⚠️ The condo lawsuit trap that's killing San Diego deals

We don’t send this to just anyone, but if you live for ocean breezes, smart market moves, and finding your next favorite spot in San Diego, this one’s for you.

In this edition of Coast & Key SD, we’re tasting our way through one of the city’s most inventive bakeries, taking in a day “where the turf meets the surf,” and flagging the condo lawsuit issue that can kill a sale before it starts.

Plus, we just wrapped one of the largest off-market closings in San Diego history… A $47M record-breaker that closed the week of September 12th.

September’s Coast & Key SD is packed with updates you can actually use. Let’s get into this month’s edition:

• 🎥 Aumann on Air: The 7-step strategy that gets La Jolla homes sold fast

• 🍴 Coastal Culture: Eat & Do: Pastries, paddocks & pier sunsets

• 🏡 The Condo Corner: The lawsuit red flag every owner should watch for

• 📈 Market Moves: San Diego holds steady, but balance is back

• 🤖 AI Advantage: Picture your dream remodel instantly

• 🏗️ On the Horizon: 380 homes approved next to the Blue Line

• ✨ Spotlight Listing: A beyond-the-border listing

LET'S DIVE IN ↓

🏆 RECORD-BREAKING OFF-MARKET SALE

$47M in La Jolla

We’re proud to share that Rob represented the buyer in San Diego County’s most expensive home sale ever:

6026 Camino de la Costa closed off-market on September 12th for $47 million, setting a new residential record and surpassing the previous $44.1M sale in Del Mar.

This iconic waterfront estate spans over 13,000 square feet and marks a major milestone for La Jolla and the market at large.

📸 Property images by Provisions Media

📰 Read the full story here

🎥 AUMANN ON AIR

The 7-Step Strategy That Gets La Jolla Homes Sold Fast (and for Top Dollar)

In La Jolla real estate, your first impression isn’t just important, it’s everything.

This month, Robert breaks down our exclusive 7-step selling strategy that turns that first glance into top-dollar offers, without the stress or second-guessing.

From the initial one-on-one strategy session to the Compass Private Exclusives that build buzz before your home ever goes public to staging with our in-house design team and a media campaign that racks up 250,000+ impressions, every move is intentional.

Here’s a peek:

1️⃣ Private debut to top agents & qualified buyers for early demand
2️⃣ Pre-market buzz so buyers are lined up before launch
3️⃣ Pro prep & staging that maximizes light, flow, and “wow” factor
4️⃣ Targeted media campaign with cinematic video, 3D tours & massive reach
5️⃣ Open House Boost to drive urgency and spark competitive offers

This isn’t just listing a home. It’s launching an event.

📺 Watch the full video here to see how each step works in real life, and why it’s changing the game for sellers in San Diego.

🍴 COASTAL CULTURE: EAT & DO

Pastries, paddocks & pier sunsets

Michi Michi Baking Collective

This women-owned bakery in Bankers Hill doesn’t just make pastries, it makes you rethink what a pastry can be.

Our picks? The Guava Cream Cheese Danish for that tropical-meets-cozy bite, and the Buttermilk Biscuit with blackberry whipped butter (trust us, you’ll want two).

The lineup changes often thanks to guest bakers, so every visit feels new.

📍 2800 Fifth Ave, San Diego, CA 92103

Del Mar Thoroughbred Club

Where the turf meets the surf, since 1937, Del Mar has been San Diego’s spot for thoroughbred racing, seaside glamour, and those summer sunsets that stop you in your tracks.

Even if you don’t bet a dime, the people-watching, music, and atmosphere are worth the trip.

Our little one loved spotting the horses in the paddock almost as much as the kettle corn.

 📍 2260 Jimmy Durante Blvd, Del Mar, CA 92014

Ocean Beach Farmers Market

Every Wednesday, Newport Ave turns into a block party of fresh produce, street food, live music, and local makers.

It’s the kind of market where you’ll leave with a bag full of fruit you didn’t plan on buying and a new favorite hot sauce.

We usually grab dinner, let our little one pick out something sweet, then wander down to the pier for sunset.

 📍 4900 Block of Newport Ave, Ocean Beach, CA 92107

These are just a few snapshots from our summer.

See the rest of our “Life Lately” highlights on Instagram.

P.S.: Don’t Miss Next Month…

🍷 La Jolla Art & Wine Festival

Mark your calendars for October 11th and 12th, when downtown La Jolla turns Girard Avenue into an open-air gallery and tasting room.

Now in its 17th year, the festival brings together 170+ juried artists from across the U.S. and Mexico, spanning painting, sculpture, jewelry, ceramics, photography, and more.

For the adults, there’s a ticketed Wine & Beer Garden pouring from 35+ top wineries, breweries, and distilleries.

For the kids, Geppetto’s Toys Family Art Center is packed with hands-on activities. Add in live music, food vendors, a silent auction, and even pet adoptions, and you’ve got one of La Jolla’s best weekends of the year.

🎥 We brought the whole family last year and made a reel of the highlights, from the art to the pours to the kids’ art station. (Check it out here).

📍 Girard Ave, La Jolla (between Prospect & Torrey Pines Rd)

🏡 THE CONDO CORNER

The Litigation Red Flag That Can Stall Your Sale (or Kill Your Loan)

Buying into a building with active litigation might feel like someone else’s problem, until it’s yours.

Here’s why it matters:

• Lenders often won’t finance units in buildings with ongoing lawsuits against the builder, HOA, or contractors.

• Even if you’re paying cash, lawsuits can delay repairs for years while legal battles drag on.

• If the case is lost or settled without enough insurance coverage, owners can get hit with massive special assessments to cover the fixes.

We’ve seen otherwise great buildings in San Diego sit unsold for months simply because buyers (and their lenders) wouldn’t touch them.

Owner’s Checklist:

If you own a condo in a building with pending litigation, keep tabs on the case timeline and insurance coverage, and factor that into your resale strategy.

If you’re buying, request 3–5 years of HOA meeting minutes to see if past or current litigation is an issue.

💡 Did You Know?

If your building is in active litigation, it can block FHA, VA, and many conventional loans, instantly shrinking your buyer pool.

Even after a case is resolved, lender restrictions can linger until all repairs are complete and reserves are replenished.

Want to know the other red flags to watch for? Grab our full guide ↓

📈 MARKET MOVES

San Diego Holds Steady. But Balance is Back

After years of sellers holding all the cards, San Diego’s market has shifted into a more balanced lane.

As of August 2025, there are 2,024 active listings, representing a 47% year-over-year increase.

That growth is changing the dynamics:

• Single-family home values are holding firm, up 2.5% year over year to a median of $1,399,000

• Condo and townhome values have dipped slightly, now at a median of $699,000

• Days on market have stretched to 49–70 days as buyers take more time

• Price reductions are showing on 36–44% of listings

What’s driving it?

A combination of inventory expansion, steadier buyer urgency, and mortgage rates hovering around 6.85%.

Here’s what to watch this fall:

• More choice: Buyers have the widest selection in years

• Pricing pressure: Attached homes are adjusting fastest

• Longer timelines: Fewer bidding wars, more room to negotiate

• Balanced market feel: Sellers still have leverage in premium pockets, but it’s no longer across the board

The best opportunities right now?

• Condos and townhomes listed 3+ weeks

• Homes priced just above recent comps

• Sellers with clear relocation timelines

Want a deeper dive?

Check out our full market breakdown, including school district premiums, the hottest investment zip codes, and which neighborhoods are posting the strongest appreciation this year.

🤖 AI ADVANTAGE

The AI Trick That Makes Every Home a Possibility

Sometimes the right home just needs the right vision.

With AI design tools like REimagineHome, you can take any listing photo and instantly restyle it.

New floors, fresh paint, even a completely reimagined kitchen, so you can see its full potential before you ever step inside.

Why you’ll love it:

• Spot hidden gems that other buyers might pass over

• Test-drive your style without committing to a single paint swatch

• Make faster decisions when you can picture the end result

It’s a simple way to shop with fresh eyes, and maybe fall in love with a home you didn’t expect.

🏗️ ON THE HORIZON

380 Homes Greenlit Next to South Bay’s Blue Line

After six years of hearings, reviews, and rezoning votes, San Diego has approved Bella Mar Apartments, a 380-unit community across the street from the Palm Avenue trolley station in Palm City.

The 14.6-acre site, once home to an arcade and go-kart track, will feature one-, two-, and three-bedroom homes with shared amenities like a pool, playground, sports field, and grilling area.

Why it matters:

• 100 units reserved for low-income households, helping address the city’s housing shortage

• Direct access to the Blue Line trolley for faster, lower-cost commutes

• Transit-oriented design supports walkability and reduces car dependence

• Equal access to amenities for all residents, regardless of income level

What this means for homeowners and investors:

• Proximity to transit can boost property values and rental demand

• More housing options in South Bay could ease pressure on surrounding neighborhoods

• Long approval timelines remain a hurdle, but once financed, projects like this can move quickly

• Nearby retail and service businesses may see increased foot traffic from new residents

With its mix of affordability, location, and transit access, Bella Mar could become a model for future infill projects in San Diego.

We’ll be watching closely for construction timelines and pre-leasing activity once financing is secured.

✨ SPOTLIGHT LISTING

Beyond the Border

Many of our clients split time between San Diego and Mexico, and Casa Blanca Sur is exactly the kind of place that makes that lifestyle so appealing.

📍 Cerritos Beach, Baja California Sur, Mexico

This oceanfront estate spans 15,000+ sq. ft. with 11 bedrooms, 9 full baths, and 4 half baths. A separate 4-bedroom penthouse offers flexibility for private retreats, luxury rentals, or even destination weddings.

Highlights we love:

• Rooftop terrace with sweeping Pacific views

• Cozy fireplace lounge + fully furnished interiors

• Recently renovated, 100% turnkey

• Rental versatility: individual rooms, penthouse, or full estate

It’s a property that works as both a sanctuary and an investment, whether you’re chasing sunsets or cash flow.

👉 See the full listing and 90+ photos here.

BEFORE YOU GO…

💡 What $60K Cold Plunges Tell Us About the Next Wave of Luxury Real Estate

Forget wine cellars. The new status symbol is a six-person cold plunge, and Brian & Kristi Culhane just spent $60,000 on one.

That’s just one feature in their $6M+ “wellness estate” in Scottsdale, complete with:

• A $100K sauna (same supplier as the Ritz-Carlton)

• UV air scrubbers, salt walls, and a hyperbaric chamber

• A $400K Crestron sound system playing “megahertz music”

• Toto toilets, a full NBA-grade court, and electromagnetic beds

Here’s the kicker:

They paid $546K for the land in 2019.

By 2022, it appraised for $6.1M. That’s a 1,017% ROI.

The message is clear: Today’s luxury buyers aren’t just looking for “spa-like bathrooms.” They want longevity labs. Biohacking retreats. Homes that promise more years, not just more square feet.

If you’re listing luxury or advising high-net-worth clients, it’s time to rethink the narrative:

• Not “wellness-inspired.” Wellness-optimized.

• Not “smart homes.” Lifespan-enhancing homes.

• Not “good bones.” Good biomarkers.

Need help positioning a property to this audience? Let’s talk strategy.

Thanks for reading this month’s Coast & Key SD.

Whether you’re watching the market shift from your favorite coffee spot, keeping an eye on HOA updates, or scouting the next neighborhood to invest in, we’re here to help you make informed moves in San Diego real estate.

As always, if you’ve got questions about the market, need a trusted referral, or want the inside scoop on a pocket listing, we’re just a reply away.

Best,

P.S.: Looking beyond San Diego? We’re proud members of The Private Client Network, the leading collective of top luxury brokers in the U.S. In fact, our network was recently featured on the back cover of The Wall Street Journal.

From Aspen to Austin, Palm Beach to Park City, we offer insider access and white-glove service across 80 of the most desirable luxury markets in the country.

If you or someone you know needs trusted guidance in any of these areas, we’re your first call.

👉 Learn more about The Private Client Network