Weekend Opens (11/22-11/23)

Posted by Dave Fratello on Saturday, November 22nd, 2008 at 12:21am.

We always appreciate a week with new options, and here we go.

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

606 Ardmore is a one-of-a-kind modern on the periphery of the Hill Section.

If you've ever passed it, you know it. It's bold, angular, made of concrete, glass and steel. Seems to be holding up well style-wise – a 1993 build that remains fresh and forward-looking.

Despite the ambition and style of this home, it seems a fairly small project out of the complete works of the architect. (Click to go off-site for the firm's web page.)

The home offers 3br/4ba and 3300 sq. ft., and starts at $3.3m. The home may not be for everyone, but it's a nice stop to plan on for a day of touring. Open Sun. 1-4pm.

856 11th is on the smaller side at 4br/3ba, 2225 sq. ft., and it hasn't got the big Hill Section views, but compare it to a Tree Section home – the 6,000-sq.-ft. lot affords a real back yard.

The home is nicely updated, though we have some issues with the floorplan. Starts at $1.479m Open Sat. & Sun. 1-4pm.



Sand Section

It turns out that 465 30th is back. This large (5br/5ba, 3350 sq. ft.) home near the end of a quiet plateau street made a deal back in July. But that was a short sale that didn't work out, and now it's back – still short.

There's much to recommend the home – MBC once called it "voluptuous." There's more than enough indoor space plus a large, bonus deck/outdoor living room (3rd floor above the 2nd floor space in the pic here).

The sellers began much too high in March at $2.799m, changed agents and by Summer, the home was down to $2.399m.

Now it's at $2.2m, but you may have to be patient trying to close this deal – the endless, and failed, escrow, this last time ran almost 4 months. Open Sat. & Sun. 1-4pm.


Tree Section

3604 Palm almost could not be closer to Rosecrans and the refinery, but it's a somewhat inspired Craftsmanesque newbie.

The home offers 5br/4ba, 3260 sq. ft. on a 4640 sq. ft. lot. We give it bonus points for some bold colors in the bedrooms – daring for a speckie. Overall, the home seems warm and a bit different.

This one starts at $2.189m, which raises a couple of additional points.

The lot was purchased for $1.1m in Aug. 2006. We'd bet the projected sale price was nearer to $2.4m. As it edges down (inevitably), there's some question of whether it will be profitable.

Of course, several better-located newbies are already below this one's start price. Most notably, way below are 2504 Poinsettia and 2829 Valley, both at $1.899m, and both open Sun. 2-4pm.

3604 Palm is Open Sat. 1-4pm, Sun. 12-3pm.

2909 Elm (5br/4ba, 3450 sq. ft.) was just featured on MBC the other day (see "Renting Could Cost You $300k"). It has come a long way since beginning at $2.8m in Dec. 2006, a joke price if there ever was one.

The new price, $1.699m, we called "not bad" the other day. Consider the space you get – the PPSF is at the lower end, and the lot is unusually large for the area (5600 sq. ft.). Open Sun. 2-4pm.

660 33rd is truly not our kind of newbie, but it is vast (5br/5ba, 4475 sq. ft.) and it has its style points. What we find garish about the stonework, others will find opulent. Starts at $2.949m. Open Sat. & Sun., 1-4pm.
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