Weekend Opens (6/27-6/28/15)

By Dave Fratello | June 27th, 2015

We're just a week away from celebrating our nation's birthday – and one of the biggest beach days of the year.

It may feel like a new nation for some after this most interesting week in Washington, D.C. Maybe you'll agree that we've just "made our union a little more perfect."

Back here in local real estate in Manhattan Beach, this past week saw an oh-so-temporary bulge in inventory, with a crest at 73 active listings. We're back down again as of Saturday, as multiple new deals have posted. There are several new options again this weekend, though.

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

316 27th Street Manhattan Beach CA316 27th (4br/5ba, 2625 sqft.) boasts a full-size 2700 sqft. view lot and an unusual "Art Deco" home with a 1937 build date and some updates since.

The home itself could do with some re-imagining. Commonly now, a house with views like the top floor offers here would be built with a "reverse floorplan," meaning common rooms on the top level where the views are best. Instead, the main floor now has partly obscured views and it's the oversized master up top – and a side deck – that gets the best views.

In addition to the master upstairs, there's a second bedroom. The third is downstairs, while the fourth is in separate "guest quarters" entered off to one side.

As another example of a layout that's really not what people would build today, the kitchen is smallish and tucked away in back on the first floor. There and in the wet bar off the living room, there are newer countertops.

316 27th starts at $2.995M and is open Sat. and Sun. from 1-4pm.

Tree Section

660 35th Street Manhattan Beach CA660 35th (3br/2ba, 1800 sqft.) is a respectable expansion of an original little cottage on a street-to-alley lot.

You know it's a 50s cottage (well, 1947) from the living room up front and two average-sized bedrooms that were surely pretty much the rest of the original house. But now the kitchen is somewhat open to that front living/dining area and the house now continues back, past one cozy family room and to another sunny living room (with wet bar) and the fairly large master suite in back.

If the kitchen has a bit of an 80s/90s throwback feel, with oak cabinets and dark appliances, it's still fairly easy to get past while seeing the whole home in perspective. Likewise, the master bath is neither modern nor horribly dated, and, like the rest of the home, everything shows clean and move-in ready.

The curb appeal is there for sure, with tidy front lawn & flowers and white picket fence. Locationwise, it's a reasonably close walk to Grand View elementary and the park from this spot on a tree-lined street.

Today, a modest little place like this might set you back the better part of $2M.

660 35th starts at $1.969M and is open Sat. and Sun. from 1-4pm.

2716 Pine (3br/3ba, 2050 sqft.) is called a "cozy" 3br in the official description.

It's got a very open first floor, with living and dining rooms flowing from front to back and a small, but fairly open kitchen. There are small side courtyard and back patio areas.

There are 2br downstairs and a master suite up top.

The location here is off the beaten path. The little stretch of Pine north of Marine and before Ardmore gets very little traffic other than locals. As to this specific home, it's facing straight onto 27th St.

This one sold 3 times in 4 years from 1999-2003, and traded most recently in mid-2011 at $1.215M. Since then, of course, land values have skyrocketed in the Trees. The lot size here is small for the area at 4200 sqft.

2716 Pine starts at $2.199M and is open Sat. and Sun. from 2-4pm.

1817 Oak Avenue Manhattan Beach CA1817 Oak (5br/6ba, 3125 sqft.) is stylish, brand-new construction borrowing a lot from the "Plantation" style that's all the rage in MB today. They're looking to blow away the sales record for Oak with this one, at a start price of $2.999M.

Enter through a living room with high ceilings and you'll pass the separate dining room and come into the big open kitchen/great room, with French doors to the backyard. The kitchen features a big island, marble counters and white cabinetry, with a little casual dining nook off to one side. Downstairs also, there's a guest suite off to one side.

Wide-plank, lighter-stained wood flooring is featured throughout the house. Like the kitchen, the master bath gets bright, white marble and white cabinets, while the other baths get slight variations on the style. All of the bedrooms have their own baths.

Officially this home is 3117 sqft., smallish for new homes, though it may be the max that was possible with this 4480 sqft. lot. That size plus 5br plus 100% en suite baths might have really constrained the upstairs bedroom sizes, but on our first tour we didn't take note of feeling especially cramped.

It must be said that this spec project aims much higher than any home on Oak Ave. has ever sold.

The highest MLS-recorded sale on Oak came late last year on the "wrong" side (adjacent to commercial properties) at 1720 Oak (4br/4ba, 3470 sqft.), a recently redone 1980s house whose remodel had a similar "Plantation"-echoing style. 1720 Oak sold for $2.227M. Before that, there were only 2 homes anywhere on Oak to sell over $2.0M.

None of the comps along Oak were brand new, built with the "Plantation" style or released to the market in 2015, when the bar has been reset much higher. One possible comp to consider would be the now-in-escrow "Cape Cod" (yet very similarly styled) home at 750 35th (5br/5ba, 3715 sqft.), which is larger by almost 20% but in challenged location in sight of the refinery – that property made a deal just after cutting to $3.095M.

1817 Oak starts at $2.999M and is open Sat. and Sun. from 1-4pm.

East MB

1708 Lynngrove Drive Manhattan Beach CA1708 Lynngrove (3br/2ba, 1475 sqft.) is a clean, somewhat expanded but typical Liberty Village cottage.

The expansion is in the form of a family room that extends back into what would have been an oversized yard way-back-when.

The kitchen got an update in the 80s, roughly speaking. The whole place has been refreshed and feels nice, but a lot of buyers would probably look for ways to update it.

You can see yet more evidence of the Manhattan Beach real estate market's movement in this one's list price. They start at $1.399M. Many neighbors can recall when a home like this would have been called one of the most "affordable" in Manhattan Beach with a pricetag in the $700s or $800s.

And yet, as a client just said to us the other day as we bemoaned recent home price inflation, "We don't have a time machine, Dave. It is what it is."

A recent comp in the Liberty Village area is 1508 Harkness (3br/2ba, 1565 sqft.), a major fixer that closed for $1.430M – and that deal reportedly netted the seller even more than a typical market sale due to the buyer picking up some costs. The "true" market sale price for that fixer would have been even higher. Good signs for this new listing on Lynngrove.

1708 Lynngrove starts at $1.399M and is open Sat. and Sun. from 1-4pm.

1837 6th (4br/3ba, 1400 sqft.) is a pleasant surprise pretty far east near Aviation. One surprise is how little noise Aviation presents despite being just a few doors away. More from the official description:

"This home blends seamlessly into the beach lifestyle as you approach the gated entry of this tropical landscaped retreat in East Manhattan Beach. Open and bright, this single level home also features separate detached studio complete with a ¾ bathroom, a freestanding playhouse just waiting for new playmates and a two-car garage. The main house features an inviting sense of light and space throughout with three bedrooms plus two bathrooms along with a formal dining room with a see thru fireplace leading to the living room and kitchen... Detached studio features a generous sized space and a ¾ bath. Living is easy - relax and entertain in your private outdoor oasis complete with an expansive deck, built in bbq, above ground spa with gazebo, pond/waterfall and grassy yard with plenty of play space."

1837 6th starts at $1.495M and is open Sat. and Sun. from 2-4pm.

1717 9th Street Manhattan Beach CA1717 9th (4br/3ba, 3225 sqft.) is a big 80s house with modern updates to the kitchen and main common rooms downstairs, highlighted by wide-plank hickory pecan floors upstairs and down.

On this 7500 sqft. lot, it's a nice surprise to see the diversity of options in the backyard: A covered outdoor living room with wet bar and TV mount, plus uncovered patio, grassy areas, play structure and a big sand pit.

The bathrooms upstairs, including the master, really want updates that they haven't gotten yet, and there is some evident deferred maintenance outside. It seems like it would be quick to spiff up the exterior.

Given the home's size and the existing updates, it seems to be priced somewhat conservatively in relation to other recent East MB sales.

1717 9th starts at $2.199M and is open Sat. and Sun. from 1-4pm.

1456 Marine Avenue Manhattan Beach CA1456 Marine (3br/2ba, 1275 sqft.) is a freshly remodeled 3br cottage along busy Marine Ave.

Buyers will often rule out locations like this unless the home presents a compelling bargain. In this case, a 100% modern single-family home at one of the lowest prices in MB will draw attention. From the official description:

"The brand new open kitchen features custom Bauformat cabinets with plenty of storage, sleek Quartz countertops, stainless steel appliances, and breakfast bar. The spacious en suite master bedroom opens to the large south-facing backyard, where you have plenty of privacy, sunshine and space to play and entertain. Both bathrooms are spacious and updated - the master bathroom features dual sinks, natural stone tile shower and floors. Complete with brand new floors, double pane vinyl windows and sliding doors, fireplace with new Dekton stone mantel, and attached 2 car garage, everything is ready for you to move right in."

1456 Marine starts at $1.249M and is open Sat. and Sun. from 12-5pm.

18 Santa Cruz (3br/3ba, 1975 sqft.) is a largely original Plan 4 townhome in the Village in a quiet, corner location near a greenbelt and with an ample, semi-private outdoor patio. 

You'll want to "price in" a string of updates, but the low-$1.2s start price is meant to make it attractive. More from the official description:

"The step down living room has a slate faced gas fireplace & there are sliding doors to the outdoor living space. The kitchen has light wood cabinets, ample counter space & includes all appliances. Attached 'eat in' kitchen area with a wall of windows and build in cabinets. There is an open dining area with ample space for entertaining. The second level features an extra large Master bedroom, walk in closet & an attached Master bathroom. The bathroom has dual sinks, a private commode & a deep soaking tub with a seamless glass enclosure. This level also has a separate laundry closet with washer & dryer included. The top level has two bedrooms, both of ample size with mirrored closet doors & vaulted ceilings."

18 Santa Cruz starts at $1.220M and is open Sat. from 1-4:30pm.

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