Weekend Opens (9/12-9/13/15)

By Dave Fratello | September 12th, 2015

"You don't need air conditioning. It's the beach!"

We've heard it and said it a million times.

You don't need it until you do.

The past week-plus, suddenly A/C looks important, even for a Manhattan Beach house. If you can't spend all of your time in the (warm) ocean, you're going to need help cooling off sometimes.

Sure, we'll move on from this latest hot, muggy Florida/Hawaii weather spell, and soon we'll be talking about rain and the discovery of previously unknown leaks around the house.

Yet for this week's new open houses, we're going to take special note of the status of air conditioning for each property. 

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

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.

Sand Section

401 4th Street Manhattan Beach CA401 4th (4br/5ba, 4450 sqft.) is a somewhat larger-than-normal, newer (2005) Mediterranean on a simply great block of the South End's flat family walkstreets. 

There's a tiny peek of ocean view from the wonderful, open, top-level deck, but homes like this aren't about views, they're about neighborhood. 

While we've seen plenty of Sand Section 3-story homes, we liked the extra openness of the top level, including the way the connection of the front living room to that deck. The walkstreet level also has an unusually spacious den/media room opening to the walkstreet, which was sunken a bit by design to allow for higher ceilings. That works. 

More from the official description:

"Like New! ... Prime location on a walk-street, just 4 blocks from the beach and sand. The upper level features a living room with fireplace, and deck overlooking the walk-street, gourmet kitchen with island and butler's pantry, dining area and separate family room with fireplace and deck. Master suite with fireplace and deck overlooking the walk-street, master bath with his-and-her sinks, oversized spa tub and standalone shower. 2nd living room with bar on the ground floor with access to the walk-street deck."

Air conditioning: Yes.

401 4th starts at $4.500M and is open Sat. and Sun. from 1-4pm.

333 21st Place (3br/4ba, 1850 sqft.) is a newer (2006) townhome on a quiet alley street with nice views over the mostly built-up neighbors to the south.

The listing launched in August and is now one of 6 similar townhomes on the market, but arguably the best combination of price, size and location among them.

More from the official description:

"Come enjoy the fabulous Manhattan Beach lifestyle in this impeccably maintained and upgraded townhome located in the heart of Manhattan's highly coveted Sand Section. Located on an alley with almost NO traffic, there are Ocean views from the living room, dining room and kitchen as well as 2 South facing decks and a peek a boo view from the 2nd bedroom. High quality Ken Johnson construction includes walnut hardwood floors, crown molding, gourmet kitchen with stainless steel appliances, a 3 story dumbwaiter and a lovely circular staircase off the entry. The mid-level Master Suite includes a walk-in closet, freestanding clawfoot bathtub and a built-in window seat also facing South. Fireplace in the living room. Upgrades by the one and only owner of this home include custom wood shutters throughout, master bedrooom and kitchen pantry build outs AND central air conditioning!"

Air conditioning: Yes.

333 21st Place starts at $2.499M and is open Sat. only 2-4pm.

112 Morningside Drive Manhattan Beach CA112 Morningside (2br/1ba, 1000 sqft.) can really only be seen as a lot sale, so take the time to walk through really just to gauge the lot.

If you know the Sand Section, you may be surprised by the extra lot size here: 33 x 100 feet, and street-to-alley, which really feels different from a standard 30 x 90.

The house is somewhat fresh but also very, very small and dated. (Photos show the home furnished, but it's now completely empty, not even a fridge or stove. (Note: The listing calls the home "updated.") If your question was: Can we live here while drawing up plans to build new? Then the answer is: Probably not.

No matter. This very quiet, sleepy South End street is very close to Robinson Elementary and the beach, and just a few minutes to downtown. Location, location...

Air conditioning: No.

112 Morningside starts at $2.599M and is open Sat. and Sun. from 1-4pm.

Tree Section

9 Arbolado Court Manhattan Beach CA9 Arbolado Ct. (4br/3ba, 3050 sqft.) is part of a unique common-area development near Pacific School built back in the late 1980s with something of a Florida feel to it. This home is on the Arbolado cul-de-sac (some front 14th St.) and bears some updates from the original build, notably countertops in the kitchen.

What most of these homes lack is a private yard or patio. In this example, there's a front yard/patio only on the cul-de-sac. However, the Pacific school fields are so close, it's like having a nearby, very large yard.

The layout provides all common areas downstairs along with one bedroom. The master upstairs is of good size, but the 2 others are on the medium-to-small side. Baths could benefit from a round of updates.

No doubt, today it's hard to get a family home in the Trees with this kind of solid, walkable location and square footage under $2.5M, which will help this listing draw immediate interest.

Air conditioning: No.

9 Arbolado starts at $2.375M and is open Sat. and Sun. from 1-4pm.

1601 Pine Avenue Manhattan Beach CA1601 Pine (5br/5ba, 2950 sqft.) is a slightly undersized, newer home that was built at the very dawn of the current upcycle in Manhattan Beach as one of the "Speedy Speckies" – a crop of several homes built in nearly assembly-line fashion all at once a few years back.

(For your light weekend reading, see "Speedy Speckies Sprout," from April 2011, and "Reconsidering the Speedy Speckies," from June 2013.)

Because the exterior styling broke a bit from the Mediterranean template being used for all the other Speedy Speckies at the time, they called this one "colonial-style" in the listings to sell the home in 2011-2013. It was otherwise a completely plain-vanilla, boxy spec house with a familiar floorplan at the time

The current owners have added some style to the place, with a light blue paint dominating many of the common areas and lending a beachier aura to the home. Light paint colors (including pale greens) are found in other rooms. We found the kitchen white with white marble countertops, which wasn't common among the Speedy Speckies. It shows surprisingly well.

Despite decorating the home in a manner that hides its Mediterranean lineage, the home is being marketed forthrightly as "Mediterranean" in style.

Air conditioning: Yes.

1601 Pine sold new (slightly used/rented before) in June 2013 for $2.055M, and starts now at $2.630M. It is open Sat. & Sun. 2-5pm.

1501 Pine Avenue Manhattan Beach CA1501 Pine (5br/4ba, 2950 sqft.) is a more obviously and conventionally Meditteranean home just a few doors down from 1601 Pine.

This one came out more than $200K higher for a moderately older, custom-built home (2005 build vs. 2011 for 1601), but they've already adjusted the price to $2.699M, in shouting distance of the $2.630M sought by the neighbor.

From the official description:

"With 5 bedrooms, 4 baths, front and back yard areas, soaring ceilings, 4 fireplaces, gourmet appliances, new paint and carpet and more, this neighborhood home is a must see. From the grand entrance to the soaring ceilings, from the custom rod-iron [sic] stair rail and cozy wood library nook, master suite with Romeo & Juliet balcony and fireplace plus 3 more bedrooms and baths on the 2nd floor, this is an ideal open floor plan. First floor bedroom or office, 3/4 bath, living room with fireplace, formal dining, great room with fireplace and a cooks kitchen with breakfast nook and counter space for snacking or watching the cook completes the flow."

1501 Pine is at $2.699M and is open Sun. 2-4pm.

808 Rosecrans Avenue Manhattan Beach CA808 Rosecrans (4br/4ba, 3150 sqft.) is just about the biggest home we've seen along Rosecrans, and perhaps the only one we recall with a garage fronting Rosecrans. The extra size is due partly to the bigger-than-normal lot (5960 sqft.).

Once inside, you find a sprawling first floor, with formal living room, dining room, a nicely remodeled (if modestly sized) kitchen plus 2br and a family room. Whew! And there's a bit of a backyard with a saltwater pool.

The master and another bedroom are upstairs.

It would be fair to say that updates within the home are inconsistent. Some feel distinctly 70s or 80s, while the kitchen sparkles with the newest updates, and the overall vibe is of a late 90s/early-2000s Caliterranean. There is certainly work to do to complete the project.

On balance, this is a ton of house for the Manhattan Beach Tree Section for less than $2M. The Rosecrans discount works in this one's favor.

Air conditioning: Yes.

808 Rosecrans starts at $1.899M and is open Sat. only 1-4pm.

East MB

1120 6th (5br/5ba, 3600 sqft.) is new construction with a sports bar for a neighbor. It's a surprising choice for a site for spec construction, but all the various discounts ought to work out – for builder and buyer alike.

From the official description:

"[O]ne of the finest Plantation-style homes with a coastal vibe. As you walk in you are relaxed with soothing white walls, light colored French white oak wood floors, and tall airy living areas. The home has a spacious feel with 9-10ft ceilings, a chef's kitchen with a large island for entertaining and a living area looking up to a coffered ceiling. One of the greatest feature of the home is the enclosed indoor/outdoor patio with an old fashioned brick fireplace, Pennsylvania blue stone floors, and steps down to your huge grass backyard."

Air conditioning: Yes.

1120 6th starts at $2.899M and is open Sat. and Sun. from 1-4pm.

1440 12th Street D Manhattan Beach CA1440 12th (3br/3ba, 1675 sqft.) is the rear TH in a set of 4 in the somewhat densely built area of 12th St. just the other side of MB Blvd. From the official description:

"A rare opportunity for a Manhattan Beach townhome under $1 million. This trendy 3 bedroom 2 ½ bath townhouse has been tastefully updated. Located on a quiet street, this private townhome is walking distance to award winning schools and Polliwog Park. You will enjoy the cool travertine flooring as you enter the remodeled kitchen with subway tile backsplash, stainless steel appliances, and enough room to cook with friends. Enjoy entertaining in the open floor plan and sunny dining room. Enjoy the outdoor living of Manhattan Beach on your spacious patio. You will warm up on those chilly beach nights next to your living room fireplace. Upstairs you will find 3 spacious bedrooms with that cool ocean breeze, vaulted ceilings and closet space galore! Parking is never a problem with this end unit. You have a private 2 car garage and parking for two cars outside."

Air conditioning: No.

1440 12th starts at $849k and is open Sat. and Sun. from 2-4pm.

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