An Old-School Bungalow on Miramar Beach

Noteworthy new listings….

The never-traded 1919 bungalow at 1623 Posilipo Lane ($12.5 million), right on Miramar Beach, is precious—I want to put in my pocket so I can take it out and pet it every now and then. The interiors need some updates, but the redwood living room is the definition of a keeper. Wouldn’t you love to see what Mate Gallery would do with it?

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Behind the low-slung facade of 125 W. Mountain Drive ($6.385 million), actor Christopher Lloyd’s home west of Coyote Road, is a huge ocean view. For a property built in 2006, the surfaces look sharp. I haven’t seen it in person, so I’m not sure to what the degree the experience is affected by the way the shared private lane skirts the house, but I love how the micro-community fronts Parma Park. P.S. That’s a guest house on the north side of the motor court.

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The market is tougher for properties that aren’t turnkey, but I’ll wager that 99 La Vuelta Road ($6.449 million) will find a buyer quickly. There’s magic in the long semicircular drive, the hundred-year-old bones, the brick terrace, and the the Hedgerow-ish location. The next owner will probably reconfigure the floor plan (as well as make surface upgrades), because while technically a four-bedroom, it doesn’t really live as such, and the guest apartment is reached by walking all the way around the garage. One big question is whether more structures will ever get built on the 8.85-acre property behind the house at 1790 N. Jameson Road. As it stands now, it’s a heck of a buffer—with a gate, so maybe you can sweet-talk your way to some access.

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Built in 1974, 1512 Hillcrest Road ($3.295 million) reminded me very much of 75 Conejo Road (1975), another back-of-the-Riviera house with a discreet entry, drop-down floor plan, major mountain views, and a distinct sense of style. The materials at Hillcrest—plywood and concrete floors, e.g.—are a little less inherently lovable, but it’s charming all the same.

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Every time I write about a floops, someone asks what the term means, so I created a page with an explanation. (In short, it’s “the listing of a property that was recently purchased, but unlike a flip, the goal is less about making a profit than getting out as whole as possible.”) So is 857 Picacho Lane ($21.9 million) a flip or a floops? Built in 2010 by the late novelist Sue Grafton and her husband, Steve Humphrey, the property was bought by actress Meg Ryan in August 2021 for $9.5 million. She gave it a beautiful makeover and listed it in February 2025 for $22.5 million, but it only* sold for $16.8 million. (*LOL.) The optimistic asking price, not even three months after the house traded, makes this a flip—albeit one without any signs of improvements. Time, however, may turn it into a floops; the eventual selling price will surely be closer to what the current owner paid.

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And a few others worth checking out:
••• 2480 Foothill Road ($3.495 million): Another floops (see above), this one of a 1927 Craftsman four-bedroom that sold for $3 million in May 2024.
••• 1378 Sycamore Canyon Road ($3.45 million): Yet another floops, this one of a 1995 four-bedroom (with guest house) just above the APS roundabout.
••• 3595 W. Oak Trail Road ($3.65 million): The floops parade continues with a semi-brutalist hacienda on 20 acres northeast of Los Olivos.
••• 857 Ferrelo Place ($2.5 million): 1964 Lower Riviera house in need of updating; big, unobstructed views of the city and ocean.
••• 4436 Meadowlark Lane ($2.675 million): 1992 three-bedroom on an acre near the San Marcos Preserve. The rustic-chalet vibe is poured on a bit thick but the openness outside is appealing, especially at this price.
••• 1302 E. Cota Street ($1.495 million): Eastside cutie from 1932 with two bedrooms, one bath, and some neat original architectural details (below).

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