Weekend Opens (10/11-10/12/14)

By Dave Fratello | October 11th, 2014

Trying to keep track of market activity this week in Manhattan Beach has been quite a rush.

There were 18 new listings in the past 7 days, plus 2 properties that came back to market.

Those new listings seem to be trying to catch the last big run of the market in Fall, which frankly won't last much longer. (Dave's got a new listing this week, so we know something about trying to jump in before getting too deep into October.)

And as if to validate that the market still has plenty of life left before the holidays slow us down, there were 13 new escrows over this same period.

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.

Sand Section

209 41st St. (3br/4ba, 1885 sq. ft.) is an ocean-view (!) SFR in the northern part of MB. It's Dave's new listing, and we don't pretend to "review" those listings here. Our custom is to share the official listing description language instead, like this:

You will never forget that you live at the beach while enjoying this bright, cool and modern single-family home. There are amazing ocean views spanning the whole of Santa Monica Bay, up north to Malibu and south to Palos Verdes and Catalina. You can see the surf break from your living room, watch the surfers make their moves and hear the waves crash, hour by hour.

Enjoy it all from a spacious, wide-open top floor, featuring a kitchen with stainless steel appliances, dining area, comfortable living room and ocean-view balcony. The whole house has been completely refreshed, head-to-toe, with new paint, lighting and an all-new master bath.

All bedrooms have their own attached baths. Garage easily holds two cars plus lots of storage, and the flat driveway can host two more cars. All that and A/C, too. Compare this one to any Manhattan Beach Sand Section single-family home sold this year. There is no equal in views, year built, size and price. What a great opportunity!

209 41st starts at $2.025M and is open Sat. 2-4pm & Sun. 1-4pm.

605 N. Valley (3br/4ba, 1900 sq. ft.) may bear a 1970s build date, but it is a sharp, tight, modern remodel now.

Purchased off-market in April for $1.350M, this one has gotten a complete update with new kitchen, baths, flooring, and the works inside, plus exterior stucco, windows, etc. It's all but a new house in that original frame.

The first floor has 2br, each with its own new, sleek, modern bath. The middle level struck us as surprisingly large, as did the master, where the high, angled ceiling added to the sense of space.

Most common spaces, including the open kitchen, are also on the middle level. It's very bright, with a west/southwest orientation to get afternoon light. There's also a third level – really an open loft space – that shows as a second family/living room in the current staging.

They've clearly done the most that can be done here, and to encourage buyers to get over any objection to being on Valley. Hey, it's still the South End, adjacent to 2 of the treasured flat family walkstreets, which counts as a counterbalancing plus. 

605 N. Valley starts at $1.895M and is open Sat. & Sun. 2-4pm.

532 5th Place (2br/2ba, 910 sq. ft.) is a compact little home on a half lot which, at this point, seems to be absolutely the most it can ever be.

We've seen this original (1932) home here previously in its past runs on the market, but with the new modernizations and splashy, sleek style that's been applied inside and out, we could only say: Wow.

Here you enter along a newly redone side yard/patio into the modestly sized living room. One bedroom is on this floor, with the (remodeled) kitchen in back. The second bed/bath combo is upstairs. 

All of the space has to be used efficiently in a home like this. It could be rough for a family but great for a first home for a couple or, equally well, as a weekend/vacation home. (We are seeing a lot of those kinds of purchases lately.)

Two of the comps you might point to for this one are the "landlocked" half-lot homes on flat, South End walkstreets that have sold recently: 333 8th St. (1br/1ba, 765 sq. ft.) at $1.447M and, quite recently, 329 9th St. (2br/1ba, 900 sq. ft.)  at $1.440M. Those "landllocked" homes had no garages. Here, at least, on 5th Place, there is at least the one "car" garage (we did not try to park a modern car in it), although of course this home does not front a walkstreet like the others.

Now, it may not be literally true that this home is now the most it can be. Given our understanding of the city's rules, you could probably add 400 sq. ft. or so to the top floor, making it 1300 instead of 900 sq. ft. But when a home has gotten such a complete makeover as this one has, you tend to imagine those kinds of possibilities as coming much further down the road.

532 5th Place starts at $1.419M and is open Sat. & Sun. 1-4pm.

300 19th (5br/5ba, 2700 sq. ft.) is an ocean-view late-90s SFR that has been around on the market for quite some time (100+ DOM), but this is the first time we have seen a public open house posted.

Inside you'll find a very different take on a 3-story layout for the MB Sand Section. It starts with the 1800 sq. ft. lot – between a half and full lot, which allows a surprising amount of square footage. It's equally surprising how the space is allocated.

You'll enter on the middle floor into a reasonably sized living room with some views across Highland. There are 3 bedrooms on this level, including one that's quite small up front along Highland.

A rounded, central staircase takes you down to another bedroom suite on the lowest level, or up top to the main common rooms – and the master. The views from up on the 3rd level help explain why the master suite is up there. The open kitchen, dining area and living room all drink up plenty of views.

The kitchen and baths seem mainly to date back to the original build (1998), while the dark-stained flooring seems to be a newer addition.

300 19th is at $3.099M after 3+ months (it began at $3.399M), and is open Sat. & Sun. 1-3pm.

East MB

1409 Wendy (3br/3ba, 1815 sq. ft.) is a fancy-looking flipper remodel that we did not get to tour on Friday. We're optimistic about it, as it seems to hit all the notes that are popular today – another great case of an old, tired, original home that's been saved with an update.

Here are some excerpts from the official listing description:

Dramatic, yet intimate, beachy yet sophisticated, this home is virtually new, with tasteful appointments and a calming color palette throughout. The interior is accented by wide plank smokey white oak hardwood floors throughout. 14 Foot High Vaulted Ceilings in all of the main living space. The central island kitchen has an enormous amount of lustrous white cabinetry with carerra marble and quartzite counters... There is a large patio with stone accents and a big grassy yard... The master bedroom has a spacious walk in closet and a beach chic bath with a walk in shower and dual lav beach plantation vanity. All of the window and door openings are enhanced with crown details and there is wainscoting and chair railing throughout.

1409 Wendy starts at $1.689M and is open Sat. & Sun. 1-4pm.

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