Noteworthy new listings….
Bright, welcoming 4475 Via Abrigada ($22.5 million)—the twilight photos take it in more of a Gregory Crewdson direction—hit me right in the sweet spot: gracious 1963 architecture, huge (around 6,000 square feet) but nearly entirely single-level, with ocean and mountain views, and on 5.5 acres. The seller paid just $10.5 million in May 2019—an eon ago in Hope Ranch real estate—and we’ll have to see whether someone is willing to plunk down twice that and everything it’ll take to make the property shine (i.e., interiors, pool, guest house, wider driveway…). P.S. The hot tub is the largest I’ve ever seen. I think it would seat at least 16 with no skin contact.
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780 Mission Canyon Road ($6.087 million) is another 6,000-square-footer, but in a less desirable location (one house away from Foothill Road, and sharing a driveway with houses of much lower caliber). The 1919 architecture is fabulous, though, and everything appears to be in good condition. The seller paid $4.745 million in March 2021 and doesn’t seem to have done much. If ever a house wanted a pool….
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320 E. Islay Street ($3.498 million) makes a meh impression from the street, but once you get past the scrubby landscaping, the 1910 house is full of delicious historical details. Like almost every house in town, it wants to be brought up to date here and there; still, the potential is clear. P.S. The room with the fake ivy is a teenager’s cool hangout space.
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And there’s more historical charm at 1435 Olive Street ($2.495 million), a tasty 1919 Craftsman over in the Bungalow Haven district. The floor plan is a bit idiosyncratic, with the two main-level bedrooms sharing a bath, while the (primary?) bedroom is down a set of stairs off the kitchen.
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“Designed by the artful Kem Weber circa 1946,” 902 Mission Canyon Road ($2.947 million) is ripe for rebirth. And it’s on 1.5 acres.
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Agents and clients were swarming all over 18 Calle Alamo ($1.595 million) during the brokers’ open, undoubtedly because (a) San Roque has been extra hot, and (b) the house is one of a kind, designed by Joseph Plunkett and built in 1927. Two caveats: absolutely everything needs to be redone, and the house bumps right up against the alley behind State Street.
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And a few others worth checking out:
••• 4414 Meadowlark Lane ($3.195 million): 1963 five-bedroom off San Marcos Pass Road.
••• 5278 University Drive ($1.995 million): 1968 four-bedroom with curb appeal.
••• 1252 De La Guerra Road ($1.37 million): Midcentury fixer with views.
••• 542 La Marina Drive ($2.4 million): Mesa fixer built in 1956 with what looks like the original kitchen (below).
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