Weekend Opens (11/2-11/3)

By Dave Fratello | November 2nd, 2013

You can hardly call it an inventory rebound, but we're "up" to 48 active listings, and that includes a few new options that came out this week. As it happens, only 2 that were rolled out this week are also open to the public this weekend, hence this spare review post.

Speaking of inventory, the new MB Market Update spreadsheets are out. Use the links below to see:

Those are also found any time using the "MB Market Update" link in the navbar at the top of the page.

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

Hill Section

There's a nice stretch of North Dianthus that gets some of the best, high-up views in the Hill Section. And 211 N. Dianthus (3br/4ba, 2225 sq. ft.) is part of that favored block. They're pushing for nearly $2.5M (more than $1,100/PSF) on account of this home's custom style and views.

With its sharp angles, featured steel and abundant glass, this home said "high-end modern" to us, but it's described officially as "warm contemporary."

It's a completely custom home regardless, and probably not one suited to a larger family. The terrific master suite on the middle level gets good ocean views from big windows, and shares that middle floor with only one other bedroom (a smallish suite).

Down some stairs is a hangout/living room that opens to the little grassy backyard – more yard than we expected to see on a narrow lot on Dianthus, but objectively a pretty small yard. That downstairs room seems to have closets in addition to its own bath, and could probably qualify as a 4th bedroom, but the listing claims just 3br for the home in total.

Up on the top level, there's yet another bedroom along with the common spaces, deck and the biggest views. That bedroom, up front, as we saw it had no window coverings and serves now as an office, but it certainly meets the definition of a bedroom.

The custom kitchen on that top floor boasts two high-end Euro designer names, with polished steel counters complemented by a unique blue-inflected granite island.

In all, this is a very inspired home with inspiring views, but the market for such a particular home can be challenging.

One of the comps is a neighbor, 219 N. Dianthus (4br/4ba, 3300 sq. ft.), which sold in September for $2.370M.

You'll note that the size there was more than 1,000 sq. ft. larger inside than the 2225 sq. feet here, and it sold for $100K less than the asking price at 211 Dianthus. The views are certainly comparable between the properties. (See "Great Views, Big Score(s).")

211 Dianthus starts at $2.479M and is open Sunday 1-4pm.

East MB

1201 Wendy Way (3br/2ba, 1500 sq. ft.) is a 1950s cottage at the edge of Liberty Village that has been reconfigured and updated inside, in some surprising ways.

Start with the loveseat-size entry foyer/living room. Yes, it's small, but bright. Another curiosity: The third "bedroom" which was carved out of a larger, former living room up front – this one has no closet or operable window (just a solid picture-window plate of glass). Finally, after passing through a big living room, we stumbled into a large, carpeted, second family room, only to realize that's the garage.

So, yes, the home has seen some serious floorplan tweaks. But it's got newer flooring, fresh paint, some style. There's a big family room with cathedral ceilings that is not the garage. And there's a pretty sizable backyard.

It's a lot of house, actually, even if there are some things to scratch your head about.

Location will be a worry here, as it was – even more so – for potential buyers of across-the-street neighbor 1200 Wendy (3br/2ba, 1400 sq. ft.), which shot for $1.050M and sold for $964K in September. Both homes are along fairly busy 12th, right across from the Trader Joe's parking lot and in sight of Aviation. (1200 Wendy backs up to Aviation.)

With a smaller home as a comp across the street at $964K, it's worth noting that the $950K start price here seems not to be overshooting, though it depends on how you count the bedrooms.

1201 Wendy starts at $950K and is open Sat. & Sun. 1-4pm.

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