Manhattan Beach Homes: Open January 28-29, 2012

The Manhattan Village Centennial Carnival is this Sunday, January 29^th from 3-6 pm at the Manhattan Village Mall and it’s free. This is one of the Manhattan Beach Centennial celebration events. You can get your face painted or drawn by a caricature artist, if you prefer.  There will be popcorn and cotton candy machines, balloon twisters, historical photos, jugglers and all sorts of things a kid of any age can enjoy. For more information, visit the carnival website.

But before you go to the carnival, check out some of these new listings of Manhattan Beach homes which will be open this weekend. They are all standard sales, not a distressed sale in the bunch, though at least one will be bringing money to the table to close. You can see the MLS descriptions and more pictures by clicking on the addresses of the homes below. The theme this week is swimming pools. Three of the East Manhattan Beach homes have their own in-ground pool and the home in Manhattan Village has use of the community pools and spas.

There were so many new listings this week, I could not visit all of them in the two hours we have for brokers open. You can read Manhattan Beach Confidential for another opinion of these new listings and perhaps first hand coverage of the homes I did not get a chance to see.

116 Morningside Dr. OPEN SUN 1-4 ($2,299,000, 4br/5ba, 3232sf, listed by Jack Gillespie – South Bay Brokers). This house got a lot of attention from numerous agents and even a few buyers during the open house for brokers. The lot is 3,331 square feet and backs to Vista Drive. Access to the two-car garage is from Vista. Getting the groceries from the garage to the kitchen is a trek. You can take the inside route up a flight of stairs and then back down more stairs, or you can go around the side of the house and come in the kitchen door. Other than that small issue, the house is quite nice.

The original home was built in 1958. It has been expanded and upgraded. You won’t find a grass lawn, but there is a side patio and an outdoor shower area with surfboard racks and towel/wetsuit hooks. The gourmet kitchen is open to the living and dining rooms.  One of the four bedrooms is on the first floor. It has an attached bath and a private entrance. The home is filled with natural light. There are even high windows in the master closet. The interior design is beautiful with a beachy vibe. It is just a few blocks to the ocean and it’s in the Robinson Elementary School boundaries.

2912 Pine Ave. OPEN SUN 1-4 ($2,095,000, 5br/4ba, 3809sf, listed by Kevin Pratt – Shorewood Realtors). This Tree Section home was not open for brokers to preview, but it will be open for you to see on Sunday. Be among the first to see it this year and leave a comment to let us know what you think.


If you've been following the Manhattan Beach market awhile, you may have seen this home when it was offered for sale about  this time in 2011. That listing cancelled after four months at a price of $2,199,000. The home was built in 2001 and last sold in 2004 for $1,950,000. The lot at the corner of Pine Ave. and 30^th Street is 6,004 square feet. It has a 3-car garage. 

1515 5^th St. OPEN SAT & SUN 1-4 ($1,998,000, 5br/4.5ba, 4130sf, listed by – Jeremy Shelton & Steve Zukmann – Shorewood Realtors). This was my favorite new listing this week. Everything about the house makes sense. Nothing in the design seems odd, compromised or of questionable taste. It is well located in the middle of the Mira Costa Section on a large, 7510-square-foot lot.  Plus it has a nice, newer pool and waterfall spa, with attractive landscaping. If you are looking in this price range, go see this property.

Arched doorways and windows throughout the home present a consistent theme. Double doors can be closed to screen activities in the family room and kitchen from entertaining in the formal living room. Grasscloth wall coverings make the living room and staircase appear a little more casual. Recessed ceilings in the dining room and master bedroom add visual interest. There is also an office.

The house was built in 1997 and last sold in 2003 for $1,700,000. In addition to the pool, the backyard has a grassy area and patio. The garage includes a tandem space, providing parking for three cars.

1231 3rd St. OPEN SAT & SUN 1-4 ($1,699,000, 5br/4ba, 3859 or 4254sf, listed by Cindy Shearin & Bill Mar – NW Real Estate Brokers). This home was built in 1993 on the 6,000-square-foot lot. The ground level in front consists of the three-car garage and adjacent storage or work space. To get to the first level of living space, you can take the front steps or interior stairs from the garage. Because the home is elevated and on a slope, you get expansive views to the south. There are lots of large windows to provide natural light.

The main living spaces and one bedroom are on the second level. Dark, hardwood floors are used on this level. The paint choice for the formal dining room makes that space feel gloomy, but that can be easily fixed. The large kitchen, breakfast area, and family room open to the backyard, which has an in-ground pool and spa with a patio and perimeter landscaping. Several of the rooms, including the kitchen and bedrooms, have hand-painted floral vines adorning the walls.

On the top floor, there is the master suite, one bedroom with an attached bath and two bedrooms that have a shared hall bath. The laundry room is also on this level. The master bedroom balcony overlooks the backyard and the backyard of the home behind.

This home is in a good location within the Mira Costa Section. This block of 3^rd Street does not get cut-through traffic, so it tends to be more private.

19 Bridgeport OPEN SUN 1-4 ($1,699,000, 5br/3ba, 3187sf, listed by Kerry Dawson – Peninsula Sotheby’s International Realty). This Manhattan Village home was built in 1983. It last sold for $1,680,000 just months ago, in June 2011.

This lovely home is move-in ready. It has new central cooling and other upgrades. Two of the five bedrooms are on the first floor. They both have French doors to an atrium which features a koi pond. The kitchen has high-end Thermador, Bosch and Sub-Zero stainless steel appliances. The unusual texture on the living room and dining room walls is more pronounced in the photos than in person.

The terraced back yard is beautifully landscaped and lighted. It includes a grassy area and a patio with a built-in barbecue. HOA dues for estate homes in this gated community are $278 per month.

1656 Gates Ave. OPEN SUN 1-4 ($1,399,000, 4br/2.5ba, 3470sf, listed by Rob McGarry – South Bay Brokers). This 7,465-square-foot corner lot has an identity issue. It thinks it is 205 South Redondo Avenue. 

The house was built in 1980. The master bath has been updated. But, the stained glass windows, tiled kitchen counters, dark wood trim and beam ceilings make the home feel a bit dated. The door to the laundry room is at the far end of the kitchen, about as far away as possible from where laundered items are used. The home has a nice sun room with access to the backyard garden and brick patio. The master bedroom suite includes a secluded sitting area and balcony. The 3-car garage is a plus.

2516 Ocean Dr. OPEN SAT 1-4 ($1,199,000, 2br/2.5ba, 1033sf, John Corrales & Lauren Forbes – Coldwell Banker Residential).  The Beach Reporter says this home is open Saturday & Sunday. The MLS says it is only open Saturday. So to be safe, see it on Saturday. 

This is one of three attached townhomes that were built in 1975. They are just one house from The Strand and near the parking lot on 26^th Street. Having a place for guests to park nearby is rare for the Sand Section. I did not see this one, but the pictures show that the kitchen and baths have been updated to current design with high-quality finishes. The listing does not state the HOA dues, so that would be something to ask when you stop by.

421 20^th Pl. OPEN SAT & SUN 1-4 ($1,199,000, 2br/2.25ba, 1746sf, John Corrales & Lauren Forbes – Coldwell Banker Residential). This home was built in 1979 on the 1353-square-foot half-lot. The kitchen and baths have been upgraded. That tree in front is pretty ambitious vegetation for a yard that is really just a walkway around the building. 

As you enter the home, there is an office area that connects to a bedroom with an attached bath. That bedroom has an exterior door. The living room is up a half-flight of stairs. Up one more level there is the kitchen and dining area. The dining area is about the size of a breakfast nook in newer homes. Off the kitchen, there is a quarter-bath with just a toilet – no sink. The master suite is on the top floor and has ocean peeks from the balcony and from inside. There is another small side balcony off the master suite with an attached ladder to the roof. An exterior, spiral metal staircase connects the three levels.

2323 N. Herrin St. OPEN SUN 1-4 ($1,049,000, 3br/2ba, 2021sf, listed by Nick Peters & Marisa Nelson – The Peters Group). This home was just listed and was not open for brokers to preview. The property address used to be 1560 Marine Avenue and it is accessed by a private street that parallels Marine. The lot is 6,360 square-feet with a single-level, Roth-built house that was constructed in 1969.

This home has been on and off the market since 2006. The last time it was listed, it expired at the same $1.049M price in February 2009. This time it is also offered for lease at $4490 per month.

228 40^th St. OPEN SAT & SUN 1-4 ($1,025,000, 3br/2ba, 1430sf, listed by Carole Hansen – South Bay Brokers). This home was built in 1933 on the 1,506-square-foot, half-lot.  It was remodeled in 2004 and last sold in 2005 for $939,000. I did not see this home, but the listing says there are ocean views from the patio, living room and master bedroom. It is one lot west of Highland Avenue, next to a laundromat/dry cleaners and faces a commercial building.

307 Larsson OPEN SAT & SUN 1-4 ($830,000, 3br/1ba, 1216sf, listed by Hady & Hassana Chahine -  Re/Max Beach Cities). If you are looking for a starter home or a lot in the Hill Section, here is one for you. The lot is 3,438 square feet, (same as the house next door, which was listed for $1M and accepted an offer almost immediately).

There are no ocean views, the lot is small and the house is original (prettied up with new paint and carpeting). On the plus side, it is on the west side of Larsson, it is within the Robinson Elementary School boundaries and you could rent it out as-is, while you have plans drawn for a new house. Most of the rooms are on the entry level. The living room is over the garage, up a half-flight of stairs. One of the bedrooms has a door to the back yard. Laundry hookups are in the kitchen. The trick is finding a place for the dining room table. The kitchen has a small eat-in area. The only other place is the room you enter through the front door, though that one feels more like a living room. At lot value, I expect this one will not be on the market long.

1158 Manzanita Ln. OPEN SUN 12-2:30 ($825,000, 2br/2ba, 1298sf, listed by William Paulsen – NW Real Estate Brokers).  This Liberty Village home was not open to brokers to preview. The house was built in 1950 and the lot is 5,395 square feet. It has a pool. The original third bedroom was converted to a den that opens to a deck. The master bedroom has a three-quarter bath and fireplace. So far there is just one picture in the MLS so you’ll have to go see it, if you are interested. But be careful of the time, this one is open earlier than usual.

If you'd like help purchasing one of these Manhattan Beach homes, give me a call. Janie Sue Nagy 310.707.8762

Manhattan Beach Homes: Open January 21-22, 2012

Starting today and continuing through Sunday, downtown Manhattan Beach is having a sidewalk sale. Nearly 80 retail stores will be participating from 10 a.m. – 6 p.m. each day. That leaves plenty of time to visit some open houses this weekend. Invite your shopping-deprived friends from other cities and bring them along to an open house. They may become your neighbor. Of course, I’d be happy to help find the best Manhattan Beach home for them.

As of Friday evening, there are 88 active listings for Manhattan Beach homes. This weekend two of the recently listed homes are having an open house. Both are in the Tree Section.

759 27th St. OPEN SAT & SUN 2-4 ($1,579,000, 4br/3ba, 3300sf, listed by Linda Dondero – Shorewood Realtors). See this one while you can. It is attractive and priced well, so it should sell quickly. The house was built in 1987 on the 4,800-square-foot lot. It last sold for $1,259,000 in 2003. It has been updated in the last few years and you could move right in. According to the listing it has a newer roof, water heater, flooring and lighting. The home feels spacious and enjoys lots of natural light.

From the entry, a half-flight of stairs takes you up to the living room, dining room, kitchen and office. The office has custom, built-in cabinets. The kitchen has been remodeled within the last few years and has stainless steel, Kitchen Aid appliances. Up another half-flight of stairs, the master bedroom and bath have a private location above the garage. The master bath has also been remodeled.

Access to the garage is a half-flight of stairs below the living areas. The garage is extra deep and can hold 3 cars with room to spare. The lower level includes three more bedrooms, a hall bath with dual sinks, the laundry room and a family room with French doors to the back yard. The back yard is beautifully landscaped and comes with a built-in barbecue.

2401 Oak Ave. OPEN SAT & SUN 1-4 ($879,000, 3br/2ba, 1161sf, listed by David Salzman & Carol Glover – NW Real Estate Brokers). This one is a Short Sale.  It last sold in 2005 for $1,077,000. The 4,484-square-foot lot is on the west side of Oak.  Across the street, a wall of greenery hides commercial property.

The single-level home was built in 1948 and has been remodeled. The bathrooms are newer and the galley kitchen has granite counters and travertine flooring. It still has the original hardwood floors, which have visible wear and need to be refinished. Crown molding and cheerful colors make this cute, starter home inviting.

You can check out the floor plan, which is included with the listing photos. Laundry hookups are in the single-car garage. It looks like one of the original closets was expanded and converted to an attached bathroom. The “master” bedroom also has French doors to a rear deck.

The two-tier deck is partially covered. It connects to a stone patio with a fireplace and a grassy area. The back yard includes an above-ground spa, built-in barbecue and refrigerator. Behind the white picket fence, the front yard has become a xeriscape.

Manhattan Beach Homes Open This Weekend (January 14-15, 2012)

New listings open this weekend include new construction in the Tree Section, a remodeled tall & skinny in the Hill Section, and a bank-owned, starter home in the Trees. For other open houses, see the Open House Lists links to the right.

1021 33rd St. OPEN SUN 1-4 ($2,100,000, 5br/3.5ba, 3600sf, listed by Candice Carpenter – Re/Max Beach Cities). This new home is on a 7,046-square-foot lot, which is about a lot-and-a-half for the Tree Section. It is a triangular lot between busy Ardmore (about a block west of Sepulveda) and the Veteran’s Parkway greenbelt. It has been listed for several weeks, while construction is being completed, but this Sunday is the first public open house. This one was a quick build and you can see from the photo taken today, they are putting the finishing touches on the landscaping and painting. The property was purchased on October 21, 2011 for $680,000. You’ll have to go see it and determine if the new house is worth an additional $1.42M.

Willie Campbell is the builder. He also built the other new Tree Section spec homes on Pine and Maple in 2011. If you’ve seen those homes, you’ll notice similarities. However, the craftsmanship and finishes in this home are distinctly better

There are four bedrooms upstairs and one on the first floor. The master bedroom at the front of the house has a large balcony. At the top of the curved staircase, there is a large open area for another family area. The groin vault ceiling for this area adds architectural interest. From the back of the house there are views of the green belt and the senior apartment building on the other side. With neighbors on just one side and none behind, the house is surrounded by open space and gets a lot of light.  A circular driveway in front leads to a two-car garage plus a carport. Hedges have been planted along the front of the property for privacy. It has also been wired so an automatic gate can be added later. Go see this home and let us know what you think.

303 Larsson St. OPEN SUN 1-4 ($1,000,000, 3br/2ba, 1805sf, listed by Ron Werner – South Bay Brokers). I took clients to see this one and it was getting a lot of attention from potential buyers. There are already offers in, but you do have a chance to see it this weekend. You’ll need to move fast if you like it, they plan to review offers on Monday.

The house was built in 1959 on the 3,438-square-foot lot, on the side of Larsson that does NOT back to Sepulveda. But the home was remodeled 5 years ago and the finishes are very well done. Take a look at the listing photos to see the kitchen and bath upgrades. 

The side entrance to this “tall & skinny” opens to a family room, which has direct access to the 2-car garage.  Laundry hookups are in the garage. On the ground floor, there are two small bedrooms at the back and a hall bath. Both bedrooms have a door to the back yard. Upstairs there is a larger bedroom (I hesitate to call it a “master” bedroom) with a door that connects to the hall bath. There is no true closet for the upstairs bedroom, but there is a wall of cabinets which serve as a wardrobe. The kitchen is open to the dining area and living room. The living room has sliders to the front balcony which has city/mountain views. 

With all the buyer interest, this home could sell for more than the asking price. A comp just a few houses away, at 234 Larsson St. has the same amount of land, but that one is a two-on-a-lot, detached townhome with a joint lot of 6876 square feet. That property is pending, with the same asking price of $1M.

2600 Oak Ave. OPEN SAT 1-3 ($724,900, 2br/1ba, 792sf, listed by Matt Pernice & Lee LeGrande – NWRE Brokers). This is a bank-owned sale. I’ve not had the opportunity to preview the interior.  If you see it, please leave a comment and let us know what you think.

It is a single-level home, built in 1948 on a 4,482-square-foot lot. From the listing photos it appears that the home has newer windows and both kitchen and bath have been updated, but still in the original style.

There was an attempt to sell this property as a short sale from October 2010 to July 2011, before the bank foreclosed. But with listing prices between $779K and $729K it couldn’t make a deal.

There are a couple of comps with the same size lot on the same side of Oak (backing to commercial property on Sepulveda). 2504 Oak (2br/1ba, 972sf) was a probate sale, which sold in July for $729,000. 2512 Oak (3br/1.5ba, 1264sf) was also an inherited property sale in July for $785,000.

Looking for a home in the South Bay? I'd be pleased to help you find the one that is right for you.

December 2011 Lowest $ Manhattan Beach Home Sale

1761 5th Street was the least expensive single family home to sell in Manhattan Beach during December.

This single-level, starter home was built in 1956 on a 4,956-square-foot, corner lot. It has been well maintained, including updates to the kitchen and baths.

The Mira Costa Section home was listed at $795,000 and sold over asking price for $805,000 after just 35 days on the market. It was a standard sale (not a distress sale), so it can be used as a valid “comp” for future sales.

Planning to buy or sell a home in Manhattan Beach? Contact Janie Sue Nagy to assist you.

December 2011 Highest $ Manhattan Beach Home Sale

116 Terraza Place was the most expensive single family home to sell in Manhattan Beach during December.

Developers bought the 24,398-square-foot, East Manhattan Beach lot in 2005 for $3.3M. This 10,428-square-foot home was built in 2009. It appears to have been built to appeal to the professional athletes, who had been buying large, new, East Manhattan Beach homes. It was among the last spec homes built when the real estate market bubble burst. This home debuted with a $10 million price tag in September 2009. Read the sale review at Manhattan Beach Confidential.

The Terraza Land Corporation sold the seven-bedroom, ten-bath home to Scott and Dierdre Gurney for $4.9 million on December 15, 2011. (The sale price is from the MLS, but the listing also claims it is a one-level home. So consider the source). The Gurneys are Executive Producers for Gurney Productions, a full-service television production company.

Pricing one-of-a-kind, new construction can be tricky. Is it worth $10 million or half that?  Just for fun, let’s have a look at several automated valuation estimates for this property:

• As of 12/30/2011, RealAVM^TM (CoreLogic®) called it at $1,770,590, hedging with a range of $1,398,766 - $2,142,414.
• As of 1/4/2012, Zillow (having updated based on this sale) estimated the price at $5,099,200, with a range of $2.45M -$9.89M.  Going back in time before this sale, the “Zestimate” ranged from $3M-5.1M during 2011.
• On 1/8/2012, SmartZip gave an Estimated Home Value range of $2.92M - $3.01M, based on the previous 4-bedroom, 3-bath home.
• On 1/8/2012, the Bank of America Home Loan Estimate was $5,464,000 with a range of $4,972,240 - $5,955,760. The data cites the previous 4-bedroom, 3-bath home.

If you are planning to buy or sell a Manhattan Beach home, get a complimentary price estimate, based on a comprehensive market analysis from a local Realtor, who has actually seen the home. E-mail Janie@JanieSueNagy.com

New Listings Open This Weekend (January 7-8, 2012)

2012 is the Centennial year for Manhattan Beach.  You will see Centennial-themed events throughout the year to celebrate and to remind us of our beach heritage. As part of the celebration, a historical book is being produced by the Manhattan Beach Historical Society and John Post Photography. Past and present residents are invited to have their names listed in the book for free. You can learn more about the book and add your name at www.mb100book.com.

Now that we are through the holidays and a week into 2012, new listings are starting to appear. This weekend, there are three for you to see: a condo, a townhome, and a single family home. Click the Open House Lists to the right for a list of older listings that are also open this weekend.  To see additional pictures and listing information for the homes below, click on the property address link.

1305 8th St. OPEN SUN 1-4 ($1,725,000, 6br/4ba, 4102sf, listed by Nick Schneider – South Bay Brokers). This Mira Costa Section home was built in 1989. It last sold for $1,850,000 in 2006. The home is BIG. On the second floor, the master bedroom is at the back of the house and has a balcony overlooking the back yard. It has a huge walk-in closet. The master bath is larger than bedrooms in some other homes, but the tiled finishes are a bit dated. Two bedrooms share an adjoining bath. Two more bedrooms are up a few steps at the front of the house, and they share a hall bath.

On the ground floor, there is another bedroom and a full bath. This home has a formal living room, dining room, upgraded kitchen (with breakfast nook) and family room. The family room opens to a large stone patio with a built-in barbecue. The 7,650 square-foot lot provides a large grassy backyard. The attached 3-car garage connects through the laundry room.  If you need a large home, go see this one.

17 Laguna Ct. OPEN SAT 1-4 ($825,000, 3br/2.5ba, 1916sf, listed by Tad Thormodsgaard – Palm Realty Boutique).  This Manhattan Village, Plan 3 townhome was built in 1984 and has monthly HOA fees of $491. It is an end unit with an enclosed patio facing Village Circle and an attached 2-car garage. As you enter, the black marble floors in the entry and kitchen are striking. Other rooms have new carpet. This townhome has two master bedrooms. Both master baths have been remodeled with contemporary vessel sinks and frameless shower doors.  One master bedroom is on the second floor along with a half bath. Half-way up the stairs is a finished and carpeted storage room. On the third level there is another master and the third bedroom. Whoever gets the third bedroom will need to use one of the master baths to take a shower.

This townhome last sold as a standard sale in 2005 for $1,119,000. The home was leased starting in 2006 for approximately $3,700 per month. It became a bank-owned property about 6 months ago and was purchased by investors last month for $637,500. If it sells at the asking price, it will be a sweet profit on a quick flip. A similar plan 3 townhome at 11 Cordoba Court sold at the end of December for $777,000, but it did not have the kitchen and bath upgrades of this one.

644 Manhattan Beach Blvd #10 OPEN SAT & SUN 1-4 ($599,000, 2br/2ba, 841sf, listed by Jennifer Caras – South Bay Brokers).  This condo is one of 12 in the complex, which includes the building at 640 Manhattan Beach Boulevard. They were built in 1969. The adjacent condo, Unit 11, is in escrow and looking for backup offers. Unit 11 was listed as a short sale at $599K last September, then was cut to $575K after a couple of months on the market. This condo, Unit 10, last sold in 2005 for $642,000. It is not listed as a short sale, but only because the owners will bring money to the table to close.

This condo is the front unit on the top floor, overlooking Manhattan Beach Boulevard. It is an easy walk to downtown and the beach.

There are plantation shutters throughout. Since these buildings have no laundry facilities, the current owners added a washer and dryer in the closet of the second bedroom. Previous owners added custom woodwork around the fireplace and the bar area. The kitchen has hardwood floors and upgraded appliances (not stainless). It looks like the cabinets and counters in the kitchen and baths are original. The master bedroom is a reasonable size, but the three-quarter bath for the master bedroom is a tight fit. There is assigned, tandem parking for 2 cars in the garage below the condos. Access to parking is from the 11^th Place alley. HOA dues are $200 per month.

Hope your 2012 is off to a good start. If you’re starting your home search in 2012, we’d love to hear what you’re doing to get the home search process started.

Probate Home For Sale - 3308 Pine Ave., Manhattan Beach

If you are looking for a single-level, Tree Section home in Manhattan Beach consider this one.  It was listed by John Patun (NWRE Brokers) for $1,025,000 on December 27, 2011. The lot is 4,637 square feet. The home is 1,330 square feet with one full hall bath plus a 3/4 bath in the master bedroom. There is a large master bedroom, a smaller guest bedroom, and a third bedroom that has been converted to an office/den. It was built in 1948, but has been remodeled. It's being offered in "as-is" condition. Take a look at the video.



It is a probate sale, so special procedures apply, but we can help you with that. Read more about the Probate Process for selling a home in California. If you'd like to see it in person, call Janie Sue Nagy at 310.707.8762.