Weekend Opens (7/30-7/31)

Posted by Dave Fratello on Saturday, July 30th, 2011 at 5:08pm.

So there goes July...

We don't want to say sellers are afraid of the 6-man this weekend, because they're not. If you look at a list of opens, there are plenty to check out.

But debuts this weekend west of Sepulveda – none.

So we went where the compass pointed – east of Sepulveda. ("Go East, young man.") Our first 3 reviews will come from there, where we found new listings eagerly popping up and demanding attention.

Funny – each and every time your blog author is spotted in East MB it's the same question: Don't you only cover west of Sepulveda?

Why, yes, mostly – but not exclusively. Naturally, your blog author's first clients wound up buying in East MB. Oh, the irony.

After the East MB listings we'll point to a few West MB listings that are also worth your time this weekend if you get out. The Hill Section, in particular, seems busy in a pretty concentrated area – you could park the car and see most of the listings we're referencing.

To plan your 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 usual, we appreciate it when readers share views on this week's featured properties. Let us know what you like, don't like or must have.


East MB

1615 Magnolia (3br/2ba, 1000 sq. ft.) is a cute, small starter home with a modern kitchen and a reasonably large backyard on a kidney-shaped 5100 sq. ft. lot.

There's a lot to like in the way the late-1940s home has been polished and updated, though its basic footprint is original. The wood floors are dark-stained and they glisten. The master gets a very modern bath. Windows and doors are framed thoughtfully inside and out.

Right outside the kitchen/eating area, there's a fun outdoor living space, with built-in BBQ, a wraparound deck and – what's that? – an outdoor TV, all opening out to the yard. It's a nice extension of the living space.

There are rough edges, things you might like to update more fully, but the home oozes charm. At $919k, it's compelling.

1615 Magnolia is open Sat. & Sun. 2-4pm.

1315 11th (4br/5ba, 3475 sq. ft.) is a newer house (2007) that fell into foreclosure more than a year ago, pretty much getting stripped by the outgoing owners. (It happens all over, if not so frequently in MB.)

The home's been completely remodeled/restored and basically shows new, with all-new flooring, kitchen, baths and fixtures, not to mention paint.

There's a lot of living space downstairs, part of it opening out to the small strip of a yard. Upstairs, the 4br are all quite large, and a bonus landing area in the back of the house would make for a good kids' office/play area. It opens to a small balcony – less of an asset with small kids.

The rear of the home looks out onto older apartment buildings/condos, and traffic from MBB is both visible and noticeable, so the location calls attention to itself in unfortunate ways. The flipside is that the home is truly a short walk to schools, Polliwog and Target (stop in for a coffee, groceries or more).

The start price of $1.479m is meant to make a large, newer home attractive despite the small lot and any location concerns – we'll see how this ultimately balances out.

1315 11th is open Sat. & Sun. 1-4pm.

1400 11th (3br/2ba, 1400 sq. ft.) looks every bit of what it is – a simple, one-story 1960 home on a lot that seems small, despite its 5,000 sq. ft.

It's hard to get a sense of space in the home with its smallish kitchen, a small living room, a yard area (deck + grass) that doesn't go beyond what you'd find in a typical Tree Section house on a smaller lot.

Bedrooms are of decent size, though the master bathroom is quite small, if updated.

The corner-lot location across from a church is average, no huge plus or minus.


Bonus: A/C.

1400 11th was purchased for $990k in Aug. 2004. Now, 7 years later, starts at $925k, and is open Sat. & Sun. 1-4pm.


Hill Section

849 10th (5br/5ba, 4350 sq. ft.) is big, newer (2005) Mediterranean by a noted local builder with ample, unimpedable city and mountain views to the north and east.

849 10th was purchased new in 2006 for $2.723m, before some additional customization (pecan hardwood floors, among other things). It's offered now for somewhat less, $2.589m (-$134k/-5%) to account for changes in the market since then.

849 10th is open Sat. & Sun. 1-5pm.

861 10th
861 10th (5br/6ba, 4500 sq. ft.) is a Craftsman that's been on and off the market for the past year since the current owner moved in; it recently posted a deal while listed at $2.495m, but it just came back.

861 10th is open Sun. 2-4pm.

853 9th (5br/5ba, 4230 sq. ft.) is slightly smaller and a bit older (2001 build) than the other 2 listings above, and on a slightly bigger lot (300 sq. ft.) than 849 10th. It's up at $3.089m. See Mrs. MBC's review from 2 weeks ago.

853 9th is open Sun. 2-4pm.

913 Highview (3br/4ba, 2360 sq. ft.) has location going for it, and size working against it. We've called the home "elegant" in the past, but there's a narrow slice of the market looking for this type of home.

Highview was offered for 18 months from mid-2009 to late 2010, returning this Spring and now up to 128 DOM on the current listing.

The current offering price of $2.099m remains a markup over the 2005 acquisition price ($1.910m).

913 Highview is open Sun. 1-4pm.

505 N. Dianthus (5br/4ba, 4650 sq. ft.) is a fairly new (2002) and plenty big Spanish-inspired, modern home with some views to the north. The feel and layout are quite different from other recent builds.

The attractive cherry wood flooring particularly stands out; the whole first floor, stairs and a large upstairs landing/office/bonus space all feature it.

Regular readers will remember this listing from last year. It ran 5 months from early 2010 on. This year they posted a deal in June when last listed at $2.699m, but it's back now (as a "new" listing) at $2.599m.

Dianthus was first offered as a spec home in 2002 at $2.475m; back in April 2003, the current owners paid $2.125m.

505 Dianthus is at $2.599m, and is open Sun. 2-4pm.


Sand Section

If conditions permit good ocean views, try to see 304 30th (3br/4ba, 2275 sq. ft.), a Sand Section TH that has got one of the better panoramas currently on the market.

The 2003 build was constructed at a time when Sand Section roofdecks were not permitted, but the home was designed then to allow for a snazzy deck right off the main living space if they were ever re-legalized  – as they have been. The builders just put in the roofdeck, and it's now a central feature.

The TH itself offers 2br downstairs, a good-sized master with ocean views on the midfloor and a big great room with oversized kitchen area on top, all drinking in those views.

304 30th has lingered since February due to price, but is newly at $1.848m and is open Sat. & Sun. 2-4pm.
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