912 10th (5br/4ba, 4325 sq. ft.) is a big, comfy family home in the Hills, a dozen years old, custom built at the time and holding its own well here as we begin a new decade.
The 7500 sq. ft. lot makes possible both a big home and a more-than-ample back yard. Even on a mid "winter" afternoon when we toured, with the sun lower in the sky, the living spaces were very bright. (Though some of the grass in back seems worse for wear after a few months of shade.)
The sunken formal living room off the entry boasts a 2-story ceiling, but it's easy to forget that nice space once you're in the main living area of the home, with the extra-wide kitchen/great room opening out to the yard along several sets of french doors.
There's a guest bed/bath combo downstairs, but it's the upstairs bedrooms that provide the treats. The front bedroom is an island of sorts, and there's a nice landing with built-in desks that make for a good, open homework or craft space. The master is huge and opulent, benefiting again from ample light, and a walk-in closet that you could almost get lost in.
At $2.699m to start, 912 10th is priced almost exactly like 946 9th (6br/6ba, 4300 sq. ft.), which is slightly newer with a comparable location, home and lot size, and which sold last August for $2.685m. (The PPSF for 9th was $622, at 10th it's $623 to start.)
From the front of 912 10th, you can see 2 homes that sold in 2009: 881 10th (5br/5ba, 4000 sq. ft.; a smaller 6000 sq. ft. lot, sold for $2.150m) and 903 10th (6br/7ba, 5125 sq. ft. on the same-size lot, 7500 sq. ft., sold for $2.475m). Both of those '09 sales are right at the corner with Poinsettia, clearly a drag on them.
912 10th is priced at $2.699m and is open Sat. 1-4pm.
522 24th (3br/2ba, 1550 sq. ft.) was in last week's writeup with a note that no one had really seen the house yet this year. After a tour we can now offer somewhat better insights, plus our first MBC home-tour video. (More on that below.)
It's a beachy cottage with some original elements, like the flooring and some built-ins, that keep the flavor of old-time MB. Kitchen and bath updates seem to be roughly from the 80s, clean but not modern.
You don't get a ton of living space with an older cottage – an eating area that isn't quite a dining room, a living room that's adequate but could feel cramped if that's all there was.
Well, that's not all there is. The outdoor living area, a spacious deck in back, is set up now as a second living room with some defined spaces – sit over here, cook over here (with a built-in bbq) and soak over there (in the hot tub sunk into the deck). Make a commitment to use the space and you'll really have something.
Kid bedrooms are just enough – smallish rooms without their own baths, pocket doors that free up some precious wall space by the entries. The master – added in a remodel at some point – is upstairs over the garage, connected through a staircase that looks to have been part of a patio opening to the back yard at one point. (Janie Sue Nagy calls the master an "awkward addition.") The master has windows on 3 sides and would make for very sunny mornings with its eastern orientation.
Now, we're going out on a limb with a little experiment – a just-the-facts video tour of the property.
This is our first video, and that shows – partly in the length (nearly 5 minutes), the occasional finger in frame, mumbled narration – even the lack of a hired actress to showcase the property. But we'll try to work on our techniques. Share your kudos or rotten tomatoes in the comments here.
Worth noting: 522 24th sold for $1.380m in Feb. 2007. Nearby, the somewhat larger, more recently upgraded home at 532 24th (3br/3ba, 1750 sq. ft.) sold in Nov. 2010 for $1.275m, though it lacked outdoor space and had a more severe problem with the master being far from the kids.
522 24th starts at $1.399m and is open Sat. 3-5pm.