Weekend Opens (2/13-2/14)

Posted by Dave Fratello on Saturday, February 13th, 2010 at 4:50am.

When two people love each other very much, they go deeply into debt together.

Usually it's for a house – first.

Consider that on this rare weekend when Valentine's Day falls not on an awkward weeknight (do we go out on Tuesday? or the weekend? before or after?) but on a Sunday, right during prime open-house time amid a flood of new listings. Wouldn't your sweetie love to check out a couple of the new offerings and noodle over them during a candlelight dinner?

There are a lot this weekend, so we'll be brief with each one.

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.

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

Please report back here at MBC on any open houses you visit – what you like, what you don't like, etcetera.


Hill Section


505 N. Dianthus (5br/4ba, 4650 sq. ft.) is fairly new (2002) and plenty big, with city views to the north. It starts ambitiously at $2.999m, which calls to mind the recently closed 407 Larsson, a slightly bigger, somewhat newer (2005) Craftsman that sat more than a year (408 DOM) before selling recently for $2.190m. OK, Dianthus isn't Larsson, but we need to be convinced on this one.

Open Sat. & Sun. 1-4pm.

706 Anderson is a modest 3br/2ba, 1900 sq. ft. home that shows its late-60s vintage but has some charms. The exterior needs help, but inside, with décor they've made the mid-century/60s thing work. Not many other ways into the Hills at $1.249m or even near that.

Open Sat. & Sun. 1-4pm.


Sand Section

It seems like months we've been complaining about the lack of action in the Sand, or ignoring opens in the area entirely. Finally we're getting some new inventory.

325 9th is a newer (2003), full-featured Cape Cod with 5br/5ba, 3700 sq. ft. Some great details and a nice flat walkstreet location, very close to downtown without being stuck in the muck.

The start at $3.695 isn't so shocking, given the scarcity that's always a factor on the flat walkstreets. However, a larger, brand-new home at 440 6th is now actually priced lower at $3.598m. And 325 9th itself was last purchased in March 2007 for $3.659m. Everywhere else in town, prices have rewound far further back than March 2007.

One to watch given the rare combination of pros with a maximal price.

Open Sun. 1-4pm.

432 9th, further down the block, is another option for $1m less. The home's bones are much older, but a recent remodel/rebuild sparkles. There's also less square footage (4br/3ba, 2650 sq. ft.) than at 325 9th. 

Here the closest comp is a sale last May at 408 9th, obviously quite nearby, and also similarly sized (4br/3ba, 2400 sq. ft.). That sweet, beachy remodel fetched $2.175m ($906/PSF) last May, so $2.699m ($1,017/PSF) for the current listing at 432 9th is quite a step up. That may be fair if the home's features and details are superior.

Open Sat. & Sun. 1-4pm.

129 8th is a modern remodel (4br/4ba, 3350 sq. ft.) west of Manhattan Ave., right in the thick of downtown. Offered last year near $3.5m, it's now at $2.995mOpen Sat. & Sun. 1-4pm.


400 Marine Ave. is a 10-year-old, FSBO townhome (3br/4ba, 1900 sq. ft.) that's pretty sharp and features ocean views. Once in a while, we like to plug the fizzbos. Priced at $1.699m and open Sat. 1-3pm.

215 S. Valley (4br/3ba, 2550 sq. ft.) is back, as MBC noted the other day, at a price nearly $200k below its last sighting a year ago. Restarts at $1.235m. The home's dated, the layout unusual and the location a challenge, but price can cure almost anything.  

Open Sat. & Sun. 12-2.


Tree Section


549 21st (4br/4ba, 2600 sq. ft.) is a zippy, modern rebuild with snazzy colors inside and out and a great, custom feel. Distinctive and fun. The location is close to parks and downtown, maybe a tad close to Valley for some tastes. Currently at $1.665m and open Sat. & Sun. 1-4pm.


2708 Pacific offers 5r/4ba, 3400 sq. ft. in a tasteful, remodeled early-90s home. Definitely worth a look for anyone who wants into the Trees, but you may need to be patient. The sellers begin at $1.895m, a price you could find new construction going for not so long ago – and not always on busy streets. Open Sun. 1-4.


1812 Laurel (3br/2ba, 1650 sq. ft.) is a 50s cottage that maximizes period charm in a fairly prime Tree Section location near the school at Martyrs. Newer homes nearby draw top dollar; here they're truly marketing the home as a livable, throwback alternative at $1.349m. Open Sat. & Sun. 1-4pm.
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