Weekend Opens (4/2-4/3)

Posted by Dave Fratello on Saturday, April 2nd, 2011 at 6:45pm.

Now that the weekend's finally here, and wait! what happened to the sun?!?

Well, if it's not exactly beach weather, you at least know what's almost around the corner. Meantime, without rain, at least it will be a good chance to tour some of the newer listings – inventory's up and some intriguing new offerings debut this week.

To plan out your weekend tours, try this Redfin map list of open houses – you can sort by price or sub-region of MB by clicking the title on a column. Or click here for the more traditional Beach Reporter list of opens.

As always, click on any highlighted address for more pics & details via Redfin. If you tour, tell us what you see, what you like and what you don't like in the comments here.


Sand Section

409 20th St. (4br/5ba, 3950 sq. ft.) is a supersharp modern with a bunch of "wow" factors, including snazzy decorating. The home was built in 1994 but feels much fresher thanks to updates and attention to detail. Even if you don't picture yourself a fan of modern style, this home projects comfort and livable style.

Three bedrooms, including the master with a startlingly nice spa bath, are on the mid level. A nice feature is the separate play/work room just off the 2 kids' rooms. The fourth bedroom is a smallish one on the bottom floor, just off an extremely smart home office with windows out toward the walkstreet.

One top-floor balcony off the living room offers ocean and PV views, but the bigger outdoor living space is the balcony in back off the kitchen. It's mostly shielded from afternoon sun, while tall glass panels tame ocean breezes.

409 20th was last purchased for $3.050m in Apr. 2005, and now rewinds roughly to a 2004 price, asking $2.799m. It's open Sat. & Sun. 1-4pm.

204 16th (4br/5ba, 4300 sq. ft.) is a lower walkstreet home on one of the great Ocean-to-Highland blocks near downtown.

The newer (2007) Mediterranean home has a heavy, serious, luxurious feel to it all around. Great ocean views from the living room in back, and very decent views down the walkstreet in front as well.

View bonus: The power poles are gone, as of quite recently.


Online bonus: A property-specific website is here.

204 16th starts at $4.995m and is NOT open Sun. 2-4pm.

UPDATE: A deal was made Saturday and the Sunday open house was canceled after this post first went up.

2211 Bayview (4br/4ba, 2650 sq. ft.) is a midtown TH near Marine and Manhattan Ave. with an attractive Spanish style and good ocean views.  

The fairly spacious master is on the middle level, with a little balcony off of it. The other 3 bedrooms are downstairs, with 2 opening out to a patio. 


Upstairs is the big kitchen and living space, with wide plank floors and blue views – even better off the balcony. An office area tucked off to one side gets some of those views as well.


The TH is one of 4 built together in 2006, though it's only connected to one – 2212 Manhattan Ave., the front unit, which happens to have sold off-market in a deal that should close very soon, we hear near $2.5m.

2211 Bayview started at $2.6m new in early 2007, and sold for $2.370m in Sept. 2007. Now it starts just a bit below its last sale price at $2.299m and is open Sat. & Sun. 2-4pm.


Tree Section

2916 Palm Ave. (5br/4ba, 3425 sq. ft.) is a splendid, higher-end Cape Cod sporting a nice (B+) location and offering a bonus, too: the house and lot next door.

True, if you go for the whole package, it's a big bite: $3.6m – at least to start. But it's possible just to grab the newer house (a 2004 build) and let the neighboring property go. What would you pay for the Cape Cod alone? We'd guess roughly 2/3rds of the overall – $2.4m or so.

The notion they're promoting with the twofer is that you can build an "estate" of sorts, perhaps razing the smaller rental next door and adding a pool or mega yard. (All these concepts are relative here by the beach.)

Whatever you choose, the home at 2916 is special. You can feel the difference when skilled craftsmen are put to work on each detail. Many rooms bask in light from extra sets of windows, and the extra-tall 8-foot patio doors give the home an extra open feel.
2916 Palm (plus 2912 Palm Ave.) starts/start at $3.6m for the twofer, and is/are open Sun. 1-3pm.

Here's a question: How'd you like to live on Pacific north of Valley? There are 2 new options this week.

2801 Pacific (3br/3ba, 2650 sq. ft.) has a quirky, woodsy, 70s vibe, and a determined architectural style that's hard to define, but you know they were pushing for something different. (In something of an overstatement, the listing calls it "Frank Lloyd Wright type of architecture.")

That turret-style front of the house holds a dramatic, 2-story living room/dining room combo. The unique, narrow slits of windows create an impression that the higher parts of the wall and ceiling are floating somehow. A 2nd-floor loft overlooks the space.

The kitchen is on the small side and somewhat dated. It overlooks a sunken, wood-paneled family room. Two smallish bedrooms are downstairs, while the master is upstairs.

Worth noting: The listing and flier mention a 4th br, but we never found it.

Also worth noting: The lot here, at 5600 sq. ft., is substantially bigger (about 25%) than a normal Tree Section lot.

The listing calls this one "priced to sell" with a start at $1.349m.

2801 Pacific is open Sat. & Sun. 1-4pm.

2701 Pacific (3br/3ba, 3000 sq. ft.) is the 4th of 4 homes at the fairly busy intersection of 27th/Pacific to pop up on the market over the last few years. Of those, 2 have sold.

This one has an official build date of 1950, but it has been added onto over the years. Of the 3br, you'll find one smallish one downstairs, while the other 2 are separate, big upstairs suites accessed off their own staircases up from the kitchen/dining area. (We've already used the word "quirky" today, but this is an unusual layout.)

The main downstairs living space is pretty sizable, opening to a back yard with a hardscape patio plus some grass. The kitchen and baths could use updating, but even with that work, the basic layout

We'll quibble with the overselling of the home as one with "tremendous curb appeal." No, it looks like what it is: an older home with additions. Mostly we quarrel with the start price, $1.589m, the sort of ask you'd expect for a newer build with a location issue like this.

Lot note: Like 2801 Pacific, this one has a larger-than-normal lot, 5550 sq. ft. according to the listing.

2701 Pacific starts at $1.589m and is open Sat. & Sun. 1-4pm.
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