Noteworthy new listings….
What a difference a good eye makes: the owner of the 1994 Supertuscan at 1045 Cold Spring Road ($16.9 million) paid just $4.795 million in October 2020, and then hired Marc Appleton to remove the cheese. The quality is palpable, which helps explain the price. But as crazy as this market is, particularly for turnkey, you might reasonably expect a ground-floor primary bedroom, pool, guest house, and/or at least an acre of land for $16.9 million. Moreover, the location is far from the Golden Quadrangle and fairly close to the road. P.S. The street is named Cold Spring—I always get a kick out of the sign with the painted-over “s”—but tax records (and therefore Zillow, Redfin, et al) call it Cold Springs. UPDATE: Apparently there’s a new pool; it’s just not filled yet.
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Another attractive renovation is on view at 166 Butterfly Lane ($6.195 million), where a 1924 Spanish Colonial has been given a 2023 makeover. (That bathroom sink is adorable.) The house is just 2,358 square feet, and the guest room situation is less than ideal—the one downstairs is off the kitchen, and the two upstairs share a hallway bath. In the property’s favor, it’s turnkey, and the Coast Village area has been white-hot in recent years, with demand far outstripping supply. The seller, who clearly has a thing for wallpaper, paid $3.9 million in August 2021.
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1930 E. Las Tunas Road ($4 million) was built in 1967, but I’d wager it was redone in the late 1990s or early 2000s, when the industrial-lite style reigned supreme. So unless you’re into that, every surface needs attention. When you’re done, you could have something special—and single-level—on a top-notch Riviera street. Bear in mind that most of the 1.51 acres is too sloped to use.
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Are people really paying north of $3 million to live on .27 acre in westernmost San Roque? No, according to Zillow. The thing is, historical data is no longer reliable, particularly in a city with so little inventory, a small fraction of which is move-in ready. And 3837 Calle Cita ($3.295 million), which sold for $1.535 million in 2018, feels pretty good: it’s above grade on a corner lot, and it’s built for fun, with a hot tub, outdoor shower, putting green, fire pit, grilling area, and more. The floor plan is untraditional, with what I’d call two family rooms and no obvious living room, and if I’ve said it before, I’ll say it again: more often than not, a piano is a sign that someone couldn’t figure out what to do with a space.
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The 2018 Holiday Fire destroyed the house at 1150 N. Fairview Avenue ($3.95 million) and spared the garage with an apartment above it. The home was rebuilt in 2021, and while you might want to rethink some of the choices—and invest in the landscaping—the 5.48-acre lot is a powerful draw.
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And a few others worth checking out:
••• 1043 Camino Del Retiro ($3.795 million): Rancho San Antonio four-bedroom in need of updating, but with a great backyard and roof deck.
••• 721 Fellowship Road ($1.995 million): Renovated 1962 three-bedroom in Alta Mesa.
••• 2716 Williams Way ($2.899 million): Mission Canyon five-bedroom with a large room over the garage.
••• 555 Christmas Tree Lane ($3.334 million): Single-family home in the Tree Farm community. Below: when staging gets weird.
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