Weekend Opens (8/27-8/28/16)

By Dave Fratello | August 27th, 2016

Welcome back.

The airport trips are getting more frequent as just about everyone returns home... to the beach. Public schools start Monday, and we can finally have a little routine in life.

There's still some Summer left, though. One nice reminder of that would be to check out a classic surf flick, or to go see the Manhattan Beach art exhibit by the designer of the "Endless Summer" poster art, John Van Hamersveld. (See this DigMB story for more on the exhibit – right across from Polliwog Park at the Manhattan Beach Art Center.)

Also, Sunday morning, starting around 11:00am, come down to the MB Pier, to catch the arrival of participants in the 34th annual Catalina Classic Paddleboard Race – a marathon on the water. (Here's DigMB's post on the race.)

Or maybe you just want to see some real estate.

This week sees new construction and two flipper remodels. Next week there could be a minor wave of new listings, and after Labor Day... watch out. Our video features a Hill Section home that's not publicly open, 1025 Duncan Place, new construction at 2201 Pacific, flipper remodels at 1713 Lynngrove and 113 S. Aviation 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

2201 Pacific Avenue Manhattan Beach CA2201 Pacific (5br/6ba, 3400 sqft.) is custom new construction in a modern style that emerges with a compelling price: $2.900M. We'll discuss comps below, but this one comes out saying, "No messing around, let's get this sold now." This has not always been the attitude behind new construction pricing recently.

It's easy to appreciate the open and bright first floor, with disappearing sliding doors along the southern edge and a big slider in back, opening the whole first floor to the large patio and yard of this oversized 5800 sqft. lot. These is a slightly diagonal orientation to part of the home, intended to shield it from possible traffic noise along Pacific Ave. (In two visits so far, we found traffic noise to be minimal to non-existent, especially with the front door closed.)

There are 2br downstairs, one a small office. Upstairs, all bedrooms have their own baths, but two have very odd shapes, following the diagonal outline of the front of the house. Fun or difficult? Eye of the beholder.

There's a lot of nice style to this one. (Disclosure: Dave has toured this property with clients.) More from the official description:

"[A] breath of fresh air and a step away from the ordinary. The impressive pivot entry door opens to 24 foot ceilings. German engineered dark hardwood floors are featured throughout. You love the stunning, contemporary kitchen with island and prep sink, quartz counters and Blanco sinks. There's a walk-in pantry too. The floor plan is open and spacious with a modern glass stairway... The spacious Great Room with 5' stone fireplace and Dining Room feature sliding doors that disappear seamlessly connecting the interior and exterior living spaces. The grounds are beautifully landscaped and there's a grassy yard, custom lighting, cement L-shape sofa and a fire-pit . . . room for outdoor entertaining, dining and play."

You might compare 2201 Pacific against the larger, early-90s modern-style home nearby on a prime block at 1820 John (4br/5ba, 4135 sqft.) at $3.500M.

But the most interesting comparisons may be to other new construction offerings and sales: 860 27th (5br/5ba, 3500 sqft., asking $3.299M), 756 36th (6br/7ba, 3600 sqft., sold for $2.945M), 3113 Walnut (5br/5ba, 3320 sqft., sold for $3.180M), 2409 Poinsettia (4br/5ba, 3550 sqft., sold for $3.100M), 3401 Pacific (5br/5ba, 3550 sqft., asking $2.899M) and 2602 Pacific (4br/5ba, 3200 sqft., asking $2.999M).

How does a $2.900M asking price stack up against all of those?

2201 Pacific starts at $2.900M and is open Sat. & Sun. 2-4pm.

1813 Oak Avenue Manhattan Beach CA1813 Oak (2br/1ba, 1000 sqft.) first hit our radar in 2012, as our local real estate market was begin its rapid inflation phase. Land values in the Tree Section had once dipped as low as $800K, and an Oak lot would have been worth less, even. This one came out at $849K in late 2012, and got bid up quickly, selling for $910K.

That owner didn't do much but gain equity over the next few years. They sold in February this year for $1.400M. But the buyer's plans appear to have changed, and it's back now at $1.499M. From the official listing description:

"This charming cottage ideally situated on Oak Ave. is a rare opportunity to own in the coveted tree section of Manhattan Beach. Ready to live in now or build your dream home. This impeccably clean, cozy 2 bedroom/ 1 bath plus office/bonus room offers all of the old world Manhattan Beach charm and is conveniently located near the village as well as close to downtown. Beautiful hardwood floors, high beam wood ceilings, an adorable kitchen with stainless steel appliances and a chef's range that makes cooking easy and fun. Open the sliding glass door to a intimate courtyard, perfect for entertaining, and a spacious sunny west facing backyard."

Note: The listing states 3br, but one of those did not appear to have a closet in our tour, and is accessed through a bedroom. We adjusted the mention of the listing here on the blog to say 2br. 

1813 Oak starts at $1.499M and is open Sat. 1-4pm, and Sun. 2-4pm.

East MB

1713 Lynngrove Drive Manhattan Beach CA1713 Lynngrove (3br/2ba, 1500 sqft.) is a 100% modern remodel that hits every style note of 2014-16. The bright, beachy charm of the style is nearly impossible to imagine as getting old or tired, though some day, who knows what we'll all think.

Meantime, THIS is the way to refashion and update one of the standard Liberty Village cottages. It would be difficult to do it better yourself.

We liked the mid-block location on Lynngrove. Kind of had to remind ourselves that Redondo Ave. is on the other side of the back fence. There was no traffic noise evident. More from the official description:

"Elegant and timeless California Coastal Style Home that has just undergone a complete renovation. Enjoy the reimagined open floor plan, 3 bedrooms, 2 bathrooms, with gourmet kitchen, large island, Carrera [sic] marble countertops, and farm sink. The large bay window and french doors take in abundant natural light all day long from the east and west. The light, soft colors and custom paneling give you the feeling of a beach vacation all day long. Double french doors lead out to the relaxing deck and spacious manicured backyard. The beautiful and comfortable master suite opens to the backyard. Engineered wide plank Oak floors, high end appliances, air conditioning, laundry room with stacking washer and dryer included."

1713 Lynngrove starts at $1.697M and is open Sat. 2-4pm, Sun. 1-4pm.

113 S Aviation Manhattan Beach CA113 S. Aviation (4br/4ba, 2250 sqft., 5300 sqft. lot) is also a flipper remodel, just like the Lynngrove property above, but in this case, with a much more unexpected location.

Gone, apparently, are the days when a profit-seeking flippers would avoid working on a home with one of the most stigmatized locations – along busy Aviation on the outer extremities of East MB. (Witness another recent sale of renovated 1856 9th, with a bigger lot, at $1.650M.) 

This one was purchased in January 2016 for $980K, before getting a total redo. (The original square footage was the same.)

And gosh if it's not an impressive project here at the end of the day. There's a fully open kitchen/great room, plus 4 bedrooms including a master suite with stylish details.

During our tour, with the doors closed and A/C running, the home was quiet and modern, and Aviation was an afterthought. Our sense is that the home is pulled back far enough off of the street that even without some of those noise-blockers, you'd still have less impact than, perhaps, expected. So then you look at how much house, with no work to do, you can get for a $1.5-ish price... that could be compelling. From the official description:

"Beautifully remodeled 4 bedroom 3 and a half bath home with all the extras to make you feel at home in this great Manhattan Beach neighborhood. Specious living-room and kitchen lead to a private and very quite patio. The over-sized master bedroom's French doors look out to the backyard and features a walk-in closet, and its own private luxurious master bathroom with end finishes, walk-in shower & bathtub that create a spa-like feel. The his & her sinks adjoin a custom vanity. The other three bedrooms are well-sized, with double door closets & bathrooms attached." 

113 S. Aviation starts at $1.599M, and is open Sat. 1-4pm, Sun. 2-5pm.

1623 1st Street Manhattan Beach CA1623 1st (5br/4ba, 3500 sqft.) is a warm Mediterranean with an '08 build date and more style and attention to detail than was typical of some Mediterraneans of the era – especially those being rushed to completion at the end of the last real estate cycle.

Much of the original finish holds up pretty well today. Maybe you'd rethink the flooring color or some of the countertops, but no changes are urgent – as is sometimes the case. Floorplan is fully as expected, with one br downstairs and 4 up. Traditional for MB. The only surprise might be the smallish backyard, owing to the 500 sqft. lot.

More from the official description:

"Open and airy with natural lighting throughout the open floor plan, 3481sqft. of living space with five bedrooms, four bathrooms and four fireplaces. A beautiful spiral staircase to the upper level, spacious master bedroom suite with fireplace, walk-in closet, jacuzzi tub, dual sink and a private balcony. A bedroom with its own spacious balcony which shares a Jack and Jill bathroom with an adjacent bedroom, one separate bedroom suite and a dedicated laundry room with lots of cabinets and sink, Downstairs features a bedroom and bathroom, a spacious family room with sliding French doors leading to a tranquil backyard with a built-In fireplace and bbq grill, formal living room, formal dining room, gourmet kitchen with center granite island, custom cabinetry and walk-in pantry, high end Viking stainless appliances. Exposed ceiling with beautiful dark beams, recessed lighting through-out, surround speakers, central air and heating, wide plank hardwood floors."

1623 1st starts at $2.395M and is open Sat. 12-5pm (wow), and Sun. 1-5pm. 

1461 12th Street C Manhattan Beach CA1461 12th St. #C (3br/3ba, 1750 sqft.) is, according to the official description:

"Coastal Living Magazine perfect in the heart of Manhattan Beach's best neighborhoods just walking distance to award winning Manhattan Beach Meadows school and Manhatttan Beach Middle School. You will have a hard time finding over 1700 square feet (btv) with 3 bedrooms and 2.5 bathrooms and an attached 2 car garage at this price point. Large master suite with dual sink vanity, separate shower and Jacuzzi tub. All three bedrooms are on same level. Large open main floor living area offers hardwood floors, lots of light and opens directly into the upgraded kitchen with granite counter tops, stainless steel appliances. Located on a tree lined street and across the street from Manhattan Beach's best park, Polliwog Park."

1461 12th St. #C starts at $1.199M and is open Sat. & Sun. 2-4pm.

Please see our blog disclaimer.

Latest Listings Among
Manhattan Beach Homes For Sale