Sunday Opens (12/15)

By Dave Fratello | December 15th, 2013

This is how it's going to be for a few weeks, folks – a near desert in terms of Manhattan Beach real estate.

A total of just 27 active listings, few open houses, just one that's new to market. (And that's in Manhattan Village.)

The good news is that new listings will come. They're stacking up on waivers till the new year.

This week we're mainly re-running reviews from past weeks for homes that are open.

Speaking of running, don't forget next Saturday night's MB Yuletide 5K at the pier at 5:30PM. Register online here or just walk up!

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

3213 Valley (3br/3ba, 1975 sq. ft.) is a remodeled tall and skinny overlooking the greenbelt.

As is often the case with these layouts, the bedrooms are split – one on the main (middle) level along with kitchen and other common spaces, then the master and one other up top. That main-level bedroom also provides the main access back to the (snazzy) back patio with built-in bbq, limiting its value as a sleeping room and making it feel more like a family room. Fortunately, the secondary bedroom upstairs is sizable and could comfortably host two kids. (As it seems to now.)

KItchen and baths all sport fairly recent remodels with good style.

Location and lot size bring the price down, comparatively, for this much updated square footage, with a start price at $1.499M. You may find that the home is shielded from views of traffic along Valley and benefits from the treetop views (and even the Martyrs steeple), and that the sound of traffic drifting by is less unpleasant than being near a stop sign with engines revving. If so, location could be less of a negative than you may expect.

3213 Valley is at $1.499M, about two months into the listing, and is open Sun. 2-4pm.

2518 Laurel (5br/4ba, 3400 sq. ft.) is a big, newer (2005) family home with echoes of what we'd now call a "plantation" style – but it's simply called "traditional" in the listing.

It's got the modern layout with a huge kitchen/great room in back, opening to the very private backyard. Flooring throughout most of the home is an attractive, dark-stained, quarter-sawn oak. The kitchen boasts a built-in seating area by the window, and cabinets with something of an antiqued look.

The downsloping lot does affect the layout some, as you step down and down going toward the rear of the home, and you need to descend another set of stairs to get to the yard – a slight interruption of the flow for entertaining.

The great room and yard are also on the eastern side of the house and sunken down a bit, which means that after the morning light passes by, these rooms really need artificial light to feel as warm and bright as you might want.

The curved stairway up is a different feature for this style of home, and a rounded "catwalk" style hallway that gets you to the frontmost bedroom on the 2nd floor is unique. That front bedroom and another share a jack-and-jill bath that's tucked away off the corners of those rooms – a nice layout – and both of those rooms get lots of light, being on the southwestern side. A third kids' bedroom upstairs is a suite.

The master is pretty spacious, feeling all the more so as you go back toward the bath and closet, where the ceiling rises high. You'll (happily) need a ladder to get to some of the spaces in the master closet. Lots of space. From the back, the master looks out only at trees and rooftops, feeling very private.

Disclosure: Dave has toured this property with clients.

2518 Laurel starts at $2.595M and is open Sun. 1-4pm.

East MB

1421 18th (6br/6ba, 4430 sq. ft.) is back on the market after a monthlong escrow recently flopped.

It's solid new construction on a good block on the east side that just about perfectly expresses what's current in Manhattan Beach home building style trends.

The style here is "plantation," bright white and beachy for the most part, with a soft greyish/brown tone to the wide-plank oak flooring. (Could dark walnut stains be officially "out" now?) 

The great room in back boasts a modern kitchen, high ceilings and lots of light from the windows and doors opening to the big deck and backyard. On a clear day you'll see the mountains, downtown and even the Hollywood sign. Also, there's a bit of a slope down from the backyard toward the neighbor beyond to the north, so it looks like a lot of that view will always be available.

In addition to one bedroom suite downstairs, there are 5 (yes, 5!) more upstairs, plus laundry. The master gets those views again, in spades.

If there's a quibble one might have, it's the way the modest downslope of the lot requires occasional steps down as you move toward the back of the home.

This block of 18th is going to see another new home next year – a project we're aware of on the other side of the street that should draw even better views of downtown and will benefit from a sunny, south facing backyard. Contact Dave for more on that one.

1421 18th starts at $2.699M and is open Sun. 1-4pm.

28 San Miguel Ct. (2br/3ba, 1585 sq. ft.) is new in the Village. We didn't get there Friday, so we'll crib off Janie Nagy's paper. From her post this weekend:

This Manhattan Village, Plan 2 (click here for floor plan) townhome was built in 1985. It has been remodeled and has air conditioning.

On the top floor, the master bedroom has an en suite bath. A hall bath (with a steam shower) serves the second bedroom.

The lower floor is a split level. On the upper portion, above the two-car garage, there's the kitchen, interchangeable family and dining rooms, a half bath and laundry closet. The living room is on the lower part of the split level and has access to the back patio. Balconies off the family room and master bedroom overlook the guest parking courtyard. Interior steps lead down from the living room to the garage.

The remodeled kitchen has granite counters and stainless steel appliances including a Viking range. All three bathrooms have been upgraded. The laundry closet has been converted to a wine bar, but could be changed back. HOA dues are $491 per month and include access to the amenities of this gated, guarded planned unit development, with include a community pool and spas.

28 San Miguel Ct. starts at $875K and is open Sun. 1-4pm.

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