Weekend Opens (3/1-3/2/14)

By Dave Fratello | March 1st, 2014

We can say it's Spring when the Super Bowl wraps up, but when the little leaguers march through downtown Manhattan Beach, that's really the first true sign of the season.

The weather has offered a little break to the kids for this weekend, a window of time to make the annual parade a go, and with that, we have the true kickoff to the year. It's time to play ball!

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

1404 Pine (3br/2ba, 1165 sq. ft.) is a new listing this week, but sports almost 300 DOM nonetheless, due to some issues beyond MBC's understanding. They're trying to fix that.

Meantime you have a chance Saturday to see the house (and Saturday only).

There's a bit of a discrepancy between the actual house and the tax records – 3br officially/legally, but just two bedrooms are to be found now. The current owner removed a wall between two smalish bedrooms to create a big one. You can see where restoring a wall and installing a door would return the home to being a 3br.

There was a lot of wall-moving in this little 1100-odd sq. ft. house. The main room upon entry is wide open with a kitchen island opening out to the living areas. Ceilings have been opened up. And there are several large windows along the south side of the home, which would not have been standard in a 50s cottage like this. Thanks to the neighbor being a small house, also, with a big yard, there's tons of light coming in those side windows.

So this one is really different for an original – even if they never really added onto it.

There's an ample backyard, mostly paved now with stones. To get a little extra hangout space, they seem to have repurposed the garage as a gym.

We liked the open feel and the fairly modern "country kitchen" look to the remodel – with its butcher block surfaces and paneled doors, it's different from something starkly modern or yet another granite.

The start price at $1.499M is going to be one to watch.

A somewhat comparable, larger home nearby with a lot of issues (deferred maintenance, etc.) at 1404 Elm (3br/2ba, 1200 sq. ft.) sold last June, after a bidding war, for $1.359M. That one actually had all 3 bedrooms but wanted some attention, and has been getting it. So the buyers there may well be in for $1.500M or more by now.

Meantime there's a recent sale (pending) at the same price at 1701 Pacific Ave. (4br/2ba, 1965 sq. ft.). They made a quick deal there, with a list price of $1.500M for almost twice the square footage, but a house that was very dated and on a busy street.

1404 Elm starts at $1.499M and is open Sat. only 1-4pm.

East MB

16 Dover Place (3br/3ba, 2050 sq. ft.) might be our favorite remodel of a Manhattan Village townhome. We don't get to the Village all that often and haven't seen all the inventory, but among all those that we have visited, this one has the most pleasant, beachy, soothing style.

What a difference a good eye for design and decor can make.

The floorplan is familiar, with a (sunken) formal living room, open/alley kitchen family room and master all on the first floor, then 2br up. In the landing area at the top of the stairs they've built in desks.

This is definitely one to see if you're considering the Village. One comp would be the "highly remodeled" 25 Sausalito Circle, same floorplan and a super-custom remodel with – among other features – glowing stone, which sold in November last year for $1.525M. By our research, that sale appears to have shattered the record price for similar Village townhomes by more than $100K.

25 Sausalito also had the big advantage of a back patio that opened to the golf course. Meantime, Dover's patio backs up to hedges and the entry road for the Village.

16 Dover Place starts at $1.479M, just short of that record price at Sausalito, and is open Sat. & Sun. 1-4pm.

1466 23rd (4br/4ba, 4100 sq. ft.) is a big early-90s home with updates.

There's a very spacious living room off the entry with high ceilings and nice custom stone work on the fireplace. The big family room in back is much the same – high ceilings, custom fireplace. A formal dining area, curiously, can be closed off behind glass.

The kitchen is open, updated from its 1990s original and has a breakfast nook in back with windows to the backyard.

The backyard features a pool up in a raised area and behind gates. (Worth noting: The gates secure the pool but a spa on the lower level, right off the family room, is not secured.)

The layout features a 1br suite on the lower level and 3br upstairs. The kids' rooms are down at one end of the long hallway and the master at the other.

1466 23rd starts at $2.095M and is open Sun. 2-4pm.

1345 Voorhees (3br/2ba, 1750 sq. ft.) is a pretty dated, but notably expanded version of a 50s original.

The standard-issue version of these cottages near Pennekamp elementary features a very small front living room as the only common space and one small, shared bath for all 3br. Not so here. They've pushed way back to add fairly big living and dining rooms, an expanded kitchen and a true master suite. Everything but the kitchen and baths is carpeted.

There's really no yard. The additions pushed back into what would have been the backyard, leaving only a small, paved patio area.

So the whole place could really use a major refresher, but it starts at a place that's bigger and better than the typical original.

Speaking of the typical original, 1321 Voorhees was one example, just 3br/1ba and 1050 sq. ft., and it sold in October last year for $1.055M. It has since been scraped, and the lot was even dug out further back into the hillside to expand the usable area. Meantime, 1316 Curtis (3br/2ba, 1570 sq. ft.), an expanded version of this type of home on the next block over, sold in December for $1.250M.

1345 Voorhees starts at $1.199M and is open Sat. & Sun. 1-4pm.

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