January 24, 2026 | Saturday Morning Spotlight

Emerald Bay | Season 2026 — Episode 5

“The Reckoning Continues (But Someone Read the Script)”

Cue the opening montage: sunlight on the water, designer sunglasses, and—somewhere in the distance—the unmistakable sound of another seller whispering, “Fine… reduce it.”

Because just when Emerald Bay thought it could move on from the 70 Emerald Bay shocker, the aftershocks keep rolling in like a slow, expensive tide.

And this week? Oh, this week delivered.

Plot Twist #1: 74 Emerald Bay Gets Another Reality Check

Let’s talk about the listing that has basically become a recurring character at this point.

74 Emerald Bay has now been on the MLS for 312 days—and the price has officially entered its “acceptance” era.

Here’s the timeline, for those keeping score at home:

Original list: $19,995,000

First reduction: $17,995,000

This past week: $15,995,000

That’s a total reduction of $4,000,000 from debut.

Four. Million. Dollars.

Which, in Emerald Bay terms, is either:

a small yacht,

a large remodel, or

the entire emotional budget of an overconfident pricing strategy.

This isn’t “testing the market” anymore. This is the market testing you.

And after the 70 Emerald Bay sale rewrote the rules on live television, this is what we’re seeing more of: sellers realizing the market doesn’t negotiate with ego—only with math.

Plot Twist #2: A New Cast Member Enters (And It’s… Actually Priced Like It Wants to Sell)

Now for the fun part.

Because while some listings are still doing the slow march toward realism, a new character walked onto set this week with a very different vibe.

420 Emerald Bay — new listing by yours truly — has officially made its debut at:

$9,500,000

And no, this isn’t another “let’s start high and see what happens” situation.

This is what it looks like when someone actually reads the season theme:

Pricing is Everything.

Let’s talk comps—because the Old Hill crowd absolutely does.

Just around the corner, we have 523 Emerald Bay, which recently sold for:

$11,100,000

$2,713 per square foot

Now enter 420 Emerald Bay:

A 2022 ground-up new build, on Old Hill, with views (yes, views count—no matter how hard some appraisers pretend they don’t).

And it hits the market at:

$9,500,000

$2,708 per square foot

That’s not a coincidence.

That’s not wishful thinking.

That’s pricing with intent.

It’s basically a mic drop in spreadsheet form.

What This Episode Is Really About

This is the Emerald Bay storyline we’ve been waiting for:

Two listing strategies. Two outcomes in progress.

On one side: A home that debuted near $20M, spent 312 days collecting digital tire-kickers, and is now down $4M because the market refuses to be bullied.

On the other:

A new listing introduced with comps in hand, priced to the neighborhood’s actual velocity, and positioned to move—not marinate.

Season 2026 isn’t about whether buyers exist. They do.

It’s about whether sellers have figured out the new rules:

The first price is the most important price

Time on market is not a flex

And the MLS is not therapy

Next Week on Emerald Bay…

Will 74 Emerald Bay keep sliding until it finds the number the market has been trying to tell it all along?

Will 420 Emerald Bay reward the discipline and prove, once again, that realism sells faster than reputation?

Either way, the cameras are rolling.

The coastline is still flawless.

The pricing? We’ll see who’s learned.

Emerald Bay | Season 2026 “Pricing is Everything.” 🍸📉🏡

For Sale

2 Emerald Bay | $5,900,000 | 12 DOM

307 Emerald Bay | $7,195,000⬇️ | 96 DOM

32 Emerald Bay | $9,250,000⬇️⬇️ | 313 DOM

*420 Emerald Bay | $9,500,000 | 4 DOM

64 Emerald Bay | $13,500,000⬇️ | 257 DOM

74 Emerald Bay | $17,995,000⬇️⬇️ | 312 DOM

*145 Emerald Bay | $24,995,000⬇️⬇️ | 114 DOM

In Escrow

No escrows officially reported....yet....🤫

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!