Weekend Opens (10/16-10/17)

Posted by Dave Fratello on Saturday, October 16th, 2010 at 8:00pm.

Your blog author found himself with out-of-state work that made a Friday visit to open houses impossible. The Friday night period when the "Weekend Opens" feature is often written would be consumed with air travel. What to do?

This week, the solution is: a guest post.

The content below is provided by Janie Sue Nagy, an agent with her own blog who has taken to doing her own weekend summary of new and interesting opens, and we appreciate her work there. She agreed to provide the content below, with edits here and there by MBC.

We think she did a great job. Many thanks!

If you're going out, you can 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
 
You can drive by 205 20th St. (2br/1.5ba, 1096 sq. ft.) since open house parking is a challenge and the improvements are irrelevant – this property is being sold for land value.

If you are looking for a 2,700 sq. ft. Sand Section lot, by all means do go walk the property and be sure to get a good set of comps on this one. The asking price appears quite ambitious.

For comparison see 228 20th St. and 121 17th St., both had lower sale prices for similar lots and better homes. 121 17th was also the subject of several previous MBC posts, most recently in the June Market Update.

205 20th St. starts at $2.895m and is open Sat. & Sun. 1-4pm.

533 24th St. (3br/2ba, 1750 sq. ft.) You probably wouldn’t want to move right into this older home. A family room and deck were added to the back, but there were not many other upgrades. With some vision and dollars it could be remodeled and landscaped (Plan A). With even more money it could be razed and replaced with something really nice (Plan B).

Being one level is attractive to baby boomers looking to downsize to a home without stairs. Alas, you have to climb a mountain of stairs just to get to the home. Plus the driveway is steep. Plan B could take care of those issues and it is a desirable location.

The 2,730 sq. ft. lot backs to the Grand View Elementary School fields, providing some privacy from that direction. 24th Street is out of the shadow of the sand dune and will take you directly west to the beach. For comps see 528 24th St. and 543 24th St.

533 24th St. starts at $1.095m and is open Sat. & Sun. 2-4pm.


2520 Alma (3br/3.5ba, 2530 sq. ft.) This home has terrific whitewater and panoramic ocean views. It has all the high-end features you would expect of new construction: open floor plan, high ceilings, great room, gourmet kitchen, 3-stop elevator.

It also has something you might not expect this close to the beach – decent parking. In addition to the 2-car garage, there are parking places for 3 additional cars.

The decks and patio provide outdoor living space and there is an outdoor shower too. 


This 2-on-a-lot, fully detached townhome was built  in 2009. It last sold new in May 2009 for $2.4m. Association dues are $220.

2520 Alma starts at $2.595m and is open Sun. 2-4pm.


2300 Alma (3br/3.5ba, 2270 sq. ft.) This is a beautiful, modern home with a couple of unusual features.

The great room on the top floor has a built-in salt water fish tank and the garage has a power conditioning unit for an electrical car charger. A half-level up from the kitchen is an office loft with ocean views. There are also great ocean views from the living areas and the wrap-around balcony on the third floor.

Built in 2002, this is a 2-on-a-lot townhome with no HOA fees. The lot size is 1,751 sq. ft., which is half of the shared lot. It has access to a pretty small balcony with an exterior fireplace. Like many other Sand Section homes, you pay for the view with a lot of stairs.

2300 Alma starts at $2.399m and is open Sun. 2-4pm.
 
3101 Vista (3br/3.2ba, 1895 sq. ft.) This freestanding townhome is one of two on the lot and the HOA is inactive, meaning there are no dues. It was built by Sexton Homes in 2004 and it is worth seeing.

The 3 story home comes with a 3-stop elevator, which beats a dumbwaiter any day. The lowest level has a bedroom, hall bath and laundry room. Other bedrooms are on the second level, with living areas on the third level. You get ocean views from the upper level.

The home is beautiful, with a gourmet kitchen and all the expected fine finishes. The master suite is large enough for a sitting area. The garage is well done too, be sure to check it out when you see this home.

The front unit, 3100 Alma, sold in May 2009 for $1.8575m, but it is larger with better views. This unit on Vista last sold in 2007 for $1.850m.

3101 Vista starts at $1.799m and is open Sun. 1-4pm.


Tree Section

755 31st St. (4br/4.5ba, 4055 sq. ft.) This lovely home is also worth a visit. See if you can identify all the rooms with Venetian plaster. The custom cabinetry, distressed wood floors and exposed beams give the home a weighty, Tudor feel. From the master bedroom you get treetop views. The home is on a 5,000 sq. ft. street-to-alley lot. Outdoor space consists of side yard patios, though kids also play in the alley since it gets so little traffic.

This home was previously listed at the same price ($2.375m) from May through July 2009. Just two doors down, 763 31st, has been looking for a buyer for about 5 months. They are asking $3.095m. It is probably stuck high, due to the price paid by the current owners ($3.025m in 2006), which should help 755 31st in comparison.

755 31st St. starts at $2.375m and is open Sun. 2-4pm.


Hill Section

1118 N. Ardmore (3br/2.5ba, 1700 sq. ft.) Don’t let its location [at MBB and Ardmore] deter you. This townhome has sound damping doors and windows that really work. Very loud construction noise from Vons could hardly be heard inside. Traffic noise wasn’t even noticed, but then again we each have our own thresholds.

The home is staged and looks brand new. It was built in 2002, but recent refinishing of the stone and new paint make it feel new. It was designed by Obelisk Architects with attractive architectural details. Check the Redfin link for specifics on finishes and appliances.

For someone who wants to keep their finger on the pulse of downtown comings and goings this is a great place to be. You can observe quietly from inside or sit on the deck and hear the world go by as well. There is an office off the living room, at the front of the home that lets you see the ocean while you work. You can’t live in the Hill Section and be closer to the beach. HOA dues are $335.

513 11th Pl, another townhome in this complex started at $1.335m in April 2010, came down to $1.299m in May and was withdrawn without selling in August.

1118 N. Ardmore starts at $1.259m and is open Sat. & Sun. 1-4pm. 
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