Riviera Midcentury Poised for Expansion

Noteworthy new listings….

The 1973 house at 1030 Arbolado Road ($4.375 million), on a half-acre Riviera lot, feels more midcentury than 1970s, but at two bedrooms and two baths, you can see why plans exist to enlarge it. Besides the wide, unobstructed views, there’s some land magic, along with one heck of a retaining wall (part of the advance work on the aforementioned expansion). P.S. The proposed catwalk is a fun touch.

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Then best thing about 920 Hot Springs Road ($12.5 million), up above E. Mountain Drive, is the resort-style backyard surrounded by stone walls, at least one of which looks marvelously old. I wish there was an obvious way to make more use of the three-acre lot, which runs along Hot Springs Lane. In the meantime, I’d consider expanding the house to the south, on what is currently lawn unlikely to ever be used by anyone but a dog. Also of note: the Hot Springs trail is a tiara’s toss away.

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The 1957 ranch house at 1153 Palomino Road ($2.995 million) is nothing special, architecturally speaking, but it has been freshly redone with a crisp board-and-batten exterior and on-trend interiors. What I imagine will make the property a hot commodity is the setting: flat, usable land in front and a broad terrace with nice views in back. N.B. Due diligence is in order about whether someone can build on the lot at the end of Palomino Ridge Lane.

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210 Las Palmas Drive ($4.295 million) is an old-school Hope Rancher that got redone inside—somewhat rare for the area, where the original houses have tended to get left alone for decades or torn down to make way for something grand. While I like the long, low lines, more rooms would have benefited from popping the flat ceilings—or, given the stonework at the entry and fireplace, perhaps the next owner should go full Palm Springs midcentury on the place.

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The listing for 1300 Barger Canyon Road ($6.65 million), northwest northeast of the San Marcos Foothills Preserve, calls it “California-style,” but I’d say the four-bedroom house is more faux-Tuscan, as if Epcot sold vacation homes. In other words, not my bag. I have no quibbles with the 22 acres, however, and the pool area is terrific, even if you might want to pack snacks for the hike down.

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Maybe it’s just because you don’t see postmodernism much around here, but I find myself charmed by the little-bit-of-everything shape of 107 W. Quinto Street ($2.395 million). Inside will require some imagination.

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And a few others worth checking out:
••• 940 Flora Vista Drive ($2.625 million): Serious mancave (above).
••• 3040 Gibraltar Road ($2.2 million): Half-finished house just out of foreclosure.
••• 485 Via Dichosa ($3.9 million): Attempted flip of a 1970s three-bedroom in Hope Ranch; the seller paid $3.2 million a month ago.
••• 319 Hot Springs Road ($1.995 million): You know when you’re driving down Hot Springs and the road curves to the right near Casa Dorinda? This is the .77-acre wedge of land inside that curve
••• 319 W. Los Olivos Street ($1.849 million): 1922 Craftsman duplex across the street from Sansum Clinic.
••• 3635 Santa Maria Lane ($2.225 million): Let’s fast-forward past the house and go straight to the playhouse—or maybe it’s a tree stand?—perched on the hillside in the back yard.

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