Weekend Opens (6/26-6/27)

Posted by Dave Fratello on Saturday, June 26th, 2010 at 4:45am.

Your kids are out of school, but isn't it time to be locking in your next home in time for next year?

That's motivating some buyers, but getting the heck out of town is motivating a lot more people.

This weekend, the market's responding more to the shoppers. The list of opens, old and new, is just about the longest we've seen this year.

If you're in town, you might – might – be treated to a one-time shot at seeing a pretty fabulous newer home on the plateau in the Sand. For more, see below.

Click here for the complete list of opens published in the Beach Reporter, or see it at any time by using the link in the right-hand column under "Prop. Search Tools."

If you do get out & around this weekend, please report back here on what you've seen, what you liked, didn't like, etc.


Hill Section 

If you like ocean-view remodels on skinny lots, 217 N. Dianthus gives you a second option, right next door to 219 N. Dianthus, which MBC reviewed last month (see "Weekend Opens (5/22-5/23)").

It's impossible not to compare the neighboring homes. If you visit this weekend, you'll find both open both days, inviting the comparison directly.

217 N. Dianthus (4br/3ba, 2950 sq. ft.) lacks the curb appeal of the neighbor and sits just a few, critical feet lower on the hill, meaning that its impressive views are just a cut below those at 219.

That said, the flow of the home holds together much better – while 219 is zig-zaggy and broken up, 217's layout makes sense, particularly the top-floor living spaces, which are all together in one big great room.

217 boasts 4br, with the master plus 2 quite small kid bedrooms on the middle level, and one more (with bath) on the ground floor, opening to a patch of grass/"yard."

The top floor is what it's all about. There's a comfy living room, a newer island kitchen and a big patio that drinks in the views.

Price will be the point of comparison between the neighbors that's going to draw most attention.

While 219 began a month ago at $2.089m, 217 launches at $1.739m. Though 219 has cut to $1.989m, that's still a whopping $250k difference in two updated homes of near-identical location and similar size. It's clear that the newer listing at 217 is priced to draw immediate action, and is serving as a drag on 219 at the moment.

217 N. Dianthus and 219 Dianthus are both open Sat. & Sun. 1-4pm.

222 John (4br/4ba, 3850 sq. ft.) is a late-90s contemporary custom-built to the lot to maximize the home's main asset: spectacular ocean views.

Of some concern: the home design is probably a bit formal for the average family, and there's really no yard. Starts at $3.399m.

222 John is open Sun. 1-4pm.


Sand Section

445 33rd (5br/5ba, 3600 sq. ft.) is a true modern beach delight, and if you're going to check it out, run, don't walk this weekend – it won't last. (We hear there's an offer in already.)

Most of the home's interior spaces are sharp, white, tight and glossy with a timeless, beachy appeal. Wide plank floors are stained light, polished up and shiny. The top-floor kitchen and great room opens, via nanawalls, to a big patio/deck with some ocean peeks and views across the plateau.

Carrying the home over the top: integrated audio/video, air conditioning, automated ventilation system for all closets, plus an elevator.

The custom-built home carries a 2009 completion date. It's not a speckie, but a custom home that the owners have now decided to sell.


Worth noting: The home is double-wide along 33rd St., but it's not a double lot – there's a similar double-wide home on the alley at 33rd Place behind it. Also, 2 of those bedrooms are quite small and on the ground level; one's full now as a small office.

This "virtual tour" is a snapshot album of the home when vacant – perhaps right after completion.

445 33rd launched at $3.125m, and is open Sunday, 1-5pm. They may cancel the open based on that offer, but here's hoping they give everyone a chance to see & appreciate the accomplishment. Get there if you can.

Also up on the plateau, 469 32nd (3br/3ba, 1675 sq. ft.) is a remodeled, but original, 1950s cottage near the end of the block, meaning the top of the Sand Dune.

It starts at $1.299m.

469 32nd is open Sat. & Sun. 1-4pm.

228 31st(4br/4ba, 3950 sq. ft.) is an ultramodern new home with huge and, they say, unblockable ocean views. (Certainly across the walkstreet that's true.)

Earlier this week, as your blog author happened by, it was clear they were still finishing up work on the house. The listing doesn't have many pics yet – they're promising those "by July 10."

At least we can say undergrounding is complete in the neighborhood – not all of the Sand can say that.

The listing begins at $4.895m. MBC noted the other day that the lot was acquired "early post-bubble," for $2.1m in April 2008 – pretty ambitious at the time... and now.

Even if it's not 100% yet, 228 31st is posted as open Sun. 1-4:30pm.


Tree Section 

2513 Elm (4br/4ba, 3150 sq. ft.) is a late-90s home that will remind you of lots of speckies from the past decade.

Outside, it's a safe Caliterranean look. Inside, the split-level living space with a nice great room and medium-sized yard (for the Trees) has some recent updates, particularly the kitchen.

In terms of layout, it's practical to have all 4br plus laundry and a loft/lounge area upstairs.

Despite fresh paint and some nice staging, the home isn't vastly different from 1605 Elm (4br/3ba, 3100 sq. ft.), which closed last month for $1.495m in a superior location. Meanwhile, it's worth noting that 2513 Elm sold in Aug. 2004 for $1.599m, and evidence mostly suggests we're still in 2004 prices in MB.

2513 Elm starts at $1.730m, and is open Sat. & Sun. 2-4pm.
  
MBC noted the other day that 3309 Pacific is now entering its 6th consecutive year trying to sell. (See "Going for 6.")

It's big (4br/5ba, 3500 sq. ft.) but, as we once noted, "a bit off-kilter." The 1950 original was updated in the 70s or 80s and added onto pre-ZORP.

Want space? Want to be west of Sepulveda, don't care too much about how it all looks or comes together? Maybe 3309 Pacific is a match.

It begins this year at $1.249m, quite low by PPSF, but there's a reason.

3309 Pacific is open Sat. & Sun. 1-4pm.

2326 Ardmore (4br/4ba, 3175 sq. ft.) is of mid-90s vintage, but the home was high-quality to begin with and has been nicely updated and customized along the way.

Location is quite private, up and away from Ardmore on a small private block.

The home was last purchased in July 2005 for $2.1m. Listed now at $1.899m.

2326 Ardmore is open Sun. 1-4pm.
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