Weekend Opens (7/15-7/16/17)

By Dave Fratello July 15th, 2017.

320 32nd Street Manhattan Beach CAWow, we're up to 52 open houses this week, so don't let that old saw about Summer being slow deter you from taking a look at the offerings.

With inventory at 114, buyers who are out there are going to have more choices and perhaps more leverage for a month or more here.

Oh, yes, we can understand if you need to spend a good amount of time in the Pacific (view here courtesy of the listing for 320 32nd).

That's why you're here... or coming here, right?

Our video this week includes 625 17th (not showing on the MLS as open), 2201 Oak and 1623 5th, among others. Enjoy:

Some mobile users and email subscribers will need to use this link to view the video.

To plan your open-house tours for this week, use MB Confidential's online list of Manhattan Beach open houses (it's mobile-friendly!). Our open house link always appears in our weekly wrapups and on the main front page, under "Open Houses."

Below, click any address link to view all photos and property details. And 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.

Listings appearing here come from the whole MB market and may or may not be represented by MB Confidential author Dave Fratello.

Sand Section

472 29th Street Manhattan Beach CA472 29th (5br/6ba, 4650 sqft.) is kinda supersized for the plateau. Thanks to a 3000 sqft. lot, it was built bigger (in '03) without need for a basement.

The top floor with remodeled kitchen has gotten the complete treatment, a total overhaul, all white/bright and gleaming... albeit with very dark-stained floors for contrast. (These are found in all the non-carpeted rooms.)

Much of the rest of the home looks mostly as it has in past years, a bit artistically Mediterranean.

Notable features are the large den/game room downstairs opening to a covered patio, and the wide-open feeling of the top floor, where some walls and obstructions were removed during the remodel. Views over the treetops to the east are enjoyable also.

More from the official description:

"Step in the entry hall and up the architectural grand staircase to the top floor, the perfect place to entertain your friends and family with an open and airy floor plan which was remodeled just 1 year ago and has views over the city to the San Gabriel mountain range. A professional chef would appreciate the well-designed center island kitchen with a Viking oven with 6 burners, griddle and a pot filler faucet and a 1 year old Sub-Zero refrigerator freezer. The floor also has an office with panoramic views over the city. On the bottom floor is giant playroom/media room."

472 29th starts at $4.100M and is open Sat. & Sun. 1-4pm.

320 32nd Street Manhattan Beach CA320 32nd (5br/5ba, 4300 sqft.) is a 2000-built walkstreet home with very nice current views, thanks to a low/under-height neighbor.

Evidently judging that the original Mediterranean look needed a refresher before sale, the sellers have just completed renovations including a new kitchen, paint inside and out (no more yellow stucco; now white) and rehab/replacement of the flooring (from dark wood to light, with a thatched grass type carpet downstairs that's like a foot massage with each step). Could more be updated? Sure, but this is appealing as is, too. From the official description:

"This 4,289 sqft Spanish-Coastal home, completely renovated in 2017, makes dreams come true on one of the very best walk streets in the north end. Entertain large parties on the top level with an open floor plan merging 2 large living areas, a dining room, 2 fireplaces and kitchen with Sub-Zero refrigerator, oak cabinets and calacatta quartz countertops. The second floor is the main residential space with 4 bedrooms and a sleek spa in the master bathroom. A classic beach room on the ground floor features a large living area, wet bar and bedroom that could double as an office or game room. An outdoor garden is so lush with roses and hibiscus, it's frequently photographed by people passing by. In a rarity for an oceanside home, a centralized A/C and heating system was installed with premium HEPA filters to protect against dust and allergens. The 4-car garage has stunning high-gloss floors with extra storage space and is wired for a large Tesla charger. More highlights: new paint, tall ceilings, hardwood floors, an elevator and a street-level patio perfect for a glass of wine at sunset."

320 32nd begins at $4.499M and is open Sat. & Sun. 1-4pm.

452 27th Street Manhattan Beach CA452 27th (5br/4ba, 3850 sqft.) is a reasonably big house on a full lot with 4-car parking and, shall we say, room for imagination. 

The 1990 original features curious curves and glass block and a range of original features in the kitchen and baths that are very much of the 1980s/early 90s. The home presents now very clean and crisp but most definitely preserved in its original vision. Are you looking to tweak a 90s contemporary? Can you get a home like this for less than something comparable, but more updated? It's an interesting calculation. One to watch. More from the official description:

"This custom designed and built contemporary styled home is just steps to the beach, downtown Manhattan Beach and the North End with restaurants and boutiques abound. With 5 spacious bedroom and 4 baths it will solve your need for space. The top floor has a bright and open floor plan with both living room and family room areas. Entertain in the formal dining area or have a quick meal at the breakfast nook or kitchen island. An ocean view from the deck off the family room too. The middle floor has 4 bedrooms including the master bedroom suite. Ground level has a large den that would make a fabulous media room or large home office, another bedroom allowing privacy for your visitors, maid or teenager and a rarely found 4 car garage for the car collector or hobbyist."

452 27th begins at $3.350M and is open Sat. & Sun. 1-4pm.

228 5th Place Manhattan Beach CA228 5th Place (3br/4ba, 1750 sqft.) is a half-lot SFR build in '04 that's referred to as "Spanish" style in the description, though it likely would be more convincing painted white (a big trend these days, obviously).

This one is very similar to two neighbors that have been on the market recently: neighbor 232 5th Place (Cape Cod, '01, updated, on Highland) sold for $2.675M in June, while another beachy half-lot neighbor with better views at 233 5th St. is on the market at $2.850M with 100+ DOM.

This home undercuts both with an asking price of $2.499M, reflecting in part that it is a step smaller (1750 sqft. vs. around 2050 sqft. for those neighbors). One place you feel the difference is in the first-floor bedroom, which is objectively quite small. The top floor is cozy, too, but gets some very nice current views thanks to under-height neighbors who are said to be resistant to all entreaties to sell. (But you never know.) More from the official description:

"[I]ncredible single family residence built in 2004 ... has huge ocean views and is located below Highland in the highly desirable South Sand Section. Easy walk to the beach and all the amenities downtown Manhattan Beach has to offer but far enough away affording peaceful enjoyment. Freshly painted and perfected inside and out with today's current trending finishes filling the home with a light and bright interior. The beautiful Walnut floors have been sanded down and satin finish applied to highlight the gorgeous woodgrain. All bedrooms have brand new premium Karastan plush textured carpeting. The gourmet kitchen butcher block island is the hub of entertainment and stainless steel appliances including a Viking range and paneled built-in Kitchen-Aid refrigerator complete the space. Kitchen cabinets have been enhanced with white lacquer paint and all marble and limestone surfaces polished and buffed back to an beautiful luster. The Spanish style exterior updated with a very elegant and sophisticated color choice that highlights the terra cotta entry stairs, wrought iron railing, arched windows, classic turret and traditional tile roof."

228 5th Place is asking $2.499M and is open Sat. & Sun. 2-4pm.

441 1st Street Manhattan Beach CA441 1st (5br/5ba, 4675 sqft.) should look familiar: This is its 3rd listing and 3rd agent since December 2015. With some breaks, the home has racked up more than 400 combined days on market, at prices ranging from $4.999M down to the current $4.495M (it's actually been at that point since March this year).

They say you want to be the third agent, because that's when things start to happen on a stalled listing. Or, if we may address this to you, potential buyer, you want to be the buyer when the home's on its third listing. Perhaps. 

The custom home includes lots of space, with some in a basement and full decked-out home theater. ("Theatre" in the listing.) More from the current description:

"Large 4,676 sf European/French Normandy Villa... This beautifully appointed home is located in the desirable South Sand Section of Manhattan Beach only 4 blocks from The Strand and within walking distance to downtown Manhattan Beach restaurants, shopping, grocery stores, the MB Pier and Robinson Elementary. A custom 9.5 ft. tall iron front door leads to a spiral staircase that rises up into a 2-story formal entry featuring a custom mosaic floor medallion and custom crystal and iron chandelier. This 5BR, 4.5Bath home boasts attention to detail throughout including soaring ceilings, a formal sunken living, dining room, solid hand-carved limestone fireplaces, gourmet kitchen, Viking appliances, furniture style cabinetry, breakfast nook with desk, custom wood windows, lavish window treatments, skylights, solid wood shutters, solid 1 3/4" wood doors, and 5" solid walnut flooring. Large master suite w/ vaulted ceiling, custom cabinetry, his & her Pullmans, make-up table, sconces, chandelier, dual shower heads w/ custom mosaic, walk in closet w/ cherry finish. The Hollywood Styled custom movie theatre, beautiful home library and wine cellar make this home unique and perfect for entertaining and family gatherings."

441 1st returns to market at $4.495M and is open Sun. 1-4pm.

Tree Section

2201 Oak Avenue Manhattan Beach CA2201 Oak (5br/6ba, 3120 sqft.) is new construx with a Cape Cod design and artistic aspirations. Very familiar floorplan with its open living room entry, first-floor guest room and great room opening to the backyard. (Well, "back," anyway... it's a small space.)

Perhaps most unexpected was a little detail upstairs: Two bedrooms have french doors out to private balconies, a nice way to get light and lots of fresh air. One balcony really has a chance to be used a chill-out space.

2201 Oak Avenue Manhattan Beach CAHomes on Oak sell for less, but the discount margin has been shrinking. The high for any home on Oak is $2.800M for new construx at 2001 Oak in Sept. last year. Awfully close to that was the $2.790M for 1405 Oak in January this year, but that smaller home (2950 sqft. on a 4200 sqft. lot) came in with the highest PPSF for comparable new homes at $946/PSF.

Meantime, off of Oak, two of the least pricey Tree Section new construx homes recently were both on Pacific north of Valley: 3401 Pacific at $2.699M and 2602 Pacific at $2.750M.

At $2.895M to begin, 2201 Oak is slated to grab the record for the street, and would greatly surpass those recent new home sales on Pacific.

More from the official description:

"Richly appointed with high ceilings, crown molding, wainscoting and wide plank oak floors. 5 bedrooms and 5.5 baths, formal dining room, 3 fireplaces and dual-zone heating and cooling. Elegant formal living room and dining room with diamond-boxed ceiling. Family room opens to magnificent kitchen with Carrara marble island, walk-in pantry and stainless steel Thermador appliances. Bright and airy rounded breakfast area with large windows looks out to a tranquil backyard complete with barbecue. Luxurious master suite with fireplace, private balcony and spa-like bathroom with freestanding tub. Four en suite bedrooms complete the residence."

2201 Oak begins at $2.895M and is open Sat. & Sun. 2-5pm.

636 29th Street Manhattan Beach CA636 29th (4br/4ba, 3250 sqft.) is a 1990 original with updates and a sunny backyard. Nice block. More from the official description:

"This fabulous family homes [sic] is located on one of the best tree streets in the Grand View Elementary school area. The home is on a flat lot with a south facing backyard with lots of privacy and mature trees. An open floor plan with high vaulted ceilings and lots of windows provide natural light throughout. This home has hardwood floors, a large formal living and dinning area opening to a gourmet kitchen, family entertaining area with an eating area, and office space. The master suit has a completely remodeled bathroom, large walk in closet and balcony overlooking the backyard. The large backyard is great for children to play on the Astro Turf lawn and adults to enjoy the Fire Pit."

636 29th begins at $2.995M and is open Sat. & Sun. 1-4pm.

East MB

1623 5th Street Manhattan Beach CA1623 5th (5br/6ba, 4350 sqft.) is a large, late-90s Mediterranean that has just seen an inspired remodel to many of its principal spaces (although not the master bath). It's nicely revived with an all-new kitchen. The great room in back features high ceilings and lots of light, even with a northern exposure.

First-floor guest room is nicely tucked away off a private hallway. Views from the master upstairs go all the way north to downtown LA and the Hollywood sign (on a clear day). A pleasant surprise in a good location. More from the official description:

"If you have been waiting for that special home to come on the market in East MB you need wait no longer. This custom home has all the amenities a new home owner could desire. There’s 5 bdrms all with ensuite baths plus a powder rm for guests. The upstairs front bdrm has a wood beam ceiling and is currently being used as a game rm with pool table. Enter the home from the courtyard through an arched double door entry into a beautiful liv rm with a soaring 2 story ceiling & custom fireplace. The formal dining rm with custom lighting is next to the kitchen/great rm. The gourmet kitchen has a center island with a breakfast bar that seats 4. Top of the line stainless appliances include: Thermador 6 burner stove with double ovens & griddle, dishwasher, double door Sub Zero refrigerator/freezer and microwave. The kitchen/great rm with a custom fireplace looks out to a large private backyard. There is also a media rm on the 1st flr for your entertainment & enjoyment. A guest/maid’s rm on the first floor has ideal separation from the upstairs master, 3 other bdrms and large laundry rm. The master suite has a 2 sided fireplace serving the master bdrm and master bath. The large master bath has a beautiful walk-in shower & double vanity sink. Fabulous city light views can be enjoyed while relaxing in the Jacuzzi tub or sipping a glass of wine on the balcony off the master. The 3 car garage has newly installed high end metal cabinets and has direct access to the home. A true master piece." 

1623 5th starts at $2.695M and is open Sat. & Sun. 1-4pm.

1505 Wendy Way Manhattan Beach CA1505 Wendy (2br/2ba, 1550 sqft.) is, per the official description:

"[U]pdated home in sought after Liberty Village! This meticulously maintained home, offers two bedrooms, two bathrooms plus an office/den. The remodeled kitchen opens to the large great room with over-sized French sliding doors leading out to the backyard great for indoor/outdoor entertaining. Enjoy the lush backyard which is beautifully landscaped with lemon, lime and orange trees. The built in BBQ island is perfect for year round entertaining."

1505 Wendy begins at $1.475M and is open Sat. & Sun. 1-4pm.

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