Weekend Opens (10/3-10/4)

Posted by Dave Fratello on Saturday, October 3rd, 2009 at 5:57am.

Coming from in-town or out-of-town, this is a great weekend to gather near downtown for the Hometown Fair.

All of this week's featured open houses are nearby, so you could slip away from the fair for a few minutes to drop in on one or more.

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.


Tree Section/Near the Fair


Nearly in sight of all the Hometown Fair festivities is 1312 Ardmore (4br/3ba, 2450 sq. ft.), a mid-1980s build with a recent remodel (2007), and an even more recent DOM reset (this week, after ~90 DOM).

The updates are nice here, but the big draws are location and outdoor space – a good-size back yard plus 7-car parking in front (per listing).

If you lived here during the Hometown Fair, each year all your family and friends would be guaranteed a spot to park, gather and retire. It's also nice for beach trips & downtown outings. (Somewhat more common.)

As we noted in an MBC post on Twitter this week, the bogus re-list was accompanied by both a price change (to $1.679m) and a new line in the listing: "SUBMIT ALL OFFERS." That might be a sign that it's time to deal.

If you might be interested, drop in Sun. 2-5pm.




A block further south, just up 12th, is 521 12th (4br/3ba, 3000 sq. ft.), another 80s build with a recent remodel, perhaps grander in ambition than 1312 Ardmore. Lots of bells and whistles are built in, including audio systems, A/C and a wine cellear.

The style seems a bit of a mix, however, lots of contemporary mixed with a homier, perhaps Mediterranean feel.

The current owners took on the remodel after a Jan. 2006 acquisition at $1.760m. They began by asking for a markup of $535k, but at $2.099m now, the bump is $339k.

521 12th is open Sun. 1-4pm.


Trudge up the hill just a bit further to 645 12th, a huge (5br/6ba, 4875 sq. ft.) new home near the top of the hill on 12th St.

It's got all the luxe appointments of a new-era Mediterranean plus disappearing doors that reveal ocean and PV views.

Small, finicky point: the fireplace on the outdoor deck won't provide much warmth to the eventual residents on a chilly day – it's on the east side of the deck, meaning ocean breezes will blow the heat next door.

This one began more than a year ago at $4.499m, and still has a price issue, apparently, even $900k lighter at $3.599m

Open Sat. & Sun. 2-4pm.


Sand Section/Near the Fair

Wind your way up behind the Beer Garden, or otherwise up 21st off of Valley, and you'll find a cluster of 4 new ocean-view townhomes:



429 21st St. / 428 21st Place (modern in style, pictured) and
433 21st St. / 432 21st Place (Mediterraneans)

The 21st St. TH's are each 3br/4ba and about 1900 sq. ft., and priced at $1.795m (down very slightly from $1.825m).

The 21st Place TH's are each 3br/4ba and also about 1900 sq. ft., priced at $1.499m (down from $1.625m).

All are open Sun. 1-4pm.
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