Sunday Opens (11/23/14)

By Dave Fratello | November 23rd, 2014

Here we are now, entering the celebratory season, which in Manhattan Beach real estate is known more as the Holiday Dead Zone, with fewer and fewer new listings each week.

So, while we have fun events like the pier lighting/downtown walkabout this week, we also have drastically fewer open houses to look forward to. (This photo of downtown carolers is from DigMB's post and photo gallery.)

Worth noting on your calendar:

  • MB Yuletide 5K: Saturday, Dec. 6, 5:30pm at the MB Pier (click here to register); sponsored by MB Confidential
  • Manhattan Beach Holiday Fireworks Festival 2014: Sunday, Dec. 14, 7:00pm show, with snow and music all afternoon before (click here for more)

Now, in local real estate, there is good news for what we have to call "entry-level" buyers, with two East MB remodels coming out under $1.5M. 

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

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.

East MB

1205 Meadows (3br/2ba, 1500 sq. ft.) may look, from the outside, like simply a majorly overhauled 1940s original cottage. New roof, new stucco, new picket fence, new windows. OK, maybe a nice flipper remodel?

It's much, much more inside. Because here they took a very original and somewhat worse-for-wear old house and made it all but completely new. (The city even classifies it as new construction, apparently.)

The floorplan was completely reconfigured, about 400 sq. ft. were added, and now you have a modern, open layout inside with a sparkling, modern kitchen, spacious great room and even a covered patio with outdoor fireplace.

These old cottages didn't have true masters, but by adding square footage, they were able to build one here. And not just a little attached bath with a shower stall – a true double-sink master with shower and separate tub.

So here you have an essentially new home, good family space, 21st-century appliances and finishes everywhere, basically across the street from the elementary school. That's the profile of a perfect home for someone looking to get into MB with younger kids to get started in the schools.

If this one bears a resemblance to the nearby neighbor at 1163 Meadows, it's no coincidence. 1163 sold in February this year (for $1.400M) after a complete remodel done by the same builder. A connection was made to the owners of 1205 Meadows, and before you knew it, the builder was repeating the feat a few doors down here on this property.

1205 Meadows starts at $1.450M and is open Sunday 12-2pm (yes, just 12-2).

2209 Faymont (3br/2ba, 1525 sq. ft.) is a corner-lot Liberty Village home that has much the same basic profile as 1205 Meadows. It's an expanded, remodeled original with nice kitchen and baths – though not as fully modern as that all-but-new property.

As is typical of the original Liberty Village cottages, you enter into the formal living/dining areas right up front. The original galley kitchen opens in back to an added family room with high ceilings.

In the main, original house, the wood flooring has been stained dark, a more modern feel. The 1 1/2 baths were updated as part of an overall 2003 remodel.

We distinctly remembered this home from its last run on the market. The past listing launched in July 2010, which may as well have been another era entirely. It took 2 agents and 4+ months to sell the home then. The price dropped from $989K to $849K when the home finally sold. (Imagine that, a remodeled 3br substantially under $1M!)

We did not observe major changes/updates this year from the last time we saw it – suggesting that the 2003 remodel pretty much stands. However, the garage has been completely outfitted with epoxy floors and custom cabinetry, a nice bonus.

This time around, look for things to happen a lot quicker at 2209 Faymont than in 2010 – even at a 40% markup to the 2010 sale.

2209 Faymont starts at $1.300M and is open Sun. 1-4pm.

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