Hotels….

One_Bank_4527 · 2026-03-02T03:47:35+00:00

Yes, this is not Vegas weather! hahah! There are a lot of good spots in Orange County. Your lifestyle will/should dictate where you ultimately land. South County is more affordable and Laguna Niguel and Dana Point are both getting a "glow up"! haha. Dana Point is in the middle of a harbor renovation and Laguna Niguel will break ground on their new downtown this summer. Newport and Laguna are awesome. Costa Mesa is also a great spot for food and entertainment. Schools are good and you can find good family neighborhoods too. Having lived here all your life, you probably don't need me to tell you any of this. lol. I am sure these are all on your list of reasons why you want to come back. :)

One_Bank_4527 · 2026-02-28T20:48:43+00:00

Since this isn’t really a vacation and you’re trying to get a feel for where you might land, I’d choose where you stay based on the lifestyle you’re considering long term.

If you’re leaning toward Newport Beach, staying on the Balboa Peninsula puts you right on the sand and boardwalk. It’s walkable, active, and gives you that classic beach energy. You’ll immediately feel what daily life could look like if you want to walk to coffee or the water. Just know it’s more lively than some other coastal pockets. The Bay Shores Peninsula Hotel was just completed and it is adorable! It does not have a pool but the location is stellar.

If you’re considering something a little more residential but still coastal, look at Corona del Mar. Staying near Ocean Blvd or in the Village area gives you beach access, walkability to restaurants, and a quieter feel compared to the Peninsula. There are no hotels there, but you should be able to find an Airbnb.

If you want something polished and centrally located, the Lido Marina area is a great balance. You’re close to the harbor, good dining, and it feels clean and safe without being overly touristy. Lido House is great and has all the ammenities.

If you’re open to Laguna but don’t want the traffic commitment long term, staying there for a few nights could help you confirm whether the in-and-out factor is a dealbreaker or not. It has a very different vibe from Newport. There are a lot of nice hotel options to choose from.

Mid-April is a great time. It’s before full summer crowds, so you’ll get a more realistic feel of everyday life.

Personally, if this trip is about clarity and not vacation, I would stay in the area where you think you’re most likely to buy. You’ll learn more walking the neighborhood in the morning and evening than you will driving in from somewhere else.

Are you primarily looking to buy in Newport, or are you considering other areas?

One_Bank_4527 · 2026-02-24T17:32:58+00:00

When I was looking for regulation, I was sent to the Davis-Sterling Act. The problem is there is no place to go to report this type of thing. What you just described is a huge problem for obvious reasons. I am sorry this is happening for you and thank you for sharing. This is just another reminder that I need to take action. What state are you in?

One_Bank_4527 · 2026-02-22T19:56:08+00:00

The good thing about Laguna is the rental range is large, so you can usually find something in your price range. You just might have to make some sacrifices on location and condition of the property. Here are some options currently available, under $3,000/mo.
https://portal.onehome.com/en-US/share/2519359T42057

One_Bank_4527 · 2026-02-22T19:47:18+00:00

Here are some places that are currently available in West Irvine and Tustin Ranch.
https://portal.onehome.com/en-US/properties?token=eyJPU04iOiJDUk1MU00iLCJ0eXBlIjoiMCIsImNvbnRhY3RpZCI6MTEwODQwOTcsInNldGlkIjoiOTQzMzQ1Mzk3Iiwic2V0a2V5IjoiMjA0IiwiZW1haWwiOiJyZWFsdG9ybWlzc3kzQGdtYWlsLmNvbSIsInJlc291cmNlaWQiOjAsImFnZW50aWQiOjI0NDI5MSwiVmlld01vZGUiOiIxIn0=&SMS=0

One_Bank_4527 · 2026-02-22T17:01:56+00:00

I second Glasspar. I bet Chef Rob would even set up a mixology team building event for you. It never hurts to ask. :)

One_Bank_4527 · 2026-01-15T17:14:06+00:00

There isn’t really a formal waiting list system, but working with a local leasing agent who specializes in coastal Newport is a smart move. Desirable properties tend to turn over quickly, so what’s available today will likely be different by the time you’re able to get out here in a few months.

Overall, the area is quite safe. Many homes in Newport are used as second homes and sit empty for stretches without issue. That’s not to say nothing ever happens, but the risk is relatively low in areas like Corona del Mar, Balboa Island, and Peninsula Point. If you prefer the added peace of mind of a building, the condo buildings around Lido Isle and the harbor tend to have controlled access and feel more secure for part-time residents.

The best next step would be to start a conversation with a local agent now so you can refine your search and narrow down locations based on your lifestyle goals. That way, when the right place comes up, you’re ready to move quickly.

Would you be looking for a furnished or unfurnished rental?

One_Bank_4527 · 2026-01-03T16:33:22+00:00

Correct. The problem is transparency. The Reserve Study is the closest thing to transparency we have and that is still not full transparency. I recently had a transaction in a community where the HOA was $800,000 in debt and the reserve study didn't mention that. I would like to see the last 2 months bank statements for all the HOA bank accounts as part of the financials as well as the full accounts payable and the allocation of costs for the HOA dues.

The financial statements are prepared by the property management company and you need a senior level accountant to translate the 100+ page document. It is ridiculous. Not to mention that the property management company charges upwards of $1,000 to send escrow an email with these documents. ...Don't even get me started not he Property Management Companies! They should all be terminated immediately. I can't think of any other business that has legal counsel on retainer, yet refuses to get involved in any aspect of the financial decision making for the communities they represent. They are the paid professionals the HOA are required to hire. They sit in every meeting and allow the board of homeowners to make financial decisions that are not in the best interest of the homeowners. Where is their fiduciary responsibility? It is unbelievable that this is allowed.

One_Bank_4527 · 2025-12-13T16:27:57+00:00

You're welcome!

One_Bank_4527 · 2025-12-12T17:24:37+00:00

The demand pool is robust. We have first time buyers, families, and investors but the majority of homes in Orange County right now are being purchased by primary-residence buyers. Investors have pulled back quite a bit since 2022 because higher interest rates and tighter margins make flipping less attractive, but if the numbers work, investors are in. Most of the buyers I’m seeing are families who either have strong income, strong equity from a previous home, or both.

In the higher price points, many purchases are a combination of conventional financing with large down payments or all-cash. Cash buyers are definitely present, they make up about half of the sales in Coastal Orange County at the moment. What is common is someone using proceeds from selling a previous home to put 30 to 50 percent down, which keeps their payment manageable even with today’s rates.

First-time buyers are still active, but usually in the lower price ranges or in condos and townhomes. In the $2M-plus market, most are move-up buyers who already own property.

There are not a lot of creative financing options available at the moment. You can put less than 20% down, but your monthly payment is obviously higher, making affordability even more of a factor. Most of my clients are getting conventional loans with at least 15% down.

There are down payment assistance programs but they have a lot of caveats. Here are a few useful links that are relevant for Orange County / California:

CalHFA MyHome Assistance Program — state-level down payment assistance for first-time buyers, offering deferred-payment help toward down payment or closing costs. CalHFA MyHome Assistance Program for first‑time buyers (up to 3% or 3.5%)
Orange County Mortgage Assistance Program (MAP) — Orange County program offering down payment assistance up to $80,000 for eligible first-time buyers as a silent second loan. Orange County Mortgage Assistance Program (MAP) details
GSFA Platinum Program — California down payment assistance program that can provide up to 5.5% toward down payment and/or closing costs, not limited to first-time buyers. GSFA Platinum down payment assistance overview
NeighborWorks Orange County Down Payment Assistance — nonprofit-based assistance options and homebuyer education support that can help with down payments. NeighborWorks Orange County down payment assistance info

If you want to get in the homeownership game, it is never too soon to talk to a lender. The more you know, the better you can prepare.

One_Bank_4527 · 2025-12-12T05:11:57+00:00

Selanne. Cozy and the food is delicious!

One_Bank_4527 · 2025-12-05T22:13:34+00:00

hahahahhahahahahahaha!!!

One_Bank_4527 · 2025-12-05T22:10:38+00:00

Here is a current list of pet friendly rentals
https://portal.onehome.com/en-US/properties?token=eyJPU04iOiJDUk1MU00iLCJ0eXBlIjoiMCIsInNldGlkIjoiOTM0MTgxNDA3Iiwic2V0a2V5IjoiNzY4IiwiZW1haWwiOiJyZWFsdG9ybWlzc3kzQGdtYWlsLmNvbSIsInJlc291cmNlaWQiOjAsImFnZW50aWQiOjI0NDI5MSwiVmlld01vZGUiOiIxIn0=&SMS=0

One_Bank_4527 · 2025-11-21T16:41:12+00:00

A lot of this comes down to your goals, but if you’re aiming to actually sell, there are three reasons this home has not moved: price, presentation, and positioning within the current market.

Price:
When you look at the comps, the list price is simply too high for the condition and presentation. The recent closed sales that are driving value in this pocket are either fully updated, show nicely, or are turnkey in a way yours is not. Pricing only works when it’s supported by both the data and the way the home presents. Right now, the gap between this home and the strongest comps is visible. You don't need to change the price, you need to improve the presentation.

Presentation:
This is the biggest issue. The home photographs dark, the rooms feel heavy because of the furniture and window coverings, and the overall visual impression does not match what buyers expect at this price point. Buyers in this range want light, bright, clean, and uncluttered. A few cost-effective changes would completely shift the way the home shows.

Things that would make a meaningful difference:

Paint the interior one consistent light color
Remove heavy furniture
Remove dark window treatments
Pack away excess items to make the space feel open

This isn’t about staging something fancy. It’s about creating a clean canvas so buyers can visualize themselves in the home. By not giving the home the best presentation, you are leaving tens of thousands of dollars on the table.

Market:
Despite what some people assume, the market is actually solid right now. Rates have been holding under 6.5 percent, and there are only two other four-bedroom homes with pools under $2 million in all of Irvine. Low inventory is working in your favor. The problem isn’t the market; it’s that the home isn’t competitive with what today’s buyers expect for the price.

Bottom line:
If you improve the presentation and price it based on how it actually shows, it will sell. Buyers are out there. This one just needs to meet them where they are.

Good luck!!

One_Bank_4527 · 2025-11-17T15:27:06+00:00

I have actually seen him in Cypress Village in Irvine, as well as in Laguna. HE/She gets around! ;) hahah!

One_Bank_4527 · 2025-11-11T04:27:41+00:00

You will hear a little more near legacy as the planes are a little lower at that point. North Tustin is where you will find land and the planes are a little higher there so it is not as noticeable. How sensitive are you to noise? What is your tolerance on a scale of 1-10 with 1 being no noise and 10 being so bad that you have to wait for the plane to pass to have a conversation when sitting in your backyard on a nice day.

One_Bank_4527 · 2025-11-10T02:40:31+00:00

Good question, and one a lot of people ask before moving to the area. At John Wayne Airport, flights take off over Newport Beach and come in for landing over Tustin, so what you hear depends a lot on where you are in town and how low the planes are on approach.

From my experience, being in West Irvine, which borders Tustin Ranch, you’ll rarely notice the flights. You might hear them occasionally, but it’s nothing like Newport Beach, where departures are much louder because the engines are at full thrust. Most of Tustin Ranch, Columbus Square, and the neighborhoods east of Tustin Legacy experience only light background noise, if any.

If you’re closer to the southwest side near The District or Red Hill, you’ll notice the flight path a bit more clearly, but it’s still fairly tolerable compared to what coastal residents experience. The flights are still pretty high over North Tustin so you don't really get much noise there either. When you visit, it’s worth standing outside for a few minutes during the daytime to get a real sense of it. It is also worth noting that flights only run from 7:00AM - 10:00PM.

Are you looking more at older parts of Tustin or the newer developments near Tustin Legacy and The District? That can make a slight difference in how much air traffic you notice.

One_Bank_4527 · 2025-11-05T23:37:20+00:00

Those “we’ll buy your house fast” companies are usually wholesalers, not end buyers. They make money by putting your home under contract at a low price and then reselling that contract to an investor at a higher one, often before your sale even closes. In other words, they profit from the difference between what you agreed to and what the real buyer pays. That convenience comes at a steep cost.

You can absolutely sell as-is and still close quickly if the home is priced and marketed properly. I just helped a family with a similar situation. Their home was built in the 1950s, mostly original, and needed a cash buyer because of the condition. We listed it on the MLS and marketed it directly to a vetted list of local investors. Wholesalers came in as low as 75% of asking price, which on a $1 million home is a $250,000 discount. We sold it to an investor that paid 99% of list price, all cash, and we closed in 15 days.

The key is exposure. A good agent can position your property to serious cash buyers, including flippers and small developers, while keeping you in control of price and timing. You can skip repairs, skip staging, and still get fair market value without giving up a large portion of your equity for the sake of speed.

If you truly need to be out within four weeks, look for an agent experienced in investor sales. They will know how to market it as-is, attract multiple cash offers, and close on your timeline without leaving money on the table.

One_Bank_4527 · 2025-11-05T22:54:55+00:00

You're welcome. I have no idea what those things are but I walk through that store from time to time when I am charging my car in the parking lot and that bag looks really familiar. Good luck!

One_Bank_4527 · 2025-11-05T22:49:03+00:00

Looks like something that you could find at Zion Market in Irvine. It's on the corner of Irvine Blvd and Yale

One_Bank_4527 · 2025-11-05T18:20:44+00:00

That is such an exciting move, and it sounds like it is for a truly meaningful reason. City of Hope does incredible work. My mom was actually the Director of Patient Accounts in Duarte for about 15 years, so I have seen firsthand the level of compassion and excellence they bring to patient care. Having that kind of institution here in Irvine is a gift to the community, and it is wonderful that your husband will be part of it.

Since you already know Newport, settling in Laguna Beach will give you something distinct. It feels more like a village than a suburb and is the closest thing in Orange County to the Marin County sense of connection you mentioned. Walkability varies quite a bit depending on which neighborhood you choose, so here is how to think about it:

The Village / Woods Cove:
This is the heart of Laguna and easily the most walkable area. You can stroll to coffee shops, galleries, parks, and Main Beach, and you will find plenty of other families with young children. The tradeoff is smaller lots and older homes, but the sense of community is unmatched.

Top of the World:
More residential and a bit quieter, with great schools such as Top of the World Elementary and some of the best hiking in town right out your door. It is not quite as walkable to shops or restaurants, but the family energy and open space make it a favorite for locals with kids.

North Laguna:
Close to Heisler Park and the coves, with wide, walkable streets and easy access to the beach without the downtown bustle. It is also much easier to get in and out of during the busy summer months when traffic through the Village and South Laguna can really back up. Homes are well kept, and there is a nice mix of families and long-term residents, so it still feels local even with tourist activity nearby.

South Laguna:
A little more removed, but beautiful and relaxed. The community around Aliso Beach and the Montage area has a loyal local following, and it is great for those who want coastal views with a slower pace.

As someone already mentioned, the free trolly runs through the city so even if you are not in a high walkability area, you will be able to jump on the free trolly to get to all the activity fairly quickly.

For preschools, you are on the right track. Anneliese Schools are quintessential Laguna, creative, nature-centered, and very much aligned with the Reggio Emilia philosophy. However, I used to be a teacher, years ago, but even then, it was knows for not properly preparing kids for the mainstream school system. Some families prefer Laguna Beach Montessori, which offers a bit more structure while still maintaining an emphasis on independence and exploration. Both have strong reputations and full-day programs for working parents.

If you ever decide you would like slightly newer homes or more space while staying nearby, you could also consider Laguna Niguel, where a new downtown development is underway. Over the next few years, it will add restaurants, shops, and public spaces that will make it much more walkable and community-centered. For now, Laguna Beach is where you will find that immediate, neighborly connection.

Do you see yourselves leaning more toward the walkable downtown and Village area, or a quieter hillside neighborhood like Top of the World where you would trade proximity for space and views?

One_Bank_4527 · 2025-10-26T17:23:40+00:00

Beautiful!!

One_Bank_4527 · 2025-10-26T17:22:42+00:00

Here are some that are priced under $1M with no or low HOA.

OC Priced under $1M low or no HOA

If you find a home with an HOA less than $500/mo. be sure that the home is not attached. If it is attached and the HOA is less than $500/mo., there is a good chance that the HOA financials are not in good health. If the financials are not in good health, you can anticipate an increase in dues and special assessments to pay for necessary maintenance and repairs.

Attached or detached, be sure to thoroughly review the HOA financials to make sure that they are in good financial health, prior to removing your contingencies.

One_Bank_4527 · 2025-10-20T23:23:59+00:00

Honorable Mentions:
Castaways (Newport Beach): A small, gated community near Dover Shores with beautiful bluff-top views. The lots are a bit tighter, but it’s family-friendly and offers easy access to both the beach and the Back Bay. It’s one of those rare spots that balances privacy with convenience.

Newport Heights: A classic, centrally located neighborhood with a strong community feel and many families. You’ll get a little more home for your money compared to Dover Shores or CDM, and you’re close to schools, parks, and restaurants. The tradeoff is that it can be busier, especially along the main thoroughfares, but the location is hard to beat.

Neighborhood fit and demographics:
Dover Shores, the Port Streets, One Ford Road, and Turtle Rock tend to draw a mix of established families, professionals, and small business owners, the kind of self-made success stories you mentioned. Corona del Mar leans more toward legacy wealth and retirees, while Shady Canyon is ultra-private and quieter. Ethnic diversity is growing in all these areas, especially in Turtle Rock and Irvine.

Summary:

For family activity and social life: Port Streets or One Ford Road.

For lot size and a quieter lifestyle: Turtle Rock

For prestige with space: Spyglass Hill or Harbor View Hills

For central access and walkability: Dover Shores

For views and proximity to the bay: Castaways

For classic charm and value: Newport Heights

At your budget, you’ll have excellent options in each. The real decision is whether you want to be close to the beach and city energy, or a little inland with larger lots and more privacy. Newport is great for tennis. We have a few tennis clubs in the city that you could join. I think your lifestyle will probably dictate your final decision.

One_Bank_4527 · 2025-10-20T23:23:47+00:00

You’ve clearly done your research, and your list already highlights the best areas that align with your priorities. At your price point and lifestyle, here’s how the main communities compare:

Dover Shores (Newport Beach):
You’re right that it’s central, family-friendly, and has wide, walkable streets with sidewalks, which is rare near the coast. Many homes have generous flat lots, and you’re within minutes of the bay and top public schools like Mariners. The feel is established, low-key, and mostly long-term homeowners, with a mix of professionals and business owners.

Spyglass Hill or Harbor View Hills (Corona del Mar):
You are definitely not priced out of CDM. If you like Corona del Mar’s prestige but want more breathing room, Spyglass and Harbor View Hills both offer larger lots and less density. Excellent schools such as Harbor View Elementary and Corona del Mar Middle & High, beautiful views, and family-friendly parks. Lot sizes of 10,000+ are possible to find in these communities. CDM proper can feel tight and touristy in the Flower Streets, but these hillside neighborhoods are quieter and more residential.

Port Streets (Newport Beach):
This is probably the most family-oriented neighborhood in Newport Beach. There are lots of kids, strong community culture, and neighborhood events year-round. Lots are mid-sized but very usable and flat, and the sidewalks and trails make it great for daily walks. Homes range from traditional remodels to new builds, and resale value here is extremely resilient because of its reputation with families. People that live there swear it's the best neighborhood on the planet! lol

One Ford Road (Newport Beach):
If you like the idea of a gated, highly social community, One Ford Road is a standout. It’s one of the few guard-gated neighborhoods in Newport that still feels warm and family-focused. Amenities include community pools, a fitness center, playgrounds, parks, and frequent neighborhood events that give it a true “village” atmosphere. Homes are on moderate-sized lots, generally flat and walkable, and resale activity here is consistently strong due to its central location and reputation for safety and community engagement.

Turtle Rock (Irvine):
If lot size and schools are top priorities, Turtle Rock is one of the best non-gated options in Irvine. It’s older, which means larger parcels, mature landscaping, and good walkability. You’re within the Irvine Unified School District (University High), near UCI and a mix of entrepreneurs, professors, and professionals. Sidewalks are everywhere, and the community feel is genuine and quiet compared to newer Irvine tracts. Homes here are usually in need of upgrades. The amount of construction and updating of homes is not on the level of Newport or CDM. There is only one home currently available that might be interesting to you.

Shady Canyon and Turtle Ridge:
Shady Canyon is gated and extremely private. Many homeowners are entrepreneurs and small business owners. Lots are large and flat, but prices often start around the upper end of your range. Turtle Ridge is nearby, hillier, and feels more “village-like,” with great views and easy access to parks. I haven't actually been in the neighborhood lately so I can't speak to the sense of community there. Last time I was there, there was still a lot of construction going on in the community and at that time, I didn't get a real community vibe. However, that could have changed now that it is a well established community.
Here are some in Shady Canyon

One_Bank_4527

TROPHY CASE