Weekend Opens (9/15-9/16)

Posted by Dave Fratello on Saturday, September 15th, 2012 at 2:45pm.

If there's anything good to be said about the anticipated, record-breaking 90-plus weather in MB this weekend, it's this: Maybe word will spread, and no one from inland will come to the beach seeking relief.

It's just as hot here, you see, why waste your time?

It's either that, or Katie bar the door.

We got to several properties Friday, but most turn out not to be open to the public this weekend. Janie Nagy covers a few this weekend that we did not see in her new post.

To plan your weekend open-house 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.

If you're thinking about getting into the market as a buyer or seller, please consider asking MB Confidential author Dave Fratello for help. For more, see MBC's Need an Agent?" page.


Sand Section

424 30th (2br/1ba, 1100 sq. ft.) is small, cute and on a half lot up on the plateau.

Small? Your blog author felt like a giant walking around inside. If you visit, step carefully.

This is a 1931 original, and folks back then just built the bare necessities sometimes.

There is a living room. There is a kitchen. You have a bedroom down and an (added) bedroom suite up.

But when you are in any room, you occupy it.

You feel the original vintage in some of the quality (original) construction, and there are some spotty updates from along the way.

There's a nice little back patio area as a bonus. Up front, due to the half lot, there's just a one-car garage, and when we say "car," well... think back to when cars were much smaller, or to the future, when cars will again be much smaller.

424 30th starts at $1.169m. It last traded in 2004 for $945k.

An intriguing comp is last Summer's trade at 448 28th, also a half-lot property, but a 1950s 2-story original with updates and more square footage (3br/2ba, 1425 sq. ft.), which sold for $1.050m in June 2011.

Meantime, a full-lot property at 441 28th is in escrow now. There was a little duplex there but you expect it to go for land value. They listed at $1.0m but we hear it will sell closer to $1.1m, maybe 1.2.

424 30th starts at $1.169m, and is open Sat. & Sun. 1-4pm. Janie Nagy says she hears there's lots of interest and offers will be reviewed Monday. 


On the other end of the spectrum...

1402 Manhattan Ave.
1402 Manhattan Ave. (3br/4ba, 2400 sq. ft.) is a new, modern TH in the thick of downtown that we reviewed in detail last week.

1402 Manhattan Ave. starts at $2.799m and is open Sat. & Sun. 1-4pm.


East MB

1555 Voorhees (5br/4ba, 3825 sq. ft.) is an absolutely predictable late-80s house, with step-ups and step-downs separating rooms on the lower level. It's the layout that presaged the current "it" floorplan with kitchen/great room in back.

The house got a kitchen update – not overhaul – in 2009 before the last sale. So you have attractive granite counters and new appliances, but the old cabinets and drawers, tile, etc. Most of the baths are very clean versions of 1989 baths, though the downstairs bath and the master did get true overhauls and feel current.

All 5 bedrooms are upstairs and spacious – quite an accomplishment when you think about it, but that's what these 7500 sq. ft. lots allow in East MB.

Notable plus: There are substantial city and mountain views to the east and north. The hill really drops down and opens up views from the master and one bedroom along the east side. Cool.

1555 Voorhees reminded us some of 1305 8th (6br/4ba, 4100 sq. ft.), a comparably sized home built at the same time and with similar exterior appearance. That one sold early this year for $1.710m, opening some eyes and setting a tone for the year, where homes would sell quicker and for more than you expected. (For more on that one and several other East MB sales, see: "Close the Books on 1305 8th.") 8th had a superior layout but needed some work here and there, probably the better location.

1555 Voorhees starts at $1.775m now. It traded just 3 years ago, in about the same condition, in June 2009 for $1.567m, so this is a markup of $208k (+13%) over a depression-era price. ("Depression" – it's all relative.) It is open Sat. & Sun. 1-4pm.


Tree Section

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.

It's got 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. We found it more "comfortably large," but if that's how they're selling it, far be it from us to question.

Distressed oak flooring throughout is very warm and unique. Even more unique: A pattern at the entry with interlaced floor boards and tile. Nice touch.

1209 Oak is in its 6th week on market at $1.799m and is open Sun. 2-5pm.
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