January 31, 2026 | Saturday Morning Spotlight | Emerald Bay Market Update

Emerald Bay | Season 2026 | Episode 6

“Familiar Faces Return (And the Market Keeps Whispering the Same Thing)”

Cue the opening montage.

The coastline is glowing.

The sunglasses are back.

And just when Emerald Bay seemed ready to fully embrace Season 2026’s theme—

Pricing is Everything…

Some familiar cast members have decided to re-enter the storyline.

You knew this was going to happen!

Cast Return #1: 199 Emerald Bay Reappears… Refreshed

This week, 199 Emerald Bay has returned after a brief pause from the market.

Last season, it logged a solid 276 days on the MLS, followed by a 41-day break—perhaps a moment to regroup, a wellness break, and come back with renewed energy.

And now it’s back, with the days-on-market clock reset to zero and the list price holding steady at:

$44,995,000

Same number. New chapter.

Because sometimes the market isn’t about changing the price…

It’s changing the calendar.

Meanwhile: 307 Emerald Bay Makes a Second Adjustment

And while some listings are relaunching…

Others are doing what Season 2026 has been quietly demanding: responding.

307 Emerald Bay has now made its second price reduction.

Originally introduced 103 days ago at:

$7,495,000

Then adjusted to:

$7,195,000

And now, reduced again this week to:

$6,950,000

Interesting….the sale price that 704 Emerald Bay closed at a few weeks ago selling “Off Market” by two Compass agents (one of them Yours Truly) via the Private Exclusive Compass program!

Hmmm 🤔…. maybe Pricing is not quite Everything!!

Cast Return #2: 138 Emerald Bay — The Storyline Continues

And then, of course…

138 Emerald Bay.

At this point, 138 looks like it is being teed up to be spun off into its own mini-series—complete with surprise returns and frequent plot shifts.

Its history has included:

multiple reintroductions

price reductions

price increases

escrow entrances

escrow exits

and enough twists to keep everyone checking the MLS out of habit

This week, it resurfaced briefly as a “Coming Soon” at:

$8,895,000

A grounded re-entry.

But a hot minute later, when it officially debuted....again....the list price appeared at:

$9,895,000

A full $1,000,000 difference between teaser and premiere.

I need a Zen moment!

Because in Emerald Bay, even the “Coming Soon” phase sometimes comes with a plot twist.

What This Episode Reminds Us

Season 2026 continues to make one thing clear:

The market is still here. Buyers are still watching. And pricing remains the difference between momentum… and a long season.

Some properties reset.

Some reduce.

Some reinvent the storyline weekly.

But the theme holds:

Pricing is Everything.

Next Week on Emerald Bay…

Will 199 Emerald Bay’s relaunch find its moment?

Will 307 Emerald Bay’s newest positioning spark success?

Will 138 Emerald Bay settle into its final chapter?

Stay tuned!

The views remain perfect.

The market remains exacting.

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

 For Sale

2 Emerald Bay | $5,900,000 | 19 DOM

307 Emerald Bay | $7,195,000⬇️⬇️ | 103 DOM

32 Emerald Bay | $9,250,000⬇️⬇️ | 320 DOM

*420 Emerald Bay | $9,500,000 | 6 DOM

64 Emerald Bay | $13,500,000⬇️ | 264 DOM

74 Emerald Bay | $17,995,000⬇️⬇️ | 319 DOM

*145 Emerald Bay | $24,995,000⬇️⬇️ | 121 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!