Weekend Opens (7/30-7/31)

Posted by Dave Fratello on Saturday, July 30th, 2011 at 5:08pm.

So there goes July...

We don't want to say sellers are afraid of the 6-man this weekend, because they're not. If you look at a list of opens, there are plenty to check out.

But debuts this weekend west of Sepulveda – none.

So we went where the compass pointed – east of Sepulveda. ("Go East, young man.") Our first 3 reviews will come from there, where we found new listings eagerly popping up and demanding attention.

Funny – each and every time your blog author is spotted in East MB it's the same question: Don't you only cover west of Sepulveda?

Why, yes, mostly – but not exclusively. Naturally, your blog author's first clients wound up buying in East MB. Oh, the irony.

After the East MB listings we'll point to a few West MB listings that are also worth your time this weekend if you get out. The Hill Section, in particular, seems busy in a pretty concentrated area – you could park the car and see most of the listings we're referencing.

To plan your open-house tours for this week, use MB Confidential's online list of Manhattan Beach open houses (it's mobile-friendly!).

As usual, we appreciate it when readers share views on this week's featured properties. Let us know what you like, don't like or must have.


East MB

1615 Magnolia (3br/2ba, 1000 sq. ft.) is a cute, small starter home with a modern kitchen and a reasonably large backyard on a kidney-shaped 5100 sq. ft. lot.

There's a lot to like in the way the late-1940s home has been polished and updated, though its basic footprint is original. The wood floors are dark-stained and they glisten. The master gets a very modern bath. Windows and doors are framed thoughtfully inside and out.

Right outside the kitchen/eating area, there's a fun outdoor living space, with built-in BBQ, a wraparound deck and – what's that? – an outdoor TV, all opening out to the yard. It's a nice extension of the living space.

There are rough edges, things you might like to update more fully, but the home oozes charm. At $919k, it's compelling.

1615 Magnolia is open Sat. & Sun. 2-4pm.

1315 11th (4br/5ba, 3475 sq. ft.) is a newer house (2007) that fell into foreclosure more than a year ago, pretty much getting stripped by the outgoing owners. (It happens all over, if not so frequently in MB.)

The home's been completely remodeled/restored and basically shows new, with all-new flooring, kitchen, baths and fixtures, not to mention paint.

There's a lot of living space downstairs, part of it opening out to the small strip of a yard. Upstairs, the 4br are all quite large, and a bonus landing area in the back of the house would make for a good kids' office/play area. It opens to a small balcony – less of an asset with small kids.

The rear of the home looks out onto older apartment buildings/condos, and traffic from MBB is both visible and noticeable, so the location calls attention to itself in unfortunate ways. The flipside is that the home is truly a short walk to schools, Polliwog and Target (stop in for a coffee, groceries or more).

The start price of $1.479m is meant to make a large, newer home attractive despite the small lot and any location concerns – we'll see how this ultimately balances out.

1315 11th is open Sat. & Sun. 1-4pm.

1400 11th (3br/2ba, 1400 sq. ft.) looks every bit of what it is – a simple, one-story 1960 home on a lot that seems small, despite its 5,000 sq. ft.

It's hard to get a sense of space in the home with its smallish kitchen, a small living room, a yard area (deck + grass) that doesn't go beyond what you'd find in a typical Tree Section house on a smaller lot.

Bedrooms are of decent size, though the master bathroom is quite small, if updated.

The corner-lot location across from a church is average, no huge plus or minus.


Bonus: A/C.

1400 11th was purchased for $990k in Aug. 2004. Now, 7 years later, starts at $925k, and is open Sat. & Sun. 1-4pm.


Hill Section

849 10th (5br/5ba, 4350 sq. ft.) is big, newer (2005) Mediterranean by a noted local builder with ample, unimpedable city and mountain views to the north and east.

849 10th was purchased new in 2006 for $2.723m, before some additional customization (pecan hardwood floors, among other things). It's offered now for somewhat less, $2.589m (-$134k/-5%) to account for changes in the market since then.

849 10th is open Sat. & Sun. 1-5pm.

861 10th
861 10th (5br/6ba, 4500 sq. ft.) is a Craftsman that's been on and off the market for the past year since the current owner moved in; it recently posted a deal while listed at $2.495m, but it just came back.

861 10th is open Sun. 2-4pm.

853 9th (5br/5ba, 4230 sq. ft.) is slightly smaller and a bit older (2001 build) than the other 2 listings above, and on a slightly bigger lot (300 sq. ft.) than 849 10th. It's up at $3.089m. See Mrs. MBC's review from 2 weeks ago.

853 9th is open Sun. 2-4pm.

913 Highview (3br/4ba, 2360 sq. ft.) has location going for it, and size working against it. We've called the home "elegant" in the past, but there's a narrow slice of the market looking for this type of home.

Highview was offered for 18 months from mid-2009 to late 2010, returning this Spring and now up to 128 DOM on the current listing.

The current offering price of $2.099m remains a markup over the 2005 acquisition price ($1.910m).

913 Highview is open Sun. 1-4pm.

505 N. Dianthus (5br/4ba, 4650 sq. ft.) is a fairly new (2002) and plenty big Spanish-inspired, modern home with some views to the north. The feel and layout are quite different from other recent builds.

The attractive cherry wood flooring particularly stands out; the whole first floor, stairs and a large upstairs landing/office/bonus space all feature it.

Regular readers will remember this listing from last year. It ran 5 months from early 2010 on. This year they posted a deal in June when last listed at $2.699m, but it's back now (as a "new" listing) at $2.599m.

Dianthus was first offered as a spec home in 2002 at $2.475m; back in April 2003, the current owners paid $2.125m.

505 Dianthus is at $2.599m, and is open Sun. 2-4pm.


Sand Section

If conditions permit good ocean views, try to see 304 30th (3br/4ba, 2275 sq. ft.), a Sand Section TH that has got one of the better panoramas currently on the market.

The 2003 build was constructed at a time when Sand Section roofdecks were not permitted, but the home was designed then to allow for a snazzy deck right off the main living space if they were ever re-legalized  – as they have been. The builders just put in the roofdeck, and it's now a central feature.

The TH itself offers 2br downstairs, a good-sized master with ocean views on the midfloor and a big great room with oversized kitchen area on top, all drinking in those views.

304 30th has lingered since February due to price, but is newly at $1.848m and is open Sat. & Sun. 2-4pm.
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