Weekend Opens (7/22-7/23/17)

By Dave Fratello | July 22nd, 2017

404 9th Street Manhattan Beach CAIt's always true, but this is one of those months out of about 10 or 11 when it's great to be outdoors in Manhattan Beach.

If you're here, that is, and not off on a tropical island, or visiting family in the Midwest, camping or experiencing Winter in the Southern Hemisphere.

The walkstreet life is pretty much always good, and the offerings too few and far between. We were glad to see this one listing, 404 9th, come back this week after an impressive once-over. That one's open both days.

Sunday, Dave's listing at 2100 Pine is open 1-4pm, so please stop by then. (It may be your last chance, just sayin'.)

Featured in our video this week are 2310 Palm404 9th, 656 26th and new construx at 320 35th & 319 34th Place and more: 

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.

Tree Section

2310 Palm 2310 Palm Avenue Manhattan Beach CA(5br/3ba, 3125 sqft) is a charming Spanish with a somewhat artful commitment to the style.

Someone was recently asking us, if the "Plantation" style falls out of favor, and Mediterranean is kind of over, what style has a future? We're betting on Spanish, and here's one that may be embraced.

2310 Palm Avenue Manhattan Beach CAThe location is on one of the prime blocks of the Tree Section.

Despite the 2006 vintage, the home holds up pretty well, with inspired choices of tiles and stone counters. The flooring may be a bit glossier than expected, but it's attractive. We did get the sense that the master bath was a bit heavy; buyers might target that for an update to brighten it up.

The feel in the kitchen/great room is really quite pleasant, accentuated by furnishings that suit the style. The backyard is a smallish patio that is partly elevated; half the yard space is set down further. There's almost as much outdoor space up front in a mini-courtyard behind the entry gate.

2310 Palm Avenue Manhattan Beach CAYou might note the bed/bath count: 5br and only 3 baths. That would be very unusual in a new home. One is the master bath. One's downstairs, a full bath that does double duty, serving as the main bath for living spaces and for the guest bedroom downstairs. Finally, the third is a jack-and-jill bath nested within and between two upstairs bedrooms.

But wait. What's that? If there's a resident in that third kids' bedroom upstairs, where's the bath for that person? There's no obvious answer. Getting to that other bath requires walking through one of the kids' bedrooms. Hm. Well, this will all work out fine if the 5th bedroom is simply to be used as an office/playroom or something like that, as is often the case.

More from the official description:

"This spacious Spanish style home exudes old world uniqueness that makes daily living comfortably elegant. Step inside the majestic gated archway providing privacy to your lush sanctuary. You are greeted by a stunning wrought iron door and circular staircase that is embellished with Mexican tile and warm wood flooring. Arched doorways, paneled doors and rare architectural details make this one special home. The open and expansive floor plan creates a flow for easy daily living and an inviting entertaining space. Enjoy alfresco dining on the paved stone patio with built-in BBQ while relaxing to the sounds of the breeze rustling through mature bamboo trees. Top of the line appliances, large center island and an abundance of storage are sure to please even the savviest of chef’s. Imagine preparing for your day in your own personal retreat; appreciate an expansive Master Suite with walk-in closet, oversized tub and stone fireplace make it the perfect place to rest and rejuvenate. An abundance of fresh air and light flow through the space when you open the numerous French doors to the home; there is even a private balcony adjacent to the lovely Master Suite."

Disclosure: Dave's listing at 2100 Pine is arguably a competing listing, given the identical price point, despite the very different styles of the two homes.

2310 Palm starts at $3.200M and is open Sat. & Sun. 1-4pm.

2408 Pine 2408 Pine Avenue Manhattan Beach CA(3br/3ba, 3175 sqft) is a late-90s Mediterranean with a slightly different floorplan that we've typically seen. It's mainly the 2-story, bright, atrium-like kitchen area that dazzles as different. That opens to a great room and, in turn, to the yard, mostly paved and partly consisting of a raised planter with a big tree.

There's lots that can be done here, and it would appear that the sellers anticipate a major remodel. The home is priced almost more aggressively than any other to emerge this year in the Trees ("aggressive" meaning, in this case, low and attractive, meant to draw immediate action even in mid-Summer).

We'll note that the information as entered in the MLS specifies 3br, however, the tax records show 4 and the writeup on the home mentions four. That's what we saw: 3 upstairs including the master, and one guest room/office downstairs as well.

There's a tiny bit more in the official description:

"Fantastic opportunity to live in the desired Tree Section of Manhattan Beach. Vaulted open living spaces Many large windows throughout provide great light throughout the home. Large Master Suite & Four spacious bedrooms Gourmet Kitchen Sq Ft: 3,176, Lot Size: 4,482 sf Close to many amenities & Quiet Neighborhood."

2408 Pine starts at $2.299M and is open Sat. & Sun. 2-4pm.

2304 Elm 2304 Elm Avenue Manhattan Beach CA (5br/3ba, 3350 sqft) is a 2000-built Mediterranean that appears to be largely original, though clean and with lots of custom paint colors.

2304 Elm Avenue Manhattan Beach CAAs such, we'll jump ahead and note that this one is a bit like the "before" picture for a recent sale at 3408 Poinsettia, the identical home & floorplan (with very minor differences in build). The big difference is that 3408 Poinsettia (sold for $2.600M in late June) had just received a complete, head-to-toe stylistic modernization. It sparkled. (See "Reviving Mediterraneans: It Can Be Done," from Feb. 2017.)

Location for 2304 Elm is arguably an improvement over 3408 Poinsettia, being more walkable to school, for instance.

We did like the backyard at Elm, including attractive stone paving and a little vegetable garden in the corner. It looked great in the early afternoon light - the listing photos are a bit shady, unfortunately. More from the official description:

"Beautiful Tree Section home with great curb appeal. Perfect for a family with open bright, flowing, floor plan. Enter to a two story living room with fireplace leading into a private dining room and custom 132 bottle Sub Zero wine refrigerator. Great for parties! Walk through to a spacious gourmet kitchen with stainless steel appliances including Sub Zero refrigerator, island with vegetable sink and 5 burner cooktop. Large walk in pantry makes for a well organized life. Attached is a roomy family room with fireplace and sliding doors leading to a landscaped backyard including vegetable garden and fountain. Of the 5 bedrooms, 4 are up making perfect layout for guests, nanny or in-laws on first level. Upstairs has amazing deck with tree top views wonderful for a Sunday breakfast. Rooms are all nice sized and Master suite is very large with dual sided fireplace and built-in bench. Large walk in closet, dual sinks, jetted tub and separate commode and shower."

2304 Elm starts at $2.599M and is open Sat. & Sun. 2-4pm.

656 26th 656 26th Street Manhattan Beach CA (4br/5ba, 3475 sqft) is, at last, a Cape Cod. Or that's what you'd call it, given a limited range of home style choices.

Location is going to be perhaps the main driver of interest and eventual sale price here. The lower parts of the 20s are nice, with Grand View in sight (in view?) and that great feeling of a casual, beachy suburb.

656 26th Street Manhattan Beach CAKnowing that the home was built in the late 1980s, we came in with certain expectations. The sunken living room confirmed one. The way the kitchen is a modified alley, partly open but not completely open to the family room, was another.

But we saw nice upgrades to the flooring and kitchen. (Everything could even be taken up another notch.) And once upstairs, we were completely surprised to find that all 4 bedrooms had their own, attached baths. They never did this in the 80s! And all the baths bear fairly recent updates. OK, nice.

You can't help but love the large yard afforded by the 128' deep lot, and this sunny, south-facing backyard is built out with various entertaining spaces. That's a big plus.

656 26th Street Manhattan Beach CAWe got to thinking of one fairly nearby house at a similar price, a much newer (2011) custom build at 724 29th (4br/4ba, 3400 sqft.), which sold in May 2016 at $3.280M. That one does have a smaller lot (4800 sqft.) and is further up away from the dune and the school.

More from the official description for 656 26th:

"Best street , Best block , Best side of street (no telephone poles!!) Spacious Cape Cod ... in a A+++ tree section location. Walk to beach, town and award winning Grandview Elementary School and all that Manhattan Beach has to offer. Equipped with fireplaces, patio and balcony, this home is perfect for entertaining. Kitchen has a large pantry and includes granite counters, dishwasher, subzero refrigerator, gas cook top and double oven. Climate controlled with A/C and forced air heating. Master Bedroom has his and her closets ! Large south facing backyard with built in bar & Gas BBQ."

656 26th starts at $3.319M and is open Sun. 2-5pm.

646 Rosecrans 646 Rosecrans Avenue Manhattan Beach CA (4br/3ba, 2535 sqft) is a custom build from '07, lightly updated since a recent sale in 2013.

With its start at $2.160M, this one is aiming to far surpass Rosecrans records.

Only one home ever on Rosecrans has sold over $2.0M, and that was a vastly larger nearby neighbor, 652 Rosecrans (6br/6ba, 4730 sqft. on a double lot) at $2.200M in September last year.

646 Rosecrans Avenue Manhattan Beach CAThe highs among more similar/comparable homes were both around $1.700M in 2015:

nearby neighbor 640 Rosecrans (5br/3ba, 2250 sqft. at $1.710M, Sept. 2015) and

626 Rosecrans (3br/3ba, 2150 sqft. at $1.687M in May 2015).

Well, records were made to be broken, and there will be plenty of cheerleaders for this one... including some of Dave's clients who own on Rosecrans now.

More from the official description:

"The spacious and private enclosed front yard has a gas outlet for BBQs and easily hosts a great party of 50 people if needed! The open kitchen features stainless Viking appliances and granite counter tops. There is hardwood floor throughout the home and brand new carpeted bedrooms. The bright and airy living room feels so pleasant with ~30 ft ceilings and plenty of natural light accented by the gas fireplace. The staircase at the front door leads you to the huge loft landing, overlooking the living room and operates great as an office, TV or play room. The fireplace and spa tub in the master suite adds to the luxury and privacy you expect in your Tree Section abode. This home rests on a street to street lot with a 2 car attached garage with alley access."

646 Rosecrans starts at $2.160M and is open Sat. & Sun. 1-4pm.

Sand Section

404 9th Street Manhattan Beach CA404 9th (5br/5ba, 4000 sqft.) is a flat walkstreet home seen on the market earlier this Spring. While it still bears its "Asian modern" look outside, the liabilities of the home's former style have been erased in a precise and inspired remodel.

They didn't need to take out everything, not at all. But changing the flooring from dark, glossy wood to a paler oak was a smart move. Here and there, various countertops were changed, wainscoting added, and wood painted white when that helped. It truly is almost like a different home - what maybe a buyer should have done to it before.

404 9th Street Manhattan Beach CAThe price now, at $5.599M, is lower than it was most of the time on the public market earlier this year. (It traded for a stated $5.200M in May, according to tax records.)

And that's lower than some recent new/newer homes have sold on the flat walkstreets, plus lower than the across-the-street neighbor at 413 9th (6br/5ba, 3800 sqft.), which was marketed recently at $5.838M but is now "on hold" on the MLS and not displaying online.

Worth noting: 400 9th, the neighbor to the west, sold for land value in April at $3.799M.

404 9th Street Manhattan Beach CAMore from the official description of 404 9th:

"Move in ready Ocean View home on the best South Manhattan Beach flat walk street is back on the market after an extensive Modern Beach update. This ... home defines the ultimate Manhattan Beach Lifestyle. Enjoy indoor/outdoor living on the top floor with outdoor built in BBQ, outdoor fireplace, and jacuzzi tub perfect for after beach parties. Local designer ... designed and selected new kitchen cabinets, Anne Sacks tiles, stone countertops, plumbing hardware, decorative lighting fixtures, new hardwood floor finish, electrical finish and all new paint throughout. This smart home comes loaded with a Savant multi-zone audio and video system, Homeworks lighting/automatic shade system. 3 new Smart TV’s are included, highlighted by the 65 inch TV in the Walk Street Beach Room, Automatic Window Shades and new Nest Thermostats just installed throughout the house. Complete with 3 car garage plus guest parking, a 3 stop elevator and radiant floor heating. Sit on your couch and watch your children play on the safe, flat walk street, walk to the beach, walk to downtown for dinner and walk to one of Manhattan Beach’s award winning schools in minutes."

404 9th begins at $5.599M and is open Sat. & Sun. 2-4pm.

320 35th Street Manhattan Beach CA320 35th (4br/5ba, 2450 sqft.) & 319 34th Place (3br/4ba, 2000 sqft) are both nearly identical modern new townhomes far up in the North End and right in the thick of our "second downtown." You can see Four Daughters from the front deck along with a goodly amount of ocean blue from there and some windows in each unit.

The front unit adds a basement level with a room that's officially a 4th bedroom, but may more likely serve as a media room - a rarity in the Sand or in a typical townhome. More from the official description:

"[G]orgeous brand new construction town home... Ocean and white water views from the top floor living area, along with your over-sized decks... Some of the many features include white washed European oak hardwood flooring and a neutral color palette throughout. The kitchen boasts a custom designed waterfall island in Carrara quartz with a three dimensional back splash. Appliances are all stainless steel Thermador with a six burner range and dual ovens. The powder room boasts a Newport brass cross handle wall mount faucet in gun metal, Vox oval vessel sink, Hudson Valley cage pendant, and modern wall covering... An expansive master bedroom sports his and her closets with one large walk-in, and the bathroom includes a stand-alone tub and custom marble artistic tile mosaics. Turn the 4th bedroom/basement into a cinema, play room, sports bar, large home office, or anything else you can imagine. This stylish coastal contemporary is one of the most affordably priced new construction town homes in the past few years. It will not last long!"

320 35th & 319 34th Place start at $2.999M and $2.649M, respectively, and are open Sat. & Sun. 1-4pm.

East MB

32 Dover Place 32 Dover Place Manhattan Beach CA (2br/2ba, 1450 sqft) is a 2 bedroom single-story unit with a nice patio and some upgrades.

More from the official description:

"Updated with freshly landscaped Patio. Hardwood floors in Entry, kitchen and Nook. Master Bath was upgraded to walk in shower. Kitchen has newer Stainless oven and microwave and modern glass hood for Gas range. On a private cul-d-sac street plus this is an End Unit with lots of light and 2 skylights."

32 Dover Place starts at $1.319M and is open Sat. & Sun. 2-4pm.

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