Sunday Opens (3/24)

By Dave Fratello | March 24th, 2013

This past week, we've seen 17 new listings hit the market in MB, another good sign that Spring has sprung.

It's a busy weekend for open houses – even more so than most for Dave, who's running 2 of them. Those are the first 2 listings we'll feature below, both in the Tree Section. And rather than present neutral "reviews" of either one, we'll mainly excerpt the listing descriptions for those. We hope we can meet some readers this weekend at the opens.

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

700 27th (4br/4ba, 3420 sq. ft.) is the Tree Section modern home we've been promoting on MBC and all over the internet for some time. We're finally ready for the first public open house Sunday. Here's part of the listing description:

Natural light abounds in this warm, open architectural modern home. Terrific location on a sunny, oversized corner lot in the sought-after western part of the Tree Section. Close walk to school and parks, also walkable to town and beach.

This sharp home was designed by an architect as her family residence and built by Michael Lee. It achieves an amazing sense of privacy and seclusion in the heart of a lovely, quiet neighborhood.

There are 3 bedrooms upstairs with a dedicated office; downstairs is a guest room plus living spaces. There is also an inviting, separate 350 sq. ft. office/studio/guest suite across the yard, over the garage. Enjoy the sunny south-facing yard.

700 27th is offered at $2.250M and is open Sunday 2-4pm.

For more and larger photos, see: www.700-27th.com

2507 N. Valley (4br/4ba, 2825 sq. ft.) is a newer listing from just this week. 

From the listing description:

This is a private, modern home with quality details and upgrades, including Pella windows, solid core doors and a top-flight kitchen.

Location near the greenbelt offers a simple walk to parks, downtown and school.

High ceilings, ample windows and treetop views make the great room inviting. The modern kitchen features Viking appliances and custom cabinetry. Formal dining is a separate space among the wide-open layout.

Designer finishes including custom drapery in all rooms and Kohler baths. Prewired for sound with high-end sound system and alarm.

The master is a large retreat (with fireplace) on the first floor opening to the front yard with fire pit. Another bedroom and dedicated office are on the first floor, with two more bedrooms and all common spaces upstairs.

The neighborhood, that great intangible factor, is full of friendly families that gather for events and parties and help one another out. All that plus air conditioning, a rarity in MB.

You can see more photos, larger, on the dedicated propety website: www.2507valley.com.

2507 N. Valley starts at $1.869M and is open Sun. 1-4pm.

In a different part of the Trees, closer to Pacific school, 2 new listings are extremely similar homes at comparable start prices:

2009 Elm (4br/3ba, 3100 sq. ft.) is a Mediterranean with an easy layout, and right down the middle in terms of what many families are looking for.

It's clean and recently refreshed, and hard to place as the 1998 build that it is. This one may have been among the first of the wave of similar homes to sprout in the Trees from the late 1990s through the end of the last bubble in 2007-2008. There aren't going to be great differences between the 1998 and the 2004 models, for instance.

You enter into a bright formal living room, and continue back to a large great room opening to a hardscape patio/yard. First floor also has formal dining and a fairly large, spare bedroom. Upstairs are 3br, with the kids's rooms – both pretty sizable, with high ceilings – sharing a jack-and-jill bath and a large master suite in back. The master gets treetop views to the west.

The listing description sings about this one as "sheer bliss" and as being "like walking in the rain without getting your hair wet." We're not sure what that last part means, but let's award some style points for trying. We'll stick with "right down the middle."

2009 Elm starts at $1.899M and is open Sun. 2-4pm.

1409 Pine (5br/4ba, 3200 sq. ft.) is extremely similar to 2009 Elm, but sports a 2001 build date. Its major points of distinction: An extra (5th) bedroom and location somewhat closer to school and town.

Like Elm, this home has you entering into a bright (albeit sunken) living room, with a big great room in back, plus formal dining and a spare bedroom. They fit 4br upstairs, plus laundry, without choking the kids' rooms somehow. (We've seen plenty of newer construction where, in the rush to provide the 5th bedroom, they wound up creating shoeboxes for the secondary bedrooms.)

Unlike Elm, this home has a grassy backyard, though the lot size is actually smaller here – listed as 4200 sq. ft., versus 4480 at 2009 Elm.

Like Elm, this one is "right down the middle," and will draw interest from the same buyers.

1409 Pine starts at $1.840M and is open Sun. 1-4pm.

728 36th (4br/4ba, 3575 sq. ft.) is a late-80s build that feels supersized in some ways. More importantly, it's been updated and enhanced over the years, with a much more current feeling inside than expected, despite a layout that seems to date the home.

Formal living and dining are combined in one large, carpeted room at the middle of the home, while a medium-sized, open kitchen – quite upgraded – and nice family room are in back. (They actually label this room a "den" in the listing, a word we almost forgot for a while there.)

You don't get a spare bedrom downstairs because they built an enormous garage instead – possibly a legal 4-car garage space. It's standard 2-car width and very deep. Convenient if you need to stash your weekend/hobby car or want to use half the space for a home gym or band practice space. 

All 4br are upstairs, along with an extra living room. (Oops, that's a "den," too, in the listing description.) All the rooms have high ceilings. The master suite, in front, seems to get good light despite facing north, and the bath, though it faces the refinery, is strategically designed to mostly hide those views.

728 36th starts at $1.900M and is open Sun. 1-4pm.

1130 Laurel (3br/3ba, 2880 sq. ft.) is a TH near MB Blvd. that was offered last year, made a deal but canceled out. This year they're trying to sell again, and this time it's after the neighbor (1126 Laurel) just sold for $1.265M a couple of weeks ago.

Between the two of these THs, this one, 1130, is simply the superior unit.

Here's what we said of 1130 Laurel last year:

[This home] is a major surprise, a very spacious, sensible and modern home (TH) spread out mostly flat in an SFR-type layout. It's newer (2009), private, quiet and close to everything.

They did not cut corners on this build, a 2-TH development which had to be very custom to suit the unique, trapezoidal lot. (The plot looks exactly like Nevada from overhead.)

All 3br are on the middle (entry) level, with living spaces up top. The big, open, modern kitchen with skylights opens into a large living room. Another family room shares space with formal dining. With the garage 2 levels down, it's nice to find an elevator that lets out right at the kitchen – groceries go from car to kitchen that quickly.

There's not much outside space – a grassy area at the entry is staged with an outdoor dining table and umbrella, but it's kind of out of the flow. A small back patio/deck does include a hot tub off the master. Nice.

You could not be closer to Pacific school, and this is a very short walk to downtown and the beach.

1130 Laurel was purchased new in 2009 for $1.225m. It starts now at $1.599m, and is open Sun. 1-4pm.

(We're going to disregard the MLS entry, which states that the home's open from 4:00am till 1:00pm.)

East MB

2105 Meadows (4br/3ba, 2270 sq. ft.) is the latest, and largest, of a series of recent remodeling projects to hit East MB.

The "traditional" home (per the listing) has been given a beachy makeover, with dark-stained flooring, an open, modern kitchen, and completely redone baths throughout.

They had to work with a floorplan that wasn't perfect here, with the most striking feature being a shortage of common spaces downstairs. That's made up for by an upstairs family room that has surprisingly nice city views and a little deck.

The backyard is mostly paved patio with a cover, but there's some nice grassy space and planting areas to make for a decent garden. It's on the sunny western side.

2105 Meadows starts at $1.540M and is open Sun. 1-4pm.

Sand Section

425 26th (5br/5ba, 4200 sq. ft.) brings to mind one word, predominantly: Wow.

It's a striking "coastal contemporary" (per the listing) with high ceilings, high style and views of treetops, PV and some ocean peeks. There are no neighbors to the west, where the views are, because the home looks over a school.

There's a great entertaining layout, with a first-floor hangout room opening to a patio, not unlike a walkstreet home, bedrooms on the midfloor and a wide-open top floor with disappearing doors out to the front balcony. An elevator makes the top floor somewhat easier to access for those who need it.

Note from the Dept. of Awesome Market Timing: The current owners bought this home for $2.3M in 2009, which just looks like theft now. When new in early 2008, this home had stalled out on the market, then the market dipped considerably and the listing basically died. Having begun at $3.750M, the home wound up selling as a short sale at $2.3M after a full year on market.

425 26th starts now at $3.299M – yes, that'd be a million-dollar markup after 4 years – and is open Sun. 2-4pm.

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