Emerald Bay | Season 2026 — Episode 2
“Pricing Is Everything (And the Market Keeps Score)”
Previously on Emerald Bay…
We opened the season with a radical idea: That discipline beats drama. That pricing beats posturing. And that quiet confidence can outperform public chaos.
And then—because the market always loves a clean storyline—we got receipts.
The Case Study (Executed Correctly)
704 Emerald Bay
Listed: $6,995,000
Marketed:
Quietly.
Intentionally.
Privately.
Audience:
A curated network of Compass agents and their most qualified buyers.
MLS: Never even warmed up!
After a handful of
private tours
no open house theater
no pricing roulette
no “let’s see what happens”
the property went under contract almost immediately.
Thirty days of escrow followed. A modest seller credit for maintenance and repairs. No drama. No renegotiation spiral. No buyer fatigue.
And then… the Close!
704 Emerald Bay sold for $6,950,000.
Let’s pause for the math, because math matters:
$45,000 difference from list
99.36% of asking price
In a market still detoxing from Season 2025
Boom. 💥
Meanwhile… The Parallel Storyline
Because every good season needs contrast.
This past Thursday after 80 days on the market, 307 Emerald Bay made its first price adjustment.
Originally listed at $7,495,000, the property has now been reduced by $300,000, bringing the new list price to $7,195,000.
No judgment—just observation.
But the timing matters.
Eighty days in. First correction. The market gently tapping the shoulder and saying, “We’re going to need to talk.”
Why This Matters (And Why This Episode Hits Different)
Put these two storylines side by side:
One property priced correctly, introduced privately, and closed at 99.36% of ask
Another launching publicly, absorbing 80 days of exposure, and now recalibrating
Same neighborhood.
Same season.
Very different outcomes.
This is the difference between:
Creating urgency vs. chasing it?
Controlling the narrative vs. reacting to it?
Strategy vs. hope?
Maybe it's the agent?
Season 2026 Energy Check
The takeaway is getting louder by the week:
Buyers are still decisive.
Liquidity still exists.
But patience for aspirational pricing does not.
The market hasn’t softened. It has sharpened.
Next Week On Emerald Bay…
Will more sellers adjust before the first price chop becomes inevitable?
Will private exclusives continue to outperform public launches?
Will Season 2026 reward discipline the way 2025 punished denial?
Stay tuned.
Same coastline.
Same rules.
Pricing is everything. 🍸📉
For Sale
307 Emerald Bay | $7,195,000⬇️ | 82 DOM
32 Emerald Bay | $9,250,000⬇️⬇️ | 299 DOM
928 Emerald Bay | $10,500,000 | 178 DOM
64 Emerald Bay | $13,500,000⬇️ | 243 DOM
74 Emerald Bay | $17,995,000⬇️ | 298 DOM
*145 Emerald Bay | $24,995,000⬇️⬇️ | 100 DOM
In Escrow
No escrows currently reported
Sold 2026
*704 Emerald Bay | $6,950,000 | Off Market Sale
* Emerald Bay Properties Listed and Represented by
Emerald Bay | Harold Noriega
** Buyers Represented by
Emerald Bay | Harold Noriega
Not finding the perfect fit among MLS listings? There are several "off-market" properties available in Emerald Bay that aren't listed on the MLS. Feel free to contact me directly for more information about this exclusive shadow inventory of Emerald Bay opportunities!
