Weekend Opens (8/4-8/5)

Posted by Dave Fratello on Saturday, August 4th, 2012 at 6:24pm.

This was another week where most of the new listings were open for brokers but not to the public. We've put together a selection here of the few new offerings and a few other highlights we've reviewed in the past.

Also see Janie Nagy's post with additional reviews.

To plan your weekend tours, try this Redfin map list of open houses – sort by price or sub-region of MB by clicking the title on a column.

Or click here for the new-format Beach Reporter list of opens.


Tree Section

1904 John (4br/3ba, 3340 sq. ft.) has the advantage of being on a block that's been hot, hot, hot this year, one of the prime areas of the Trees near everything, but a private-feeling street with no cut-through traffic.

The downsloping lot creates a 3-level layout, with 3br on the entry level, huge master upstairs, and a kitchen/family room downstairs, opening to a largely hardscaped backyard.

This 1950s original has been added onto and remodeled in stages over the years. Though it boasts some updates now, the next owners will probably want to put their own touches on the home next time.

1904 John starts at $1.899m, and is open Sat. 12-2pm.

We just completed a post on what you can get under $1m in the Trees, and along comes 917 27th (3br/3br, 1600 sq. ft.) to shatter the basic assumptions there.

This one is not 1000 sq. ft. It is not on an outer/peripheral street, nor on a busy street, really – though 27th is something of an area cut-through.

No, what makes 917 27th a sub-$1m listing is something different: Little land.

The 2570 sq. ft. lot at 27th is a very peculiar triangle edging off of 27th, bent eastward and hemmed in by the property lines of homes along Ardmore. Wow, is this a strange lot.

The home is a 1950s original, touted as a "terrific 'tree house,'" updated somewhere along the way, with a large living/family room downstairs and the 3br up. Modern? Not exactly. Uniquely MB? Yep.

917 27th starts at $979k, and is open Sun. 1-4pm.

1209 Oak (5br/5ba, 3125 sq. ft.) is a 10-year-old Mediterranean on the "right" side of Oak but on a fairly busy stretch near MBB and businesses across the street.

We haven't toured, so we'll just note from the photos for now that the layout is the common great-room-in-back setup, opening to an outdoor room and fairly sizable, though hardscaped, yard. (The family room in back is called "formidable" in the listing description.)

1209 Oak starts at $1.799m and is open Sun. 1-4pm.

3308 Pacific (4br/3ba, 3100 sq. ft.) is a quirky 80s contemporary that needs some attention and updates. Either way you have to roll with the style.

The builders left no real yard, just a little strip in back. The alley kitchen in back is isolated, by design – not a 21st century feature.

There's one bedroom downstairs and 3 up, 2 of reasonable size sharing a bath and a large, long master suite with fireplace and access to an isolated rear deck.

Back in 1996, a listing called this "Manhattan's most exciting modern home." This year, it's an "architectural stunner with clean, contemporary lines."

3308 Pacific is at $1.699m, and is open Sun. 1-3pm.


East MB

1836 6th (5br/5ba, 4050 sq. ft.) is now into its 3rd month on market, more a reflection of location than the home itself, which we called "a surpassingly gorgeous Spanish" back in June.

We found the extra attention to detail – in the Spanish style, which you have to love – to be warm and attractive. Nice layout includes a dedicated office up front with its own mini-courtyard, a separate bed/bath suite, a formal living room that opens to a sunny courtyard right at the middle of the home. The backyard has a nice stone patio with a small inset hot tub, plus a little patch of grass and attractive landscaping overall.

Upstairs, all the bedrooms are of good size and have attached baths.  The master is ginormous.

1836 6th sold back in 2005, pre-completion, for $2.175m. It's offered now at $1.949m, and is open Sun. 1-4pm.

If all you want is a nice house in the ZIP code, 1769 1st (5br/5ba, 2880 sq. ft.) may fit your bill. The lot, however, is just 4100 sq. ft. (41x100), smaller than a normal Tree Section lot, affording very little yard. And the location is quite close to Aviation, just a couple doors up.

Still, as a newer (2002) build with much of the feel, size and finish of lots of recent construction, 1st offers a pleasant surprise or two.

1769 1st is at $1.475m and is open Sat. & Sun. 2-4pm.


Hill Section 

1027 Boundary Place (4br/4ba, 3250 sq. ft.) is about to finish its 5th month on market – no huge surprise for a home that is different, surprising, a head-scratcher at points.

It's charming somehow... its Old World inspiration could grow on you.

There are interesting faraway ocean view panoramas from some of the living spaces and the master. This home's positioned high up the hill just before Sepulveda, so you see the whole Hill Section unfold below. For more, see our initial review from March.

1027 Boundary Place began at $1.649m and is now down $100k to $1.549m, a tiny PPSF for the Hills. It is open Sat. & Sun. 1-4pm.
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