It was 4 weeks ago when we advised MBC readers to go take a look at 1321 Voorhees (6br/5ba, 3600 sq. ft.). It would be your only chance, it seemed, because the home was in escrow already.

In escrow... and at a big number, $2.795M, quite a feat for a home on a smaller-than-standard East MB lot (5200+ in this case).

Our opinions about this custom "plantation" home haven't changed, but that first buyer is gone, the escrow is canceled, and 1321 Voorhees is back on the market, looking for a new buyer. (You?)

While it's out there for a second run, suddenly, it's notably the least-pricey East MB new construction option on the open market.

Right next to it, in terms of lot size and home specs, is the new-construction listing at 1304 Lynngrove (5br/6ba, 3750 sq. ft., 5400 sq. ft. lot). That  "gorgeous custom contemporary" home is offered at $3.199M to begin. (See "Pushing $3M in Liberty Village?")

Despite that convincing architectural rendering, the home itself doesn't exist yet. It's still being built. Projected finish is Sept. 2015.

Whereas, you can walk through and move into 1321 Voorhees right now for $400K less.

Then there are 2 other new construction projects that listed recently, both on full-size (7500 sq. ft.) East MB lots, and pushing the ceiling so high, you can't quite see it through the clouds.

1131 6th (5br/5ba, 5025 sq. ft.) was first, coming out with a $4.499M start price.

It's being called a "Plantation Contemporary." They're also adding some new, must-have features, including security system and home automation.

Location is just a few doors east of Sepulveda. Intriguingly, the listing makes this note: "One block from the Manhattan Beach Hill Section."

Following shortly thereafter was 1321 21st, more in a Mediterranean style.

That 5br/5ba, 5060 sq. ft. home cut-and-pasted the start price for 1131 6th: $4.499M.

Same builder, so it's not a huge surprise that both have been priced the same. Will the market will come to them?

Here's a rundown of the most recent new construction sales in East MB:

  • 1416 3rd (5br/5ba, 4765 sq. ft., 6650 sqft. lot) at $3.199M in Dec. 2014
  • 1420 3rd (5br/5ba, 4765 sq. ft., 6650 sqft. lot) at $2.899M in Nov. 2014

Lot size is one of the big factors to consider in comparing these.

Back again to 1321 Voorhees. It was a month ago that heads were spinning over their big number.

Now it's the lowest-priced option. Time does funny things, doesn't it?

To judge by the most recent closed sales come in, you'd think no one knows how to price a house anymore.

We've seen markets where nearly every listing price seemed to be an overreach. Today, start prices seem to be literally just the starting points. Consider these very recent closings:

510 23rd (4br/4ba, 3200 sq. ft.) is a 2009-built Spanish in the gaslamp district.

Start Price: $2.699M

Sold Price: $2.826M

Amount Over Asking: +$127K / +4%

Note: That result was different from when the same home debuted back in 2008-09. It ran 7 months on market and sold for 16% under the asking price way-back-when, the year your kindergartner was born.

1901 Lynngrove (3br/1ba, 1100 sq. ft.) is a mostly original corner-lot cottage in Liberty Village. The home has

Late last year, we took note of one sale just east of Highland in the teen walkstreets that radically raised the bar.

The value of a standard-size lot on the small stretch between 16th-20th St. had never, historically, hit the 3's... until the sale at 309 18th at $3.250M just before Thanksgiving. Really, values had never been close.

Now, raising the bar higher: 313 17th St., posting a sale at $3.500M.

Like 309 18th, the sale was arranged off-market late last year. Unlike 309 18th, the sale was not posted to the MLS. So, to date, this sale has been known mostly just to neighbors and the real estate community.

(Disclosure: Dave counseled the seller, but did not participate in the sale of 313 17th. Also, the legal address is 312 17th Place.)

There's a…

Here's hoping you've enjoyed Ski Week, that (sadly) endangered tradition of our school system here.

If you're back in time, check out some of the new options on the market.

To plan your open-house tours for this week, try this Redfin map list of open houses, or click here for the Beach Reporter list of opens.

Don't forget, when previewing homes here on MB Confidential, you can click "Open All Images" right above the main listing photo to get immediate display of all the listing photos at once.

Sand Section

3300 Ocean Drive (3bd/2ba, 2,000 sq. ft.) is definitely a wow-er of a beach-close TH.

And it's one to watch, because it would really be something to see a nearly $2,200/PSF sale come to fruition. (Tip: Don't bet against it.)

You won't see any hint…