For several months, 2 neighbors in a prime Hill Section view area duked it out seeking buyers' attentions.
Last week, one found a buyer, and the other quit the market.
It was
217 N. Dianthus (4br/3ba, 2950 sq. ft.), the later entry of the 2, that made a deal in late November, after a cut to
$1.599m from a start at…
For several months, 2 neighbors in a prime Hill Section view area duked it out seeking buyers' attentions.
Last week, one found a buyer, and the other quit the market.
It was
217 N. Dianthus (4br/3ba, 2950 sq. ft.), the later entry of the 2, that made a deal in late November, after a cut to
$1.599m from a start at $1.739m.
217 had launched in late June, a month after next-door neighbor
219 N. Dianthus (4br/4ba, 3300 sq. ft.) had kicked up at $2.089m. Yes, that was a whopping $250k difference in 2 neighboring, comparably sized homes.
217 dragged down the price at 219 for a while, forcing a $100k cut shortly after 217 debuted, and another $40k later.
219 N. Dianthus was at $1.949m when it dropped out last week, still far above the neighbor that made a deal. The initial $250k gap had actually
grown to $350k by the time they both left the active listings – on different terms.
Neither home was perfect, which helps to explain the 5- and 6-month listings. (See our review of 219 N. Dianthus in
this "Weekend Opens" post from May – where we called the layout "zig-zag[gy]" – and our opinions on 217 N. Dianthus in
this "Weekend Opens" post from June.)
But each has those top-of-the-hill, unbelievable, unmatchable blue panoramas – the treasure of a Hill Section address. Of the neighbors, 219 had the upper hand – a few, critical feet higher up the hill, and perchance less likely to face impediments from possible additions to homes just downhill. But it also had the higher price, and that seems not to have worked out so well.
MBC culpa: Maybe we were too enthusiastic back in June when we said that 217 was "priced to draw immediate action," given that said "action" took 5 months and an 8% cut in the public offering price. In our defense, these skinny-lot, ultra-view homes don't trade often, and it appears that everyone has had trouble figuring out their market value.
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Listings presented above are supplied via the MLS and are brokered by a variety of agents and firms, not Dave Fratello or Edge Real Estate Agency, unless so stated with the listing. Images and links to properties above lead to a full MLS display of information, including home details, lot size, all photos, and listing broker and agent information and contact information.
Based on information from California Regional Multiple Listing Service, Inc. as of April 1st, 2023 at 3:30am PDT. This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. Display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.
