Weekend Opens (8/17-8/18)

By Dave Fratello | August 17th, 2013

It's Summer when one of the great pro quarterbacks is just hanging out in MB with friends, creating a little stir.

And Summer's drawing to a close when said great pro quarterback is looking to be in mid-season form, knee problem apparently not a problem.

This may be the quietest time of Summer for new listings, but sometimes, new options just come out when they're ready.

You're working on a flip project? You list it when (or just before) the paint is dry.

You found a new place to live? Whoops, better list.

(Photo featured here is by Thomas Sebourn; lots of great stuff there.)

It's an eclectic mix among the new options this week. There are more from earlier in the year, still hanging around, that will also be open and worth a tour.

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

Tree Section

3212 Palm (4br/3ba, 2300 sq. ft.) is a well-done, if quick, recent remodel of a split-level home with a smallish backyard.

Me oh my, it was only on July 5 that someone closed a deal for this home at $1.350M. Here we are just 5 weeks later with a "new" house priced $400K higher. Nice flip, if they can get it.

We've seen this home before, and it's always the floorplan that raises question marks. Call it a tri-level home, with the entry coming into the living, dining and kitchen areas, several steps up to a formal living room with high ceilings, and more steps up to the master and another bedroom suite.

Downstairs, just off the kitchen and living areas, you find 2 more bedrooms and an enclosed sun porch, with lots of french doors, opening out to a smallish strip of backyard. 

Style points will definitely be awarded. The restained floors have a current, dark stain, contrasted with white everywhere. There is a wide-open feel to the living spaces on the first 2 floors, and the open kitchen, with carrara marble counters and stainless, high-end appliances, also fits the bill for "now" remodels.

3212 Palm starts at $1.749M and is open Sat. & Sun. 2-4pm.

636 12th (2br/2ba, 1035 sq. ft.) is aiming very high for a small, 2br home with an awkward layout.

We'll put our disclosure up front: We've toured this property on behalf of clients.

What we reallly see here is an obsolete house that's been refreshed, in hopes that someone might love it as it is. But that will be hard – just having 2br is difficult, and this layout is even more so. The main bedroom (with private bath) is kind of centered in the structure, with the kitchen on one side and hallways and living room surrounding it. The second bedroom is long and narrow, though maybe big enough.

The alley kitchen opens to a decent-sized living/dining room, which opens back to a deck.

Absolutely everything has been repainted or repaired, the baths are updated, and there are some updates in the kitchen – although appliances are older.

The main value here is in the 3000 sq. ft. lot. Recent sales in the immediate area include 725 12th ($1.620M) on the "non-view" side of the hill, 524 13th ($1.695M) and 605 13th ($1.610M).

On that basis, the $1.585M start price at 636 12th might not look so out of whack, but there are notable differences between this one and each of those sales. Where should it fall? TBD.

636 12th starts at $1.585M and is open Sat. & Sun. 2-4pm.

East MB

34 Village Circle (3br/3ba, 2970 sq. ft.) is a rarity – a detached SFR in the Village (one of the "Estates"). These don't come out often.

This one has been pretty thoroughly updated, with attractive cherry wood flooring, a nice kitchen and renovated baths.

All the common living areas are on the first level, opening to a substantial, grassy backyard via french doors and windows. It's all very bright.

Upstairs, the master is sizable, though with a little step-up in the room, and the bath did not seem 100% renewed. There are 2 more bedrooms, and they promise a "dedicated office," but that is pretty narrow and down not have a window, like a big walk-in closet rather than a small bedroom space.

Locationwise, this one backs up to Marine, which means some traffic noise in along the back of the house, and views of the passing traffic from the master.

34 Village Circle starts at $1.749M and is open Sat. & Sun. 12-4pm.

1217 8th (4br/3ba, 3425 sq. ft.) is a very customized 1980s home.

It's got the pool and spa in back, and bold style in each room. Lots of stylish concrete – polished for flooring, colored for countertops and the master shower.

A layout quirk (feature?) is the medium-to-small living room in back just off the kitchen, what might typically be a great room/family room, is set up to be sealed off via bifold, frosted glass doors – more as a private office than family room.

That puts the large formal living room at the entry into service as the main family room, but that works. As the place is being lived in now, you also won't see a formal dining room, but a large room off the kitchen that now features a huge map of the world would serve that role for most others.

Downstairs you'll also find one guest bedroom, with the other 3 upstairs, along with an open office-type room in the hallway.

The backyard is, as they say, built for entertaining, with that big pool (with loud wall-of-waterfall) and a built-in, ground-level firepit.

This one's got the bedrooms, square footage and relative modernity that families want, plus a location that's much closer to town than you might realize. (Albeit across the highway.) So it will have instant appeal, even if people have to figure out the c-word, "custom," does it work for them? 

1217 8th starts at $1.985M and is open Sun. 1-4pm.

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