Weekend Opens (10/10-10/11)

Posted by Dave Fratello on Saturday, October 10th, 2009 at 3:28am.

It's a reasonable question: Why debut your listing in mid-October?

But it's all the rage this month. This weekend shows some of the evidence – plenty of new or newer options for the open-house connoisseur. This includes more in the Tree Section than we even have the chance to list here.

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.

We're asking MBC readers who visit these homes to also report back. Tell us what you see, what you like, what you don't like, what you'd change if you owned a particular home, and so on. Use the comments here to discuss the homes we've highlighted.

As always, click any highlighted address below for more pics & details via Redfin.




Hill Section


408 N. Dianthus (3br/3ba, 2175 sq. ft.) is a little symphony in a tricked-out postwar cottage.

Very nicely updated and sporting a pool/jacuzzi in a serene back yard. The rooms aren't huge – that's less than 2200 sq. ft. – but it's a cheery environment.

A bit less cheery: This one's being sold for less than the March 2006 acquisition price.

Then: $1.708m. Now: $1.595m.

Open early Sat. & Sun., 12-2pm.

511 Pacific (5br/8ba, 8300 sq. ft.) must be seen to be appreciated – still one of our favorite, if over-the-top, local offerings.

The listing is back after a few months' hiatus and is down $1m further from the point when last we saw it. Was: $6.699m. Now: $5.750m. And that's down from a start at $8m previously.

Open Sun. 2-5pm.



Sand Section


517 1st (4br/2ba, 2550 sq. ft.) is a recently completed remodel/rebuild, an attractive Spanish with just enough space.

The South End location is just a few blocks to the beach and across from Robinson School, a nice option for a yard if the home's sunny patio isn't quite enough.

Start price for 517 1st is $1.899m.

This offering reminded us that in June 2008, a comparably sized but jumbled, quirky remodel at 437 1st (4br/3ba, 2600 sq. ft.) sold for $1.610m, which seemed high for the location and quality. (For a bit more on that home, including a pic, see our 4/15/08 market update.) Now, a year later, you can get a home that's mostly new for not too much more.

517 1st is open Sat. & Sun. 2-4pm.


Tree Section

This week we have two matched sets of neighboring homes open at the same time.


628 26th (5br/5ba, 3650 sq. ft.) is a newer (2005) build with plenty of space on a great block.

It's also offered for much less than the Feb. 2006 acquisition price ($2.650m) at $2.199m, after 3 weeks on market.

Open Sat. only 2-4pm.

Love the block, but not the price? How about 648 26th (5br/3ba, 2775 sq. ft.), starting this week at $1.799m?

It's a custom build in a familiar Mediterranean style. Worth a look Saturday if you want to compare with the neighbor, and also Sunday.

Note: The listing does not provide square footage on this home yet; we pulled that from the county assessor.

648 26th is open Sat. 2-4pm. and Sun. 1-4pm.

622 Rosecrans (3br/2ba, 1500 sq. ft.) (pictured) is a sharp and darling remodel, a fully modern feel for a mid-70s build – inspired.

Starts at $1.160m.

Open Sun. 2-4pm.

626 Rosecrans (1br/1ba, 600 sq. ft.) shows the maximum potential of a teeny 1br cottage, if that's all you need.

The current owners picked this home up in March 2008 for $772k, but now offer it back to the open market at $699k.

Open Sun. 2-4pm.

1706 Pacific is a charming, classy, spacious (5br/4ba, 4650 sq. ft.) Spanish with lots of great details inside. Lot size here is almost double the standard for the Trees at 7150 sq. ft.  It's open for only the 2nd time that we've seen since a debut in August.

The early-90s build has been steadily updated to reflect current tastes in baths and kitchens. The big stone fireplace shows you what you can get if you're not skimping like most stapled-on stone imitators in new homes these days. The study is a classic as well.

There are supposed to be pluses like this when you're asked for $2.495m for a single house. Open Sun. 2-4pm.
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