Sunday Opens (4/27)

By Dave Fratello | April 26th, 2008
Here's the dilemma, and we invite you to play along at home.

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

At MBC, first, we shut down the "Weekend" version of the open house listings. We have a "Sunday" version instead, still an ample guide. Then we bit the bullet and re-listed (!) a few homes we've noted before. Finally, we partway wrote up a house for the Hills that's new but not open. Only the Tree Section offers truly new stuff.

It's strange to be confronted with this problem at a time that our tracking shows inventory higher than MBC has ever recorded in a year-plus of public tracking – 104 SFRs west of Sepulveda on Saturday, a figure deemed reliable but not guaranteed.

Hill Section

Don't forget to drop in on 815 2nd, subject of our weekend pricing poll. Open Sun. 2-4pm.

The only new listing in the Hills this week is 864 11th (pictured), but, lo, they have decided to keep the public at bay. It will be by-appt.-only to view this one.

Still it's worth a mention – 11th is a large (5br/5ba, 3775 sq. ft.) family home on a lot of nearly 8000 sq. ft. Pluses: Nice great room, updated kitchen & master bath, a garage in the back corner of the property, a decent yard. Start price seems quite high at $3.35m, considering that a somewhat comparable, yet larger (by 700 sq. ft.), home at 916 9th recently went into escrow priced at $2.895m (and that took several months of trying).

Sand Section

Hey, did we mention that 221 34th (pictured) – which debuted last week – is stunning, cool, clean, modern, and features world-class ocean, PV & pier views?

OK, now we have. Must see. Asking $5.4m. Open Sun. 1-4pm.

Also up there at the high end, someone reported last week on their astonishment at 332 20th, a large and luxurious new home at the top of the 20th St. walkstreet.

That was a good reminder of a home we liked when it first came on. It's got style and commanding views. Kind of amazing it has lasted almost 90 days, but that $4.795m pricetag does limit the buyer pool. 332 20th is open Sun. 2-4pm.

When, oh when, will someone love 516 24th (pictured) like we do? Sure, it's close to the school and has no yard, but it's a tight, completely charming modern beach cottage with surprising views from the master. It's down a tad again, now at $2.349m. Open Sun. 1-4pm.

Let's look at the other end – have you seen 131 Kelp, one of the least-pricey El Porto listings? It's a little place (2br/2ba, 1400 sq. ft.) surrounded by larger buildings, but cute and, we imagined, not long for the open market at $1.095m. Well, it's been 70 days now, not forever. A steal at $900k. Open Sun. 1-4pm.

Tree Section

In the past week, it seems that all the new listings are in the Tree Section at $2m+.

616 29th (pictured) is a 3-year-old Craftsman with 4br/5ba and 3500 sq. ft. We cringe a bit at the exterior styling – it just doesn't feel authentic. But many of the interior spaces are sweet and spacious.

Now, about that price – if $2.475m seems high for today's market, where more new homes are selling below $2m, well, what do you say to the folks who bought this home for $2.425m almost 3 years ago, in Aug. 2005? You can't get out flat? Open Sun. 1-4pm.

1820 Elm is a new Craftsman (we're just reporting what they say here) with 5br/4ba and a bit more than 3000 sq. ft. Starts at $2.349m. Open Sun. 1-4pm.

3404 Pine
boasts "hilltop" views from a neo-Spanish home. (We wrote that and then saw that the listing is calling it "Mediterranean," and yet we're sticking with Spanish.) It's the standard profile for a Tree Section newbie in some respects – 5br/5ba, 3250 sq. ft. Starts at $2.45m. Open Sun. 1-4pm.

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