Sunday Opens (3/15/15)

By Dave Fratello | March 15th, 2015

Another hot Summer day here in March...

It does seem like inventory and the market have only been heating up along with the weather this week.

We have 10 more listings now than 2 weeks prior, though still a paltry 52 total listings citywide, including SFRs, condos and townhomes.

As is often the case, the great stuff goes quickly.

Off the MLS, there's a vigorous trade going on as well. Dave just put together a great deal for a property in a prime location. More on that one later.

This is our season, when things are supposed to be hopping – and they are.

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.

East MB

1622 Gates Avenue Manhattan Beach CA1622 Gates (5bd/7ba, 5,500 sq. ft.) is a very large and custom house that really makes "custom" mean something. 

Start with the separate guest casita/office up front at the entry. The standalone structure offers total privacy, and creates a protected little courtyard – with fountain – at the front of the home. 

The entry hall has perfect arches opening to the formal living room. The flow takes you back to a large family room and open kitchen, the family room distinguished by a truly unique, curved wood built-in entertainment center in one corner. That's a nice unit.

1622 Gates Avenue Manhattan Beach CAWe find some agreement with the official description's language saying that the kitchen "imparts the feeling of an inspired, artistic space." The highly custom tiles splashing the walls define the space as different, while the design and craftsmanship for the wall cabinets boldly mixes woods and displays fascinating grain patterns on the faces.

Around each corner, you'll find little, special details like that. Mosaic patterns in the shower. A great choice of stone around a fireplace. Stencil patterns on a wall. There is true artistry to it all.

1622 Gates Avenue Manhattan Beach CAIt's worth noting that the master suite is huge, with a separate room in back that might be a reading room, office or, more interestingly, as the listing description suggests, a "home gym room which could function as an office, nursery, or yoga/dance studio." Yes, you can – and should – dance in your bedroom, if this is your house.

This one's great to see for details big and small, a whole package that really stands out in our market. 

Until January last year, 1622 Gates held the record-high price for an East MB home on a standard-size, large lot (7500 sq. ft.).

Its 2007 trade at $3.099M was almost $300K over the closest comps. Nothing else in East MB exceeded $2.8M for nearly 7 years.

Last year, brand-new 1626 1st (5br/5ba, 4950 sq. ft.) presold during construction for $3.200M, finally relieving 1622 Curtis of top-sale honors.

1622 Gates starts now just a hair short of that (new) top sale at $3.175M. It is open Sunday 1-4pm.

1727 Curtis Avenue Manhattan Beach CA1727 Curtis (3bd/3ba, 2,200 sq. ft.) is a recent remodel. We weren't able to tour, but here are some highlights from the official description:

• The interior walls were taken down to the studs then built out to accommodate today’s requirements.

• The home features a Great Room with a slate-clad fireplace that leads to a grassy park-like back yard including a built-in gas fire-pit with granite surround.

• There are Hardwood Siberian Oak wide-plank floors throughout.

• Kitchen: soft-close kitchen cabinets and drawers, super-white Carrara marble counters, KitchenAid appliances, dual-zone beverage center.

• Master Suite: walk-in closet, modern wall-mounted double-vanity with vessel sinks, sliding doors to patio and back yard.

• Two large additional bedrooms: Jack-and-Jill bathroom, contemporary wall-mounted double-vanity with integrated sinks.

Yep, that's a 2015 remodel. That's how they do it.

Bonus points for getting "Carrara" right in the listing... (What's that about? See "Carrara and Carreras.")

1727 Curtis starts at $1.749M and is open Sun. 1-4pm.

Tree Section

7 Laurel Manhattan Beach CA7 Laurel Square (4bd/4ba, 2,300 sq. ft.) is part of a well-located, unusual collection of a dozen or so homes built together around a shared community sports court and pool.

Just steps from school(s) and church, and a short walk downtown, the complex has a lot going for it in that respect. You park underground under the aforementioned sports court.

The floorplan gives you a den and open kitchen/dining area downstairs, plus formal dining and a family room opening to the back patio and that sports court area.

Upstairs we spied 3br, one showing as an office. The listing says "all bedrooms upstairs" and points to 4br, but either we missed something or the 4th is the downstairs den, which opens to the laundry room, too.

The Laurel Square homes were built in the 1970s, and some really show it, but this unit has been decently refreshed. You wouldn't call it up-to-the-minute, but it's respectable. Some buyers might want to change out the dark blue and deep red carpets in the upstairs bedrooms.

7 Laurel Sq. starts at $1.725M and is open Sun. 1-4pm.

2209 Oak Avenue Manhattan Beach CA2209 Oak (3bd/2ba, 1,175 sq. ft.) is a late-1940s cottage that had some light updates along the way, but is clearly ready for another wave of change.

It's also affordable by west-of-Sepulveda standards, asking $1.385M.

You'll enter into the common area, the combined living room and dining space. The kitchen wraps around to one side, with a bedroom opposite across the central hallway.

A shared bathroom is along the hallway, with 2br in back, one hosting its own bath. Call it the master.

With the driveway along the side and the garage in back, there's just enough space for a smallish grass area in back.

Worth noting: Just last week, what looked like a lot sale at comparable 1405 Oak launched at $1.249M and drew more than a couple offers. It's gone into escrow quickly. (That's a 4200 sq. ft. lot, while 2209 is situated on a 4480 sq. ft. lot.)

2209 Oak starts at $1.385M and is open Sun. 1-4pm.

3528 Maple (3bd/3ba, 1,800 sq. ft.) was recently on the market in much more original condition.

Forlorn, forgotten and faded, the home really needed something.

Now it's gotten an attractive, relatively quick remodel, and is back on the market asking more than $1,000/PSF.

The layout has you entering into a somewhat L-shaped set of common rooms wrapping around a north-facing deck area. 

Two bedrooms and redone baths are upstairs. Go down for the 3rd bedroom/master suite, which also opens to the backyard on this downsloping lot.

Want to compare & contrast the before/after?

Here's the old (sold) listing & photos.

And, again, the new listing & photos.

3528 Maple starts at $1.849M and is open Saturday & Sunday 1-4pm 

Sand Section

464 35th (3bd/3ba, 3,100 sq. ft.) sports an 80s build date and a lot of carpet for the downstairs bedrooms (2), living room and bathroom.

Upstairs, there are wood floors and very wide-open spaces. The master is just off the kitchen. A staircase leads up to a smallish rooftop deck with views over the refinery toward the Hollywood sign. 

Everything's very clean and quite bright, but very much of the period when it was built, more than 25 years ago. So it could stand a refresher. We'll see what someone decides to do.

464 35th starts at $2.599M and is open Sun. 2-4pm.


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