Weekend Opens (5/2-5/3)

Posted by Dave Fratello on Saturday, May 2nd, 2009 at 3:49am.

We'll stand behind our recommendations in the Hills and Trees this weekend – they're intriguing.

In the Sand Section, the 3 properties we reference are interesting, but the prices all appear to be out of whack.

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 – or any open houses – to also report back in the comments here. Tell us what you see, what you like and what you don't like.


Hill Section

113 S. Poinsettia is a custom-built Mediterranean (4br/5ba, 4150 sq. ft.) sporting very good ocean views over the South End. Nicely done.

Location on one of the Hill's quieter blocks is an extra bonus, as is the pool.

Not so compelling is the offer to buy the corner lot next door at the same time (119 S. Poinsettia, $2.299m) to use as your yard.

113 S. Poinsettia begins at $3.6m. Open Sun 12-3pm.

114 N. Poinsettia is a short 2 blocks away and open at about the same time. This newer Spanish (last year it was "Andalucian," now it's "Montecito styled") is big in a lot of ways – 5br/5ba and 6400 sq. ft. including a cathedral-ceiling kitchen, big views and lots of bonus space below ground level. This one is down $2.25m from an overly ambitious start a year ago, looking better at $5.495m. Open Sun. 1-4pm.

Open Saturday only: 603 11th gets you much closer to downtown in a newer (2003) home with space about equal to 113 S. Poinsettia (5br/4ba, 4080 sq. ft. at 11th).

High ceilings, big spaces, a great master suite with private deck – all nice. The outdoor room, decked out as it is – dreamy.

Starts at $2.899m. Open Sat. only, 1-4pm.


Sand Section

We warned you above, the 3 we're featuring here seem to have price issues, but time will tell.

316 28th may be the most beguiling of these 3. The pics portray a small, 1930s-era cottage (3br/2ba, 1200 sq. ft.) that has been polished up nicely inside.

The location east of Highland is a plus for one reason: the steep grade affords big ocean views. However, at 2210 sq. ft. (listing), the lot is not even full-sized.

Somehow, someone convinced the current owners in June 2005 that this property (mainly the land, we'd surmise) was worth $1.63m. Now the owner/sellers would like to mark that up a bit to $1.750m as they exit.

Maybe that makes sense to the sellers, but nearly $1.8m for a 1200 sq. ft. cottage is hard for the rest of us to follow. Maybe it deserves a closer look. Open Sat. & Sun. 2-4pm.

316 9th, on a South End walkstreet corner lot, is officially 1br/1ba, 600 sq. ft., but there's a separate office out back. Still not much going on here on a half-lot asking $1.299m. This one was featured the other day in MBC's "Askew Down South." Open Sun. 1-4pm.

317 5th, a 1990s-built contemporary (4br/5ba, 4150 sq. ft.) also on a South End walkstreet corner lot, will celebrate 13 months on the market next week. When it debuted oh so long ago, we thought it was competitively priced at $3.2m.

Total adjustments to date: $200k (-6%), to $3.0m. That's how you get to 13 months.

The home is open frequently and hasn't dropped off the MLS much, except for bogus re-lists. Here's a thought: Maybe that price really isn't so competitive. Open Sun. 1-4pm.


Tree Section

2200 Palm is gorgeous, big for the Trees (4br/4ba, 3650 sq. ft.) and unique.

The wide lot gives the home something extra from the curb; the updates to this mid-90s home help a lot.

This home is the antithesis of boxy – lots of curves and an inspired back yard that breaks up the space nicely and adds a custom spa.

Starts at $2.195m. Open Sun. 1-4pm.

2404 Elm (3br/2ba, 1200 sq. ft.) is one of the best of the less-pricey Tree Section offerings. That square footage understates things a bit, since there is some bonus square footage (about 600 sq. ft.) in a finished basement.

No garage face plus a nice yard... we can see this one floating some boats. Recently repriced to $1.169m. Open Sun. 2-4pm.
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