Sunday Opens (10/13)

By Dave Fratello | October 12th, 2013

It's good to report that we still have a nice little trickle of new inventory coming out here in October. Our total citywide may be stuck at 52 (SFRs + THs combined), but there are some good new choices. We review 4 below.

If you're up early Sunday, check out the "Jimmy Surf Fiesta," 8am-4pm at 42nd St. in El Porto. This is another uniquely Manhattan Beach event, a benefit for the Jimmy Miller Foundation and its mission, "to heal mental and physical illness and injury through surfing and ocean-related activities. [The foundation's] mission is to carry on the legacy of Jim's pure love of surfing by sharing the ocean's power to heal." Anyone, from the first-time surfer to the most dedicated long-timer, is welcome to participate – and there's a raffle.

If you haven't yet tuned in to MBC's Facebook page, please do. On Fridays, we've begun to snap photos and make brief comments about new listings on the broker's open tour. Not all of the homes we see on Fridays are set to be publicly open (or even MLS-listed), so our Facebook Friday Feed will feature properties not mentioned in the MBC "Weekend Opens" posts.

Why not go to our Facebook page now and "like" it, to get our content in your daily Facebook news feed?

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

Tree Section

500 14th (3br/3ba, 2500 sq. ft.) is a 1960s tri-level near town that's been refashioned with a modern flair. It's now offered near $2M. And it's also a great example of why it can be great to buy on the dip. 

The home has 3 levels that follow the hillside slope down 14th toward Ardmore.  Up top in back is the master, with a little view of a crisp line of ocean blue visible over downtown rooftops.

The middle/entry level has the public spaces, including a fully modernized kitchen with a classy natural stone surface (no photos yet in the listing to feature that) which opens to a dining area toward the Ardmore frontage and bright western exposure. The family room is also there, with newer hardwood floors and a sharply redone fireplace using a similar sandy stone. 

The two kids' bedrooms are downstairs (yes, that's a 2-level separation from the master), along with an extra living room/play room area. (It's always nice to give the kids a space where their stuff is not in the main common areas.) That living room opens to a little yard with high fences to shield it from busy Ardmore.

One note: 2500 sq. ft. is the size stated by the seller now for this listing (after taping it). Past listings have shown this one as 2250 sq. ft.

So this one starts now at $1.979M, and begs for some background and context in doing so. 

First, go way back. The home traded in 2003 and again in 2004, at $1.137M and $1.290M, respectively. It wasn't near its current condition, though. It was remodeled by the 2004 buyers and offered back, in pretty much its current shape, for $1.850M in 2007, but that went nowhere. As 2009 rolled around, it was offered for $1.499M but sold, ultimately, for just $1.329M.

In our tour Friday, we didn't see too much different from what's found in the 2009 listing pics, though of course there may be a few changes. But mainly it was timing that might justify a markup of $650K over 4 years.

Neighboring 1400 Ardmore – a 1200 sq. ft. home right across 14th St. – just now closed for $1.596M.

500 14th is asking $1.979M and is open Sun. 1-4pm.

1400 Elm (5br/4ba, 3200 sq. ft.) is a late-90s Mediterranean that's been modernized quite well in just the past couple of years.

The great room in back features a comfy family room and open, updated kitchen. The back yard/patio area has been hardscaped and offers a classy indoor/outdoor living arrangement off this main space. There's a formal dining room and 2-story living room back toward the front, and a guest room/playroom/office tucked away just off of the entry.

This home reminds us that high-end shag style carpeting has really roared back "in" within the last few years. Much of the house gets it, and seems the better for it.

The master bath is well updated, no 90s evident, a nice plus. Among the other 3br upstairs, two share a jack-and-jill bath and there's a separate suite. Laundry upstairs, too.

Bonus: The garage, as shown, is almost impossibly well organized. We can all aspire to store and stash our stuff this well. Our favorite feature: A pulley system for bikes that allows each 2-wheeler to be independently raised and lowered. They're just above the cars, ready to slide down on demand. Wow.

1400 Elm last made a run on the market in late 2008, running 5 months with no takers at $1.949M.

It's back now, with some fresher updates, at $2.299M, and is open Sun. 2-4pm.

Sand Section

2411 Vista (3br/4ba, 2500 sq. ft.) just sold last year, but the sellers are looking to make a move, so it's back.

Here's our review from April 2012, which, in turn, ties back to the review of the front unit of this 2-TH combo:

2411 Vista is a high-end, Cape Cod TH with treetop/mountain views to the east and some nice ocean peeks to the west. It's a pleasant and compelling surprise.

Well, maybe not such a huge surprise. The TH's twin/attached unit, 2412 Alma, hit the market last April [2011] and sold in October for $2.010m. You may have seen that one. We reviewed it exactly a year ago, and said, in part:

"The home's many assets include the gleaming, dark-stained plank floors, extra-high ceilings in each room, elaborately framed windows, and a master bath dripping with extra details. The overall effect of all the extras is to underscore how much more you can do with a similar layout or amount of space – rarely do all the notes get hit so well."

This townhome is really the same, just pointed east instead of west. To account for that, the price is substantially lower: $1.799m.

That was then: 2411 Vista sold for $1.720M in June 2012.

They're back now asking $1.925M, and this one is open Sun. 2-4pm.

East MB

1617 23rd (5br/4ba, 3500 sq. ft.) is not on the MLS yet.

It's a newer (2006) Mediterranean with warm, cherry wood flooring in most rooms (including all bedrooms) and travertine flooring in the modern kitchen with granite surfaces. The kitchen/great room opens out to a surprisingly small patio/yard in back.

There's 1br downstairs and 4 up. You'll find this one familiar from your first step inside, but something of a cut above other spec homes from the last cycle.

1617 23rd starts at $1.969M and is open Sun. 2-4pm.

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