Manhattan Beach Homes Open June 25-26, 2011

As you plan your route to Manhattan Beach open houses on Sunday, remember that traffic and parking near Live Oak Park will be affected by the Grand Prix. This map shows closed roads and parking restrictions.

The Manhattan Beach homes below are newly-listed and will be open to the public this weekend. To see more Manhattan Beach open houses, use the links to the right.

For additional pictures and information about the homes below, click this MLS link. If you visit these homes, please post a comment or question with your opinion.

217 2nd St. Open SUN 2-4 ($2,695,000, 3br/3.5ba + 2br/2ba duplex, 3420sf, listed by Lisa Stott – Shorewood Realtors). This Sand Section home has ocean views from the living room, kitchen and master bedroom in the main house and from the income unit as well. The home was built in 1974 and needs updating. It is located on a 2696 square-foot, walk street-to-alley, corner lot. Access to the two 2-car garages is off Bayview Drive. This property last sold in 2003 for $2.1m

3315 Alma Ave. Open SUN 3-5 with RSVP ($2,450,000, 3br/4ba, 2624sf, listed by Uni Mayesh – Shorewood Realtors). This home was featured in Coastal Living magazine for its environmentally friendly materials and design concepts. It was built in 2008 on the 1529 square-foot Sand Section lot. Among its features, the home has ocean views and a 3-stop elevator. It last sold in 2008 for $2.1m. To visit during open house hours, RSVP first to Uni by text to 310-569-6535 or email Uni@Unimayesh.com

2600 Pine Ave. SUN 1-4 ($1,999,000, 5br/4.5ba, 3123sf, listed by Raju Chhabria – Shorewood Realtors). You can buy this home before construction is complete. According to the listing, the house should be finished in 30 days. Get a sneak peek at the open house this Sunday. This is one of two homes being constructed on the double lot that sold in March 2011 for $1.6m. That establishes a value of $800,000 for the lot. Is the home worth another $1.2m? Recent sales indicate that it could go for that or more. 2100 Pine (5br/4.5ba, 3180sf, built in 2008) sold for $2.03m on the same size lot in January 2011. 2509 Palm (5br/4.5ba, 3145sf, built in 2007) sold for $1.7m on the same size lot in February 2011. There are not many new Manhattan Beach homes available, so it will be interesting to see what the current market premium is for a new house.

1550 Nelson Ave. SUN 2-4 ($1,299,000, 5br/3ba, 3004sf, listed by Sue Murphy & Marie Hoffman – Keller Williams Beach Cities). This property has a nice pool and spa, but the house needs some cheering up (carpet, paint, patching, and updating). It was built in 1978. There is plenty of off-street parking with the 3-car garage and large parking pad in front. Five bedrooms are upstairs with the master at the back. Metal spiral stairs connect the deck off the master bedroom to the back yard. The 7,500 square-foot lot is about a block from Mira Costa High School.

28 Santa Cruz Ct. SUN 1-4 ($899,000, 3br/2.5ba, 1903sf, listed by Nina Michaels – South Bay Brokers & Leah Abraham – Beach City Brokers). This Manhattan Village Court Home faces Park Place and has no neighbors across the street. It is an end unit, but feels more like a single family home. There is a large private patio with nice landscaping. This one is a short sale and HOA dues are $475 per month. A similar, Plan 4 home at 2 Santa Cruz Ct. was recently listed for sale at the same asking price.

Thinking about buying or selling a Manhattan Beach home? Contact Janie Sue Nagy.

50th Annual Manhattan Beach Grand Prix

Sunday, June 26, 2001 at Live Oak Park

There will be races for kids and an Antique Bike Show. Read More >>

Races begin at 7:00 AM and end around 3:30 PM. See this flyer (pdf) for race times.

Traffic will be restricted around the race course shown below.

Manhattan Beach Homes Open June 18-19, 2011

These newly-listed Manhattan Beach homes will be open to the public this Father’s Day weekend. To see more Manhattan Beach open houses, use the links to the right.

For additional pictures and information about the homes below, click this MLS link. If you visit these homes, post a comment or question with your opinion of their condition and price.

832 1st St. Open SAT 2-4 ($3,595,000, 4br/4.5ba, 4271sf, listed by Heath Gregory – Northwest Realty). This custom Hill Section home offers stunning ocean views from many of the rooms and outdoor spaces. The home was built in 1993 on the 6,643 square-foot lot. It has a 3-stop elevator, 4-car garage and beautiful finishes. It includes air conditioning, central vacuum and an audio system. The flat back yard has a grassy play area and an in-ground Jacuzzi. On the lowest level there is a bonus room that could be used as a media room. That room can also be accessed from the garage and has a small attached bath. The owner/listing agent has provided numerous photos and a floor plan at this link.

305 18th St. Open SUN 1-4 ($2,325,000, 3br/2ba + 2br/1ba duplex, 2424sf, listed by John Corrales – Northwest Realty & Gerard Bisignano – Peninsula Sotheby’s International Realty). This duplex is on a 2,696 square-foot, walk street-to-alley lot, just east of Highland Avenue. It was built in 1964. It is a bit dated, but you could move right in. Upgrades have been made to the kitchen and bath. The main unit (3br/2ba) has awesome views of the ocean, which is just a couple of blocks away. It is also an easy walk to downtown and nearby parks. The upper-most level is a family room with panoramic views. That level also has a wet-bar and powder room. A 4-car garage helps with beach parking. The 2br/1ba rental/guest unit is above the garage.

3104 Maple Ave. Open SAT & SUN 1-4 ($2,149,000, 5br/4ba, 3350sf, listed by June Emerson – South Bay Brokers). This Tree Section spec home was built in 2006 by Matt Morris Development. The floor plan is similar to others built about this time (for example, 2610 Pacific Ave. currently listed for $1.799m), but the finishes are much nicer (for example, wide-plank walnut & limestone floors, Viking & Sub-Zero appliances, and top-quality bath fixtures). The back yard is entirely paved in slate with lush perimeter landscaping. This home last sold in 2007 for $2.490m. It is worth a visit.

513 11th Pl. Open SUN 1-4 ($1,299,000, 3br/2.5ba, 1781sf, listed by Jim Van Zanten – South Bay Brokers). This is one of eight townhome units built at the corner of Manhattan Beach Blvd. and Ardmore in 2002. This unit is tucked away on 11th Place, so it does not experience the traffic noise of the units on the major streets. It is a beautiful, Italian-styled home with high-end features and air conditioning. It is just across Veteran’s Parkway from downtown Manhattan Beach and has a high walk score, indicating that it is a “Walker’s Paradise.” The upper level has an open kitchen/living/dining area, a step-up office alcove and ocean peeks.

This home was listed last year and expired at the price for which it is currently offered. Another townhome in the development (1118 Ardmore Ave.) sold for $1.180m last November. HOA dues are $335 per month and include earthquake insurance. If you have not seen these townhomes, go see this one.

3508 Poinsettia Ave. Open SAT & SUN 1-4 ($1,150,000, 5br/3.5ba, 2265sf, listed by Denise Lavell – RE/MAX Beach Cities). This home was built in 1950 on a 4,640 square-foot, Tree Section lot. The original home was modified to add two bedrooms on the second level. At the top of a steep set of stairs is a tiny half-bath, a master bedroom with attached bath and another bedroom. There are 3 more bedrooms on the first floor, one has an attached bath. One of the bedrooms was cut at an angle to accommodate a hallway. The kitchen has been nicely updated with granite counters and newer cabinets. The narrow driveway leads to a 1-car garage, behind a gate. Part of the driveway has been bricked to create a patio in the side yard. The landscaping requires minimal maintenance for the “quaint cottage garden”, aka front yard. The back yard consists of an older pool and concrete decking. The home is livable, but suffers from the quirks of a compromised remodel.

This home was offered for sale about this same time last year for $1,389,000. Since then there have been cosmetic improvements: new engineered wood floors, new carpet and paint. Also, it has been cleaned up and staged. More importantly, the price has come down. The home last sold in 2004 for $1.1m.

Thinking about buying or selling a Manhattan Beach home? Contact Janie Sue Nagy.

Manhattan Beach Homes Open June 11-12, 2011

Here are a few newly listed Manhattan Beach homes that will be open to the public this weekend. Use the links to the right to see a list of other open houses in Manhattan Beach and Manhattan Village.

For more pictures and additional information about the homes below, click this MLS link. Please let us know what you think about these homes - post a comment or question.

3525 Walnut Ave. Open SUN 2-5 ($1,795,000, 5br/4ba, 3509sf, listed by John Chuka – Northwest Realty). This 2001 home has a typical spec home floor plan: Living Room open to the second floor with a dual sided fireplace to the dining room leading to the family room & open kitchen in the back. The patio off the family room has a built-in barbecue and an outdoor fireplace. There is also an office/bedroom on the first floor. The ¾ bath on the first floor opens both to the office and to the hall. The 4 remaining bedrooms are upstairs. The octagonal bedroom has been used as a children’s playroom. There are 2 hall bathrooms upstairs, plus the master bath. Views from the balconies are of roof tops and the refinery, which can also be heard from outside. The finishes are very nice throughout the home. The most unique feature of this home is the tiled garage floor. The home was purchased new in 2002 for $1,175,000. The 4640 square-foot lot slopes down to the back and there is a small grassy back yard.

221 36th St. Open SAT 11-2 ($1,539,000, 3br/3.5ba, 1948sf, listed by Don Butts – Scott Anastasi Realty). This contemporary Sand Section home was built in 1948, but completely re-built in 2003. The half- lot is 1346 square feet. The current seller purchased home from the lender for $1,105,000, after foreclosure in Dec 2010. Before that, it sold in Nov 2003 for $1,539,000 (same as the current listing price). Like all good flips, it has new paint, carpet, lighting and refinished hardwood floors. The home has ocean views.

1600 23rd St. Open SUN 1-4 ($1,415,000, 6br/3ba, 2673sf, listed by Jim Van Zanten – South Bay Brokers). This Liberty Village home is on a 5076 square-foot, corner lot at 23rd St. and Herrin Ave. The garage entrance is on Herrin. Access to a large parking pad (think boat or RV) is also from Herrin. The home has bamboo floors. Upstairs there are 3 bedrooms and 2 bathrooms (the master bath and a ¾ hall bath). On the first level, there are 3 more bedrooms and a ¾ hall bath. The side courtyard has a fire pit and makes a nice entertaining area. The home was built in 1952 and completely remodeled in 2004. It is move-in ready.

621 27th St. Open SUN 1-4 ($1,399,000, 3br/2ba, 1497sf, listed by Barret Pulver – Shorewood Realtors). This one-level, home in the Tree Section is move-in-ready. The original 1940 home has been remodeled to create a master bedroom with walk-in closet and master bath at the back of the home. The master has doors to the patio and grassy back yard. The kitchen has also been remodeled (stainless & granite). Ceilings in the living room & master bedroom have been vaulted for extra height. The driveway to the detached, 2-car garage adjoins the drive of the home next door. This home last sold for $1,155,636 in November 2003. The remodeling was completed before that sale.

2805 Highland Ave Open SUN 2-4 ($1,399,000, 3br/3.5ba, 1923sf, listed by Chris Plank – Shorewood Realtors). This free standing, two-on-a-lot townhome was built in 1998. There are no monthly HOA fees. It has a security system, air conditioning, a central vacuum, and panoramic ocean views from living areas on the top floor. And, it is just 2 blocks to the beach or the park. Access to the 2-car garage is from 28th Place. It last sold in 2003 for $895,000.

452 28th Pl. Open SAT & SUN 2-5 ($1,379,000, 3br/3.5ba, 2009sf, listed by Brett Zebrowski – Palm Realty Boutique). If you want to live a couple blocks farther from the beach and on a dead-end alley, rather than Highland Ave., this 2003-built home is available. It is on a 1350 square-foot, half lot. The contemporary home has no yard, just a slate-tiled path around the house. The lowest level includes the 2-car garage, a bedroom and bath. The second floor (main entry level) has the living room/dining room/kitchen and a half bath. There is an ocean peek from the second floor balcony. The top floor has 2 more bedrooms which share a balcony. The top floor has true ocean views. There is also a small landing with a great view a half flight up from the top floor. It is just big enough for a desk or reading chair. It last sold in 2006 for $1,350,000.

3204 Poinsettia Ave. Open SAT & SUN 1-4 ($1,329,000, 3br/2ba, 1762sf, listed by Jack Gillespie – South Bay Brokers). This Tree Section home was built in1959. The 4640 square-foot lot slopes down to the rear so that the terraced back yard is one level below the main floor. The rear deck has stairs down to the brick patio and grassy yard. Inside, narrow stairs lead down to a bonus room on the bottom floor which has a fireplace and door to the back yard. The rest of the home is on the entry level and has access to the 2-car garage. The kitchen has been upgraded (stainless & granite) and the living room ceiling has been vaulted. It is move-in ready.

2713 Elm Ave. Open SAT 1-4 ($1,199,000, 3br/2ba, 2040sf, listed by Rosanna Libertucci – Shorewood Realtors). This home has an oversized, single-car garage that also includes the laundry hook-ups. There is direct access to the garage through the kitchen. It looks like someone really liked working with tile in the bathrooms and kitchen. The hall bath has a deep, jetted tub that is tile-lined. There are a number of places throughout the “single-level” home that have a step up or down. The oversized lot is 5,600 square feet and includes a brick patio and small grassy area. The house was built in 1949. It last sold in 2003 for $945,000.

1816 Pacific Ave. Open SUN 1-4 ($1,059,000, 2br/1ba, 979sf, listed by Jerry Burkett – Northwest Realty). This home on busy Pacific Ave was built in 1951. The hardwood floors in the living room and dining room have been nicely refinished. The hall bath has sheet vinyl on the floor. The kitchen counters are ceramic tile. The small kitchen is also a traffic hub, with doors to the hall, dining room and the side exit to the back yard. The closet in one of the bedrooms has been converted to the laundry area. The detached rear garage includes a storage room and will fit one car. There is a pool behind the garage and a stand-alone hot tub. It is hard to believe that over the years a pool was a greater priority than a second bathroom or a larger kitchen. But it leaves a large back yard, with a big paved area, a couple small grassy patches, and a lemon tree. The lot is lot 5079 square feet.

2 Santa Cruz Ct. Open SAT & SUN 1-4 ($899,000, 3br/2.5ba, 1916sf, listed by Lance Gorze – Prudential California Realty). This Manhattan Village townhome is an end unit and was built in 1985. It is a trust sale, which is another way of saying, “the buyer will probably want to make some decorating changes.” It last sold in 2000 for $960,000. HOA fees are $475 per month.

1220 11th St. Open SAT & SUN 1-4 ($869,000, 1br/1ba, 607sf, listed by Brent Chipeska – Shorewood Realtors). This property is offered for lot value. The house is a tear-down. There are no kitchen appliances, the bath needs significant repair, and there is no garage. The place stinks – literally. I’m guessing the RV parked in the driveway is where the owners really lived. The Christmas lights still hung beneath the eaves are the nicest feature of the house. However, the lot is a different story. It is a nice large (7,500sf), flat lot, just waiting for a beautiful new home. There are rose bushes along the side and a citrus tree in the back yard. Most neighboring homes have not been rebuilt, but there are a few farther down the block that have added a second story or built new.

1524 Mathews Ave. could be considered a comparable sale of a 7,500 sf lot in the Mira Costa Section. But, it did have a livable 3br/2ba home, with a rented garage apartment, and new landscaping. It went for $869,000 last November. 1141 5th St. (also with a livable home on a 7,500 sf lot) sold for $818,000 the first of this month.

Thinking about buying or selling a Manhattan Beach home? Contact Janie Sue Nagy.

Manhattan Beach Homes Open June 4-5, 2011

Here are a few newly listed Manhattan Beach homes that will be open to the public this weekend. Use the links to the right to see a list of other open houses in Manhattan Beach and Manhattan Village.

For more pictures and additional information about the homes below, click this MLS link. Please let us know what you think about these homes - post a comment or question.

112 Manhattan Ave. Open SUN 1-4 ($2,499,000, 4br/3.5ba, 2462sf, listed by Judy D’Angelo & Kurt Allen – South Bay Brokers). This newly constructed townhome was designed by the Starr Design Group and built by Kim Komick Construction in 2011. The contemporary styling provides large windows and glass walls to maximize the ocean views. In addition to the fine finishes, it includes a 3-stop elevator for easy access to all 3 levels. There are 2 townhomes on the 3,332sf Sand Section lot.

517 23rd St. Open SAT & SUN 1-4 ($2,000,000, 4br/3.5ba, 2610sf, listed by Ed Kaminsky – Shorewood Realtors). This custom home is located in the gas lamp area of the Sand Section. It was designed by the owner and built by Gary Lane in 2003 on the 2,730 sf street-to-alley lot. The 2-car garage is accessed from 23rd Place. The first floor has an open living room/dining room. Recessed wall details add visual interest. The imported, custom kitchen cabinets are well thought-out for practical storage. The kitchen also has a breakfast counter for regular height chairs. A side courtyard is positioned to avoid sight lines from neighboring homes. A circular stair to the second level is at the rear of the home. All bedrooms and the laundry room are upstairs. Go see all the interesting design elements in this home.

2417 Elm Ave. Open SAT & SUN 1-4 ($1,895,000, 4br/2.5ba, 3468sf, listed by Rami Elminoufi – Beach City Brokers). You can’t judge this home from the outside. It is worth a visit. The original home was built in 1981, but it has been completely remodeled inside by Prather Construction and B-1 Designs. The rooms are spacious, particularly the kitchen and master suite. In addition to the living room and family room on the first floor, there is another den at the top of the stairs. All 4 bedrooms are upstairs, one is without a closet. There are steps down to the first floor of the house from the attached garage. The small back yard is completely paved, so there is only perimeter landscaping to maintain. The 5,152sf lot is at the corner of Elm and Marine. Marine gets a lot of traffic and there is a stop sign at that corner. Go see this unique, Tree Section home.

617 15th St. Open SUN 11-2 ($1,829,000, 3br/2.5ba, 1758sf, listed by Chris Broadhurst – Shorewood Realtors). This older, single-story home (built in 1957) is located on a 6,250sf lot in the American Martyrs area of the Tree Section. A large brick fireplace divides the kitchen and dining room from the living room. There is a window seat and small eat-in area in the kitchen. There is an open laundry area between the dining room and kitchen. Also a small, half-bath has been carved out in that area. Doors from the living room and master bedroom lead to the back yard, which is all pool and patio. The home is somewhat dated, but comfortable and move-in ready. Many newer homes have been built on this block and with a second level this location might have an ocean view. 15th Street gets through traffic to the beach plus church and school traffic. But it is an easy walk to Live Oak Park, downtown and the beach.

1412 Poinsettia Ave. Open SAT & SUN 1-4 ($1,569,000, 5br/3.5ba, 3036sf, listed by Ted Craddock – South Bay Brokers). This Tree Section home was built in 1994. It is a typical floor plan, with kitchen and family room at the rear. One bedroom with its own bath is on the first floor. The living room and family room are one step down. There are granite counters in the kitchen, but the baths and upstairs laundry room appear to have the original, decorative, ceramic tile. The lot is 4,256sf, which leaves a small back yard, just deep enough for a brick walk way and a strip of grass about as wide as the walkway. Poinsettia Ave. tends to be pretty busy for a residential street and there is additional traffic for the school and weekend soccer games in the field across the street. This home last sold in 2003 for $1.249m. 1604 Poinsettia (5br/5ba, 3364sf, built 2004), a newer, bank-owned home on the same block with the same lot size, sold recently for $1.632m.

449 23rd St. Open SUN 2-4 ($1,389,000, 3br/3.5ba, 1837sf, listed by Lynne Lear – Shorewood Realtors). Located in the gas lamp area of the Sand Section, this attached, two-on-a-lot townhome was built in 2001. At the garage/entry level there is a bedroom with attached bath and the laundry room. The middle level has the master and one more bedroom. The top floor has the living areas with a peek of the ocean. Two south-facing balconies provide outdoor space. Extras include a dumbwaiter, air conditioning, and central vacuum. In addition to the 2-car garage, there is car port and space for another car in the driveway. This townhome last sold in 2006 for $1.3m. The nearly identical townhome next door at 2301 Grandview Ave. sold last August for $1.189m.

604 Manhattan Beach Blvd. Open SAT & SUN 2-4 ($1,195,000, 3br/2.5ba, 1722sf, listed by Alexandra Gass – Northwest Real Estate Brokers). This 6-unit, townhome complex was built in 2001 by Ted Davis. HOA fees are $280/month. This luxury townhome includes high quality finishes and an ocean peek. It is just a short walk to downtown and the beach. Access to the private garage is from 11th Place. Only 2 of these townhomes have resold, since they were initially purchased. This unit last sold in 2004 for $949,000 and a similar unit (612 MB Blvd.) sold for $1.2m in 2005.

For help buying or selling your home, contact Janie Sue Nagy.

Price Update for “New” Manhattan Beach Luxury Homes

The market has been tough on a couple of high-end speculative homes that were built in 2009. Even buyers of luxury homes are being more frugal these days.

3516 The Strand has changed hands. It was purchased by a holding company in May 2011 for $7.3m (per MLS), a reduction of nearly 48% from its April 2009 listing price of $13,999,054 (let’s call it $14m). This amazing, 6br/5.5ba, Tuscan villa was built by Sexton Homes and features reclaimed construction material and architectural features from Italy.

116 Terraza Place is still available. It is currently listed at $5,999,999 (say $6m), down 40% from its $10m asking price in September 2009. This private estate in an exclusive area of the Mira Costa Section has plenty of room to live, entertain and park your fleet of vehicles on the 24,400sf lot. If you want even more room, an adjoining, 20,000sf lot at 117 S. Meadows is available as a separate purchase for $2.7m.