Weekend Opens (11/15-11/16)

Posted by Dave Fratello on Saturday, November 15th, 2008 at 5:24am.

The biggest news these days is the price chops.

If you mean to sell in 2008, you had better start making it look like that's your goal.

A few listings stand out this week, so we're focusing on one "Featured Chop" in each of our 3 submarkets. And don't forget the auctions, coming up next week.

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 these homes to also report back. Tell us what you see, what you like and what you don't like. Use the comments here to discuss the homes we've highlighted.


Hill Section

Featured Chop: 808 Highview (5br/5ba, 4575 sq. ft.) is a terrific, ocean-view home that's been around since June, when it began at $5.250m. They made a deal in late August when the home was priced at $4.850m – the same price at which it returned in late September.

Two chops later, it's now at $3.999m (-$1.25m/-24%).

Get this: 808 Highview is just 1 of 5 Hillies that are now down $1m or more from start – 1 of 3 that are down by at least $1.25m.

Open Sun. 2-4pm.

511 N. Dianthus hasn't cut recently, but it's quite nearly the least pricey Hill Section listing, and it is down $160k overall to $1.269m. Open Sun. 1-4pm.


Sand Section

Featured Chop: The quick flip at 704 Highland (pictured) has cut $100k to $1.449m.

That's not big news, perhaps, but the 3br/3ba, 1550 sq. ft. home has also posted for rent ($4,500/mo.) AND the slug in the Beach Reporter beseeches buyers to "bring all offers." From all of that activity, we take it that they are trying to get something done.

The flip was purchased for $1.199m in May and hit the market just after Labor Day. Open Saturday only, 2-4pm.

If it's Sunday, that must mean 317 5th is open, as it has been almost every weekend since April. That's good exposure for the agents holding the place open, but it's not selling the house.

The 1990s-vintage contemporary home is still priced at $3.1m, with just a single cut of $100k over 6 months. When it began, we admit, that price seemed to MBC to be a bit aggressive. Maybe time for a real cut if something is going to happen. Open Sun. 1-4pm.


Tree Section

Featured Chop: 2504 Poinsettia (pictured) is a new home that promised, back in May when it began, not to be a "cookie-cutter" newbie. And that's true. It's stylish, with a sort of Mediterranean-modern feel outside and an Asian contemporary feel inside. It might be a bit too unique, though, and the boxy basement bedrooms have proved to be a turnoff.

With a new $270k cut this week, 2504 Poinsettia is down $600k/-24% from its start at $2.499m. It's now 1 of 3 new Tree Section homes priced below $2m, at $1.899m. We'll say it, that is starting to look aggressive. Open Sun. 2-4pm.

1948 Ardmore (pictured) ain't much to look at from the outside – kinda boxy, kinda 50s. But it's a decent size (3br/2ba, 2000 sq. ft.) and priced kinda nicely at $1.240m.

The great room with glass doors on both sides, opening to a yard and view deck, is a nice attribute. Location is pretty sweet, too, on the bend across from Live Oak park and fairly near downtown. Open Sat. & Sun. 2-4pm.

2500 Oak got some exposure at MBC earlier in the week, as a home that could set a new low for full-lot Tree Section homes, on account of its very awkward location at Marine/Sepulveda. (See "A New Low.") The least we can do is drive some traffic to the open. (Oooh, unfortunate choice of cliché.) Starts at $824,900. Open Sun. 1-4pm.

659 31st (4br/3ba, 3475 sq. ft.) (pictured) was going to be our featured property for the week. But good things don't always last. This remodel on one of MBC's "Great Streets" was snapped up within a week. It's posted in "Backup Offer" status, which means you can still view pics & details now even though they've got a buyer.

This is a flip, purchased last year for $1.950m, remodeled and offered not much above that at $2.189m. It was scheduled to be open Sun. 1-4pm – if that's still on, we'll make that clear in an update to this story.


Bonus: Auction Homes

A few weeks ago we called attention to 5 homes, 3 in MB and 2 in HB, that are headed for auction next Sunday, Nov. 23. (See "Name Your Price?" for more on the auction and the homes.)

The MB homes are:

2509 Palm

1211 11th

1405 Faymont

All are open Sat. & Sun., 1-4pm.
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