A Couple Sunday Opens (11/30)

By Dave Fratello | November 30th, 2008
Your blog author has been enjoying a few days mostly away from MBC, taking time to recharge while the RE world is especially slow. We do have a full week of material ahead.

This weekend, we see only one new listing that's open, so we'll feature that and make quick mention of 2 others.

To plan your open-house tours for this week, use MB Confidential's online list of Manhattan Beach open houses (it's mobile-friendly!).

We ask MBC readers who visit these homes to also report back. Tell us what you see, what you like and what you don't like. Use the comments here to discuss the homes we've highlighted.

1728 Poinsettia is a mid-80s build that's been tastefully updated over the 20 years the owners have had it. On balance, this is pretty much the whole package that many families looking in the Tree Section are seeking.

It's plenty spacious, with 4br/3ba, 3500 sq. ft. Of course, you don't get a yard, per se, on maxed-out homes like this on 4400 sq. ft. lots. But you do get a fully decked-out brick patio with built-in barbeque and outdoor fireplace, far superior to a postage stamp's worth of grass. It's a classy touch.

Really, our only gripe is the river rock accents – yesterday's stapled-on stone. (It recurs in the fireplace inside.) Sometimes you have to compromise.

The start price of $1.699m seems reasonable. For instance, with a PPSF of $488, we'd repeat our observations in a recent story on 2909 Elm, to the effect that PPSFs near $500 seem to (now) be at the lower end among comparably sized Tree Section listings and recent sales, and therefore a bit aggressive.

As to location, this is a pretty sweet block near Pacific School and the soccer fields, nice bonuses for a family. This is another factor giving it a leg up on 2909 Elm, which is also at $1.699m. 1728 Poinsettia is open Sun. 1-4pm.

The aforementioned 2909 Elm is also Open Sun., 1-4pm.

757 30th (5br/4ba, 3350 sq. ft.) hit the market exactly one year ago (11/29/07), a new and different home on a different sort of lot. The 4800 sq. ft. lot is oriented wide along quiet 30th St., but shallow, rather than running deep back along a narrow lot, as is typical in the Trees.

When it began last Thanksgiving, the listing was at $2.699m. As MBC gingerly put it then, this price was "at the top of the ladder now among similarly sized new homes."

Turns out, this wasn't one of those ultra-classy $2.7m newbies you see now and then, it was an imperfect home with location issues.

Slip, slide, slip, and now it's under $2m – having recently dropped to $1.999m, or fully -$700k/-26% off that start. And that's the pre-Christmas price.

There's plenty to like, particularly if they're dealing now. (Builder paid $1.3m for the lot, so the new price probably cuts near to bone.) Open Sun. 2-4pm.

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