sooner, rather than later.

This block of 31st west of Blanche ends at Sand Dune Park, with a flat, grassy patch right at the bottom of the street that's ideal for soccer, football, dog frisbee – or, as we saw recently, for babies learning to walk. (Location note: The MB 10k trods across this sod one Saturday a year.)

The street-to-alley lot for 585 31st slopes up a bit – abruptly from the street and more gently toward the back. Views from the front of the house are of tall, mature and diverse trees, with the Dune and hill to the west.

585 31st starts at $1.099m and is open at the very unusual time of Sat. 10am-12pm.
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