December 6, 2025 | Saturday Morning Spotlight | Emerald Bay Market Update

This is the Emerald Bay Real Estate Market

for Saturday, December 6, 2025

Now featuring both: 138 Emerald Bay and the MLS Having an Identity Crisis!

If you thought the Emerald Bay market was calming down… bless your optimism.

Last week, we proudly announced that 138 Emerald Bay had closed escrow. It was supposed to be a clean, straightforward victory. A done deal. A rare moment of clarity.

Instead, the MLS spent the weekend proving it has the emotional stability of a reality TV contestant.

Here’s how it went down:

Act I: MLS triumphantly declares that 138 has officially closed, and not just closed—but closed $205,000 above the latest list price. Applause, cheers, maybe a parade. Awesome!

Act II: Without warning, MLS flips the script and reports “Back on Market” at $9,595,000. Okay… plot twist. Confusing, but fine. Let’s all re-caffeinate.

Act III: Before anyone can blink, MLS then announces that the listing has now expired. Expired! Like a library book no one renewed or "Dry January" abandoned on January 2nd.

So in summary, 138 went from Closed → BOM → Expired faster than most of us can find parking in Crystal Cove.

The Emerald Bay real estate market remains the gift that keeps on giving—especially if what you wanted was a rollercoaster with no seatbelt and no explanation.

Additional news....523 Emerald Bay closed escrow yesterday after 199 days on the market. The property entered the market listed at $14,000,000, was reduced in price to $12,750,000 and finally sold at a sale price of $11,100,000...a 20.7% discount from the original list price 😬.

More updates coming… assuming the MLS doesn’t change its mind again in the next five minutes!

And while we’re talking surprises, my Emerald Bay Off-Market Coming Soon listing went into escrow before it even touched daylight. I’ve got other quiet off market properties—sales and leases—so if you’d rather skip the MLS drama, contact me directly.

Below is the latest snapshot of current inventory, properties in escrow, and year-to-date sales. Arrows indicate the number of recent price adjustments.

For Sale

307 Emerald Bay | $7,495,000 | 47 DOM

32 Emerald Bay | $9,250,000⬇️⬇️ | 264 DOM

928 Emerald Bay | $10,500,000 | 143 DOM

64 Emerald Bay | $13,500,000⬇️ | 208 DOM

74 Emerald Bay | $17,995,000⬇️ | 263 DOM

*145 Emerald Bay | $24,995,000⬇️⬇️ | 65 DOM

199 Emerald Bay | $44,995,000 | 310 DOM

In Escrow

70 Emerald Bay | $19,995,000⬇️ | 336 DOM 

Sold 2025

312 Emerald Bay | $4,800,000⬇️⬇️⬇️ | 200 DOM

13 Emerald Bay | $5,995,000⬇️⬇️⬇️ | 111 DOM

**300 Emerald Bay | Sale Price $6,300,000⬇️ | 28 DOM

*349 Emerald Bay | $6,535,000⬇️ | 152 DOM

**328 Emerald Bay | Sale Price $8,250,000⬇️ | 313 DOM

510 Emerald Bay | Sale Price $9,162,500⬇️ | 199 DOM

523 Emerald Bay | $12,750,000⬇️ | 199 DOM

1115 Emerald Bay | $15,000.000⬇️⬇️ | 109 DOM

* Emerald Bay Properties Listed and Represented by

Emerald Bay | Harold Noriega

** Buyers Represented by

Emerald Bay | Harold Noriega

Looking for something that isn't a fit that's listed on the MLS? There are a number of Emerald Bay "off market" properties that are for sale but not on the MLS. Please reach out to me directly regarding this shadow inventory of Emerald Bay "off market" opportunities.