Weekend Opens (9/19-9/20)

Posted by Dave Fratello on Friday, September 18th, 2009 at 10:12pm.

It's another week with intriguing options. The early Fall period often brings with it new listings and new attempts to get older listings moving.

And here we are again promoting a destination-type property in East MB, to boot. They say it's your only chance to see 1501 9th, so pencil it in if you can.

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

As always, click on any highlighted address for more pics & details via Redfin. We ask MBC readers who visit the featured homes, or any open house, to also report back in the comments here. Tell us what you see, what you like and what you don't like.


East MB

1501 9th (6br/10ba, 8550 sq. ft.), a new custom home on a rare double corner lot, is slated for its first and – perhaps – only open house on Sunday. (Or so they say.)

As we've said here before, this is the sort of property you expect in the Hill Section or some of the LA area's ritzier neighborhoods, with a courtyard design, a covered outdoor living room and kitchen plus all the big stuff inside – tiered home theater, huge catering kitchen, all kinds of extra entertaining spaces and a luxe home office for the Master of the Universe who'd prefer to skip the commute.

The owner, a prominent local RE agent, built the home custom for himself, but will let it go for the right price. The price is down $505k from the launch, now $5.995m. Maybe it lacks the half acre of and circular drive of 116 Terraza, but here you save $4m.

1501 9th is open Sun. 12-4.


Hill Section

801 1st (4br/3ba, 2800 sq. ft.) draws our attention here from time to time.

It's a more than adequate home with some nice touches and surprises, like ocean peeks over the lower Sand Section.

One hangup is clearly the location along busy Ardmore, but price can help cure that.

After a new cut, 801 1st is at $1.850m, marked up from its Dec. 2000 acquisition price of $1.050m. (That was a long time ago.)

Open Sun. 1-4pm.

400 N. Poinsettia is a big (5br/6ba, 4550 sq. ft.) house at the highest point on Poinsettia, promising "commanding 180 degree panoramic ocean views" from the top level.

They'll be showing those off at another Saturday open, 4:30-6:00pm.

The newer Cape Cod was sold for $2.7m when new in 2002, then sold again in Aug. 2006 to the current owners for $4.1m. The price is rewinding a bit now – $3.85m.

Open Sat. 4:30-6:00pm.


Sand Section

316 Manhattan Ave. (4br/2ba, 1950 sq. ft.) is a 60s build with some contemporary updates.

The big pluses are location (South End, beach-close) and a different, family-friendly layout with 4br all on one level. That frees up the top level for big, open entertaining spaces with ocean views.

Baths & kitchen are clean but would need a little work to bring them into the 21st century and keep the theme going.

The listing has been active 4 months, but the new price cut to $1.599m comes along with a new determination to make the property available for viewings and to get it sold.

Worth noting: The current price is a nudge down from the March 2005 acquisition price of $1.655m.

316 Manhattan Ave. is open early Sun. 12-2:30pm.

472 35th (3br/2ba, 1125 sq. ft.) isn't big, but has been completely redone ("to the foundation" – listing) and offers a clean, sharp mid-century vibe.

The location's interesting – the next-to-last house on a lightly trafficked block on the plateau.

Priced at $1.299m, and open Sun. 2-4pm.

304 16th Place (3br/3ba, 2100 sq. ft.) is a Sand Section modern that hasn't gained much traction yet, but it's starting to feel like a wave of these homes are selling. Currently priced at $1.779m, open Sun. 1-4pm.


Tree Section

3609 Poinsettia (3br/2ba, 1300 sq. ft.) is a fixer with a location discount for its proximity to Rosecrans. It's a double deal for the family with elbow grease to spare and the wish to get into MB at the lower end.

Priced at $779k, it's a notch below some recent Tree Section closings (in better locations) at $800k or above. (See "Tree Dirt Update.")

We try never to underestimate demand for these lower-end cottages.

Open Sun. 2-4pm.

562 33rd (5br/4ba, 3550 sq. ft.) is a spacious, nicely customized, newer (2003), Craftsman-inspired build. Purchased new in Sept. 2003 for $1.850m, the home's offered now at $2.199m (+$349k/+19%).

That's not much of a markup in the scheme of things, but this is one to watch because – as commenters at MBC have noted – the Sand Dune Park controversy could prove unfriendly to the resale value here. The home is just a few doors up from Ground Zero.

Open Sun. 1-4pm.

2401 John (5br/5ba, 3500 sq. ft.) is a new home on a larger (5100 sq. ft.) lot has drawn lots of praise from MBC readers who have toured the home.

After its first cut this week, the listing's at $2.399m, still a price point seen as too high by 95% of the voters in MBC's pricing poll.

That said, it's not too late to drop in and see what quality spec construction can look like.

Open basically all weekend, Sat. & Sun. 1-4pm.
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