June 27, 2026 Good morning,
Summer is here and let's gooooo.
Thus far in 2026, seven homes have sold in Emerald Bay — five were listed on market and two sold off-market (one where I represented the buyer, and one where I represented both buyer and seller). We currently have seven homes listed and I have two more coming on the market soon. Full summer swing is officially underway.
Positivity abounds, and boy oh boy do we feel lucky to live here. I've had clients tell me they never want to sell until they've already bought or identified their next property — they simply can't risk getting priced out. That strategy has proven to be the right call. I've also had clients waiting for prices to come down, and I've been honest with them: I don't see that happening. Why? Because we've been discovered. That incredibly special feeling each of us has about this community? The rest of the world is catching on. We used to be a secret, and for a long time we did a pretty great job keeping it that way — but the cat is out of the bag.
And nothing proves that point quite like what just happened down the street. The sale of 20 Emerald Bay closed June 9th for $110 million — shattering Orange County's previous residential record by a full $40 million. An off-market, all-cash deal on a custom 10,000-square-foot oceanfront estate. Extraordinary doesn't quite cover it.
You might wonder how any of this gets out when the agents involved sign NDAs and can't say a word. Here's what most people don't realize: title and escrow companies typically aren't bound by those same agreements. They have access to everything — the parties, the price, the terms — and they're often where the information originates. Not a loose-lipped agent, but the other side of the closing table. Which makes me wonder how long before confidentiality agreements start extending to them as well. At $110 million, I'd imagine it's only a matter of time. |
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Did You Know? AMAZON is the world’s largest bookstore cloud provider and has been building a lot of data centers over the past 20 years. Amazon’s self-built data centers in the U.S. consume up to roughly 9 gigawatts of power, according to Aterio, a data provider, roughly the generation capacity of North Dakota. (WSJ)
Did You Know? Central Park in New York is larger (1.84X) than all of Monaco.....and could fit around 1,800 tennis courts.
Did You Know? Which US State has the highest consumption of beer per person? No, not Texas. Far from it. New Hampshire....39% more than Texas! Montana and Vermont are a close 2nd and 3rd place….
Did You Know? In 1930, Los Angeles was the 5th largest city in the US.... today it is #2, behind New York and ahead of Chicago, #3. Phoenix wasn't even in the TOP 15 in 1950....today it’s #5, just behind Houston, #4! |
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8 countries have won the World Cup, not 7. They are Brazil (5 titles), Germany and Italy (4 each), Argentina and France (3 each), Uruguay and England (2 each), and Spain (1). Brazil holds the record for most titles by far.
Fun facts about this year's 2026 tournament: - The 2026 World Cup is the first ever co-hosted by three countries — the US, Canada, and Mexico — and the first to feature 48 teams instead of 32.
- That expansion means 104 total matches, more than any previous tournament.
- The group stage is still underway as of today, with the Round of 32 next.
- Turkey just knocked out the US men's national team with a last-minute winner.
- Lionel Messi broke the all-time World Cup scoring record with 18 goals.
- Cristiano Ronaldo is appearing in his record sixth World Cup at age 41.
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New Legislation To Keep Your Eye On |
A Perspective For Owners Of High-Value Residential Properties
Two pieces of California legislation deserve your attention this year: AB 736, a transfer tax restructuring bill, and the Veterans and Affordable Housing Bond Act of 2026, a $10 billion general obligation bond on the November ballot. The Transfer Tax Risk
- AB 736 raises the statewide ceiling on local transfer taxes from $1.10 per $1,000 to 1.5% ($15 per $1,000) — thirteen times today's rate.
- Homes selling at $5.4 million or above are exempt from that cap entirely , leaving luxury properties exposed to unlimited local transfer tax rates.
- On a $10M sale at 3%, that's $300,000 out of your proceeds at closing. On a $25M sale, $750,000.
- No change happens automatically — a local ballot measure is required — but AB 736 removes the legal barrier for cities to pursue exactly that.
The Bond's Cost
- The $10B housing bond would cost California taxpayers an estimated $17.4 billion total over 30 years (~$580M annually from the General Fund).
- This is new long-term debt added while the state already carries a multi-year structural deficit in the tens of billions.
- Annual debt service crowds out spending on infrastructure, public safety, and education — and creates pressure for future tax increases.
- Bond financing doesn't address the root causes of California's housing costs: restrictive zoning, slow permitting, high construction costs, and labor shortages.
What You Can Do
- AB 736 is still moving through the Legislature — contact your Assembly member and Senator now.
- The bond measure goes to voters in November and requires only a simple majority to pass.
For informational purposes only. Consult your attorney or tax advisor regarding your specific situation. |
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320 Emerald Bay 4 Bed | 4 Bath | 3,581 SqFt
I showed this property every day since it went on the MLS. Some thought it was over priced and some thought it was underpriced….. with multiple offers, looks like it was priced just right. |
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2 Emerald Bay 3 Bed | 3 Bath | 2,619 SqFt
$5,900,000
Now let’s talk about architectural integrity!
This romantic 1930s California Spanish–style residence, designed by renowned architect Henry Palmer Sabin, is truly a work of art. Lovingly maintained and thoughtfully enhanced, it captures the timeless character and craftsmanship of the era while introducing tasteful modern updates.
Located on the highly coveted Oceanside of Emerald Bay, this three-bedroom, three-bath home offers the perfect blend of historic charm and contemporary livability. New double paned windows flood the interiors with natural light, accentuating the rich architectural details throughout. |
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64 Emerald Bay 4 Bed | 4.5 Bath | 3,588 SqFt $13,500,000
A stones throw to the coveted South end Emerald Bay’s exquisite beach, 64 Emerald Bay presents a rare opportunity to own in one of the most sought-after locations within this iconic, Laguna Beach community. Ideally positioned near the quiet southernmost edge of the bay, this approximately 3,588 square foot home enjoys dramatic whitewater views—where waves crash against the rocky shoreline, delivering a breathtaking coastal backdrop. |
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If you are a buyer looking for oceanside properties, call me for details. |
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905 Emerald Bay, Laguna Beach3 beds | 3 baths | 2,711 sqft |
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839 Emerald Bay , Laguna Beach5 beds | 5 baths | 4,851 sqft |
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Flexible Year Round Rental |
806 Emerald Bay, Laguna Beach 4 beds | 4 baths | 4,150 sqft |
Flexible Year Round Lease |
27 Emerald Bay, Laguna Beach4 beds | 6 baths | 4,064 sqft |
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Flexible Year Round Lease |
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343 Emerald Bay, Laguna Beach5 beds | 4 baths | 4,160 sqft |
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Flexible Year Round Lease |
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45 Emerald Bay, Laguna Beach4 beds | 3 baths | 2,221 sqft |
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Flexible Year Round Lease |
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322 Emerald Bay , Laguna Beach6 beds | 7 baths | 5,493 sqft |
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Flexible Year Round Lease |
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809 Emerald Bay, Laguna Beach 4 beds | 5.25 baths | 4,200 sqft |
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1004 Emerald Bay, Laguna Beach5 beds | 5 baths | 2,905 sqft |
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153 Emerald Bay, Laguna Beach 3 beds | 3 baths | 2,135 sqft |
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815 Park Avenue, Laguna Beach3 beds | 3 baths | 1,820 sqft |
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3 beds | 3 baths | 1,536 sqft |
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Emerald Bay Market Update |
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We currently have 7 homes active on the market, ranging from $5,900,000 to $36,500,000, offering a wide spectrum of opportunities within the community, not to mention my off market opportunities. 😊 |
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