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May 1, 2026
Good morning,
In Emerald Bay, decisions are being made with a long view in mind. Buyers aren’t chasing momentum or reacting to headlines—they’re focused on how a property aligns with their lifestyle over time. Elements like orientation, privacy, build quality, and location within the community tend to outweigh any attempt to time the market. Homes closest to the coastline, on more secluded streets, or those that have been thoughtfully renovated continue to stand out, particularly when they’re presented in a way that feels complete and considered.
Much of the movement still happens quietly. A meaningful share of opportunities never fully reaches the public market, which speaks to how relationship-driven the community remains. Who you know, and when you hear about something, often shapes what’s even possible to pursue. When the right property does surface, serious buyers tend to recognize it immediately and act with clarity.
For sellers, this environment rewards intention. The homes that gain traction are the ones that are strategically priced and presented with precision from the outset. For buyers, the edge comes from staying patient while maintaining the right connections, understanding that not every opportunity is visible—but the right ones do emerge.
If you’re thinking about making a move within Emerald Bay—whether buying or preparing to sell—I’m always here as a thoughtful, informed resource.
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Did You Know?
This week's Fed meeting suggests interest rates will stay put - and potentially rise - if inflation does not cool from its 3% levels, 50% above target. Oil pricing is at levels seen during the prior 2022 global inflation surge, fueled by the Russian invasion of Ukraine.
Did You Know?
What did a recent survey of top-achiever women - those in the top 1% of earners - reveal? They’re like elite athletes who use slights to fuel their pursuits of even greater achievements, instead of just brushing aside discouraging remarks. A majority earned degrees from top-ranked universities, and they consider themselves lifelong learners. Nearly 25% of women in the 1% are first-generation Americans, and about 20% experienced times in their childhoods when the main breadwinners in their homes were unemployed, significantly higher than the rates among women earning lower six-figure salaries, suggesting instability at an early age can light a fire....and they are more likely than others to be married and have multiple children. Only around a third of these top earners said they consider themselves unique or unusual...and their ability to stick with it was their most prized attribute. (WSJ)
Did You Know?
The biggest U.S. public companies are seeing profit and revenue surge. Year-over-year growth in earnings per share is expected to exceed 13% for the sixth quarter running, according to estimates from financial-data firm LSEG. Sales are expected to rise more than in any quarter since the fall of 2022.
Did You Know?
If you buy a property through a 1031 exchange, rent it for several years, and then eventually move into it, do you owe capital gains tax when you move in? No, but....the tax consequences become important when the property is eventually sold. Sometimes investors convert the investment property into their personal residence. This is permitted. Moving into the property does NOT trigger capital gains tax. The deferred capital gains tax becomes relevant when the property is eventually sold. The Section 121 Home Sale Exclusion allows homeowners to exclude capital gains when they sell their primary residence....up to $250,000 of gain for a single taxpayer and up to $500,000 of gain for married couples filing jointly if you owned the property for at least 2 years, and lived in the property as their primary residence for at least 2 of the last 5 years before the sale. If the property was bought originally as a 1031 Exchange, it must have been owned for at least FIVE years before the Section 121 exclusion can be used....and the capital gain that was deferred in the original 1031 exchange cannot be eliminated using the Section 121 exclusion. Only the additional appreciation that occurs after the property becomes a residence may qualify for the exclusion.
Did You Know?
Today, the number of Americans who are turning 80 or older is close to 15 million. Their ranks are expected to double within two decades, says William Frey, a demographer at the Brookings Institution. They hope to live even longer: Those 80 and older, on average, aspire to live to 93. It's unlikely the social security benefit age won't change as the population ages. Social security was implemented when the average lifespan in the US was under 65 years old.....today it’s closer to 79, 14 years longer.
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These two teaming up isn’t fair!
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Strength Has No Expiration Date
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93 years & 231 days old, Ann Esselstyn dead hangs for 2 min 52 seconds! To set new WR. (Maybe we call it live hangs instead now?) Distal strength reflects many things.
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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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320 Emerald Bay
4 Bed | 4 Bath | 3,581 SqFt
$8,500,000
Every detail of 320 Emerald Bay has been thoughtfully designed, blending classic elegance with sleek, modern simplicity. Sunlight floods the interiors, creating a warm, inviting atmosphere that extends seamlessly to the outdoors.
The home features a truly beautiful primary suite, offering a private sanctuary with a spectacular ocean view and a sweeping rooftop deck capturing breathtaking vistas of the Pacific. Entertain in style in the gourmet chef's kitchen, perfectly positioned next to the dining room with ocean views.
Step outside to a private backyard retreat, featuring a lush garden, pergola, fireplace, and built-in BBQ.
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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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839 Emerald Bay, Laguna Beach
5 beds | 5 baths | 4,851 sqft
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Flexible Year Round Rental
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806 Emerald Bay, Laguna Beach
4 beds | 4 baths | 4,150 sqft
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27 Emerald Bay, Laguna Beach
4 beds | 6 baths | 4,064 sqft
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343 Emerald Bay, Laguna Beach
5 beds | 4 baths | 4,160 sqft
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45 Emerald Bay, Laguna Beach
4 beds | 3 baths | 2,221 sqft
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Flexible Year Round Lease
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322 Emerald Bay, Laguna Beach
6 beds | 7 baths | 5,493 sqft
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153 Emerald Bay, Laguna Beach
3 beds | 3 baths | 2,135 sqft
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Flexible Year Round Rental
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809 Emerald Bay, Laguna Beach
4 beds | 5.25 baths | 4,200 sqft
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3 beds | 3 baths | 1,272 sqft
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Emerald Bay Market Update
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- We currently have 9 homes on the market, ranging from $5,900,000 to $44,995,000, offering a wide spectrum of opportunities within the community. 115 Emerald Bay has just come to market at just under $10M and appears to have been beautifully refreshed.
- 32 Emerald Bay is in escrow and expected to close soon.
- 145 Emerald Bay will be coming to market shortly—stay tuned.
In addition, I have several off-market opportunities available. Please reach out directly for details.
I’m grateful to be working with both buyers and sellers at a high level this year, and proud to have represented more Emerald Bay transactions than any other agent year-to-date.
Thank you for your continued trust.
Recent Emerald Bay Sales YTD
- 704 Emerald Bay — $6.95M (Represented Buyer | Off-Market)
- 78 Emerald Bay — $9M (Represented Buyer & Seller | Off-Market)
- 9 Emerald Bay — $19M
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