Weekend Opens (4/19-4/20)

Posted by Dave Fratello on Saturday, April 19th, 2008 at 3:42am.

It should be a Sandy weekend if you're going out.

In the Hill Section, they refuse to replace the 3 recent sales with any new listings. In the Tree Section, the only new offering isn't totally new. But in the Sand, it's a storm. (See below.)

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 any highlighted address below for more pics & details via Redfin.

And be sure to tell them MBC sent you.


Hill Section

There's nothing new in the Hills, again, but there's a noteworthy price reduction on 815 2nd. This one shaved $300k off the top and is now at $4.495m for a 5br/5ba, 4625-sq.-ft. new home. That cut has got them calling this the "best-priced new construction" in the Hills. (It's certainly the least expensive.)

We agree that the finishes and details on 2nd are above par, and the home seems surprisingly modest (in a good way) overall. The design favors lots of cozy, private spaces over the huge megarooms you would normally find in a Hill manse. And the views are better than expected, just a little bit up the hill off Ardmore. Check it out Sunday, 1-4pm.

By way of comparison, the new home at 930 John (mentioned a couple weeks ago) offers 5br/7ba, 5400 sq. ft. for $4.995m, now a full notch up over 815 2nd. Open Sat. & Sun. 1-4pm.

Also, 218 N. Dianthus is the 3rd of 4 new homes in the Hills, asking $6.75m for 5br/6ba, 5725 sq. ft. Open Sun. 1-4pm.


Sand Section

429 29th St. is Mrs. MBC's pick of the week. (Click address for pics and details; now up.) This one's further north and just about 180 degrees different in style from her contemporary walkstreet pick last week (317 5th). It's a little beach cottage (3br/2ba and about 1300 sq. ft. per the assessor) with an updated kitchen, yard (it's a full lot) and, they say, ocean views. (Really?) This one is not to be confused with 429 29th Pl., which just sold. Start price here: $1.579m. Open Sun. 1-4pm.

Also new on the plateau above Highland:
  • 452 32nd, a new "French country" home that's larger than most in the area – 6br/4ba, 4600 sq. ft. Starts at a somewhat remarkable $2.999m ($667/PSF). It was offered from Oct. 2007-Feb. 2008 at $3.199m, pre-completion. Open Sun. 1-4pm.
  • 444 33rd Pl., a smaller home on a double-wide, half-deep lot that amounts to a full 2700 sq. ft. For $1.289m you get a 2br/2ba, 900 sq. ft. home. No surprise that it's pitched as "perfect as a future building site." Open Sun. 3-5pm. (Unusual.)
  • And, heck, why not make it a foursome up on the plateau? 448 27th is a new listing (also not on the MLS yet) that, tax records say, offers 3br/3ba and 2300 sq. ft. – the slug for the open says it's a "complete remodel" priced at $2.089m. Open Sun. 1-4pm.

The big, pricey debut of the week in the Sand is a sleek new home at 221 34th, maxed out with 5br/5ba and 4200 sq. ft.

Being west of Highland and a bit higher up, it's got those big ocean views. They're thinking a bit about 200 19th, the gorgeous new home that recently sold at $5.6m – here, the start price is $5.4m. Open Sun. 1-4pm.


Tree Section

There is very little new this week in the Trees.

Indeed, the freshest listing is one that flashed onto and off of the market last year: 500 14th (pictured below), which offers 3br/3ba and 2250 sq. ft.

The listing pitches the location, which is certainly close to downtown, but it's also partly on Ardmore. Cute for $1.849m. Wait – $1.849? Open Sun. 1-4pm.

Also, maybe take a second (or a first) look at 2310 John, a slightly out-of-place contemporary. It's not new, but it did take $100k off this week – now $2.099m. Open Sun. 1-4pm.
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