Weekend Opens (7/9-7/10)

Posted by Dave Fratello on Saturday, July 9th, 2011 at 5:36pm.

As we chug along into Summer, we're still getting a steady stream of new offerings. The pace won't keep up much longer, we'd imagine, but if you're going to close a deal by Fall you had better get it out there soon.

One of the homes featured this weekend is also an advertiser and the sellers are friends – that's 927 27th – so we're providing a review with that disclosure and disclaimer.

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.

And if you're in active the market or thinking about it, please consider asking MBC for help in identifying the right agent for your needs. See our referrals page for a little more.


Sand Section

527 24th (4br/2ba, 2100 sq. ft.) is an almost completely remodeled home on a one-and-a-half size lot (4100 sq. ft.) just off Grandview school, with intriguing treetop and Martyrs views from the front patio. The remodel is so fresh that contractors were shoved out the door shortly before our visit.

The 1950 original seems to have been added onto here and there, so the layout's unusual and lacks a true master. The bath off the larger, front bedroom that could become a master is clean, but original – kind of fun/funky if you want to go with it, but otherwise needing modernization.

With those limitations, the home's recent re-do sparkles. There's a modern kitchen that opens nicely to ample common areas, brand new wood flooring and new windows. Very livable, if not perfect or high-end.

Location bonus: The back of the property adjoins the flat, grassy, enclosed playing fields at Grandview, making for a rather giant, safe "back yard," which is, we're told, abuzz on evenings and weekends.

527 24th starts at $1.569m, and is open Sat. & Sun. 2-5pm.

3108 Vista (3br/4ba, 2000 sq. ft.) is a pretty new (2006) SFR on the corner of 2 alley streets (Vista and 31st Pl.). 

The layout may remind you of a Sand Section TH, with a smallish 1br suite downstairs, 2br on the middle level and the living spaces on top. But the master is very spacious, with 2 separate closets and a large modern bath – nothing missing.

Upstairs, the open kitchen is everything you'd hope for, modern if compact – with quite decent ocean/Malibu views to the north. The breezes upstairs are ample, and even the somewhat obstructed views to the west are quite pleasant, thanks to the newer Italianate THs across Vista – this lends the illusion of being in another world, almost.

As a home, this one has a somewhat awkward entry – the garage is off Vista and the front doors are on the alley at 31st Place, not so welcoming, but this is one of those homes that gets better once you're inside.

3108 Vista was purchased new for $1.585m in March 2006, starts now at $1.699m, and is open Sun. 1-4pm.


Tree Section

927 27th (5br/6ba, 4250 sq. ft.) is a newer (2007) build that's one of the rare Tree Section properties to have ever netted more than $3m.

As we noted above, the listing is being advertised here and we're friendly with the sellers, so we feel an obligation to disclose and to limit our raves just a bit.

The home's big and luxurious, a cut above most newer builds. The original home was customized further by the current owners with upgrades to kitchen cabinetry, the master suite and the installation of a housewide (and exterior) sound system. An authentic, wood-burning pizza oven outside is another personalized plus, while the wine room downstairs has been properly insulated and has its own cooling system.

With a smaller-than-normal lot (3940 sq. ft.), the large home is laid out somewhat more like a Sand Section house, with 3 levels – 3 full bedroom suites upstairs, one on the middle/entry level (now set up as an office) and a fifth on the lowest level. The best surprise may be the big home theater downstairs, with a separate room for DVD storage and equipment and yet another private room in back that now hosts a teen's videogames.

We link above to the listing site, but here's the Redfin link to the property also.
927 27th was purchased in Aug. 2007 for $3.150m, and with its range of extras added since then, is offered now at $2.875m. 927 27th is open Sat. & Sun. 1-4pm.

598 27th (5br/6ba, 4200 sq. ft.) is on a much different stretch of 27th near Grandview and The Dune. The property was so hot when new in May 2005 that it was bid up over the $2.395m asking price to $2.504m. Pretty amazing for a Cape Cod speckie along Blanche, but those were heady days.

One clear plus is the extra square footage. The lot is not so much bigger than normal at 5120 sq. ft., but the builders went down and created a very sizable basement media room.

The wide plank maple floors are attractively different, while the bold terra cotta orange paint used in the formal, 2-story living room is startlingly original. (We always give style points when someone breaks from basic beige.) The coffered ceilings in the family room seem higher than normal, making that space bright and open.

There's one bedroom suite downstairs, and each of the 4br upstairs has its own bath as well. The master is ample with a fairly large walk-in closet.

Though 598 27th is, in fact, right along Blanche, the traffic on that street didn't seem to be a factor in the few minutes we visited, but it was hardly a high-traffic hour.

598 27th starts at $2.279m (-$225k/-9% from 2005) and is open Sat. & Sun. 1-4pm.


730 Rosecrans (2br/1ba, 875 sq. ft.) is a small 1950s cottage that's been retooled a bit, with refinished floors, new windows, new wallboard in some places, a new (if small) kitchen and fresh paint.

It's still pretty spare, with the front yard's grassy area begging for more landscaping and a brick and concrete back yard that also wants more.

What the listing labels as a third bedroom probably technically qualifies (it has a closet), though it's quite small and currently hosts laundry hookups – a minor identity crisis. 

730 Rosecrans starts at $779k, and is open Sun. 2-4pm.
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