Viewing Not Quite 3 Open Houses in the Trees

Thought I’d check out open houses for 3 Tree Section homes that were just listed this past week.

1609 Oak – At $950,000 it is currently the lowest priced livable home in the Trees. (The only one priced lower is definitely a teardown.) This home has been a rental and its condition is acceptable for a rental. However, someone paying close to $1 million for their own home would surely want to make some significant upgrades or perhaps just rebuild. (See previous post.)

1413 Pine – $1,389,000. The open house closed an hour earlier than advertised and I missed it. I noticed the home had gone to backup status earlier today and wondered if it would still be open. Passing it on the way to 1609 Oak, I saw it was open after all, but 15 minutes later the open house was over. Maybe it was just too much to have folks trudging through with muddy feet from the rain, after it had sold. (See previous post.)

1724 Pine – Asking $2,049,000 (4br/4ba, 3532 sq ft, 4480 sq ft lot, $580/sq ft) for this 1998 home with a lovely stone façade. The French Normandy architecture by Jay Stephenson, AIA is definitely uncommon at the beach. The interior finishes are very nice. The bedrooms are large and the hall bath is as large as most master baths. The only thing I found odd were the rough-finished, sloped ceilings in the living room and master bedroom. Raising the living room ceiling turned what could have been another bedroom or office above it into an attic space that is finished, but not included in the official square footage. The landscaping is well done. However, there is not much yard to landscape. The rear is all deck and patio.

After checking a few comparable properties, I understand why the high-quality flyer for the home did not include the listing price. I suspect the price will change soon.

The closest active comp for 1724 Pine is a Mediterranean style home at 1605 Elm for $1,699,000 (4br/3ba, 3104 sq ft, 4256 sq ft lot, $547/sq ft) built in 1999.

The most recent comparable sold home is 566 31st Street (5br/4.5ba, 3336 sq ft, 4761 sq ft street-to-street lot, $538/sq ft) in the gas lamp area. It was built in 1998 and sold in December for $1,795,000. While 31st Street is closer to the refinery and may suffer from being close to Sand Dune Park, it is also closer to the beach.

Other comparable closed sales include:

2901 Oak (5/5, built 2008, 3250 sf, 4480 sf lot) $1,699,000 sold 11/23/2009

2312 Pine (5/5, built 2003, 3143 sf, 4480 sf lot) $1,755,000 sold 10/15.2009

3210 N. Ardmore (5/4, built 1998, 3489 sf, 6380 sf lot) $1,400,000 sold 10/24/2009

1308 Walnut (5/4, built 1999, 3273 sf, 4480 sf lot) $1,850,000 sold 9/3/2009

1825 Oak (4/4, built 2007, 3136 sf, 4480 sf lot) $1,679,000 sold 8/7 2009

2200 Palm (4/4, built 1996, 3647 sf, 5220 sf lot) $1,975,000 sold 7/13/2009

1812 Palm (5/4, built 1998, 3226 sf, 4480 sf lot) $2,100,000 (above list price of $1,899,000) sold 7/11/2009

1825 N. Poinsettia (5/4, built 2004, 3420 sf, 4480 sf lot) $2,000,000 sold 6/16/2009

3413 Pacific (5/6, built 2008, 3400 sf, 4480 sf lot) $1,687,375 sold 5/18/2009

Contact Janie Sue Nagy 310.707.8762 or Janie.Nagy@shorewood.com for real estate services in Manhattan Beach and surrounding areas.