33052 Santiago Drive in Dana Point: Rebuilt Sea Canyon Home With Resort-Style Outdoor Living

If you're searching for a Dana Point home that combines generous living space, extensive upgrades and true Southern California indoor-outdoor living, take a closer look at 33052 Santiago Drive, Dana Point, CA 92629.

Currently offered at $2,799,990, this 5-bedroom, 4-bath home offers approximately 2,956 square feet and was completely rebuilt down to the studs in 2018. It is also the largest floor plan in Dana Point's desirable Sea Canyon community.

33052 Santiago Drive at a Glance

• 5 bedrooms
• 4 bathrooms
• Approximately 2,956 sq. ft.
• Approximately 6,453 sq. ft. lot
• 2-car garage
• Completely rebuilt down to the studs in 2018
• Two spacious primary suites
• French oak flooring
• Chef's kitchen with GE Monogram appliances
• 16-foot AG Millworks folding glass doors
• Resort-inspired backyard
• Custom 9-foot outdoor gas fireplace
• Motorized louvered pergola
• Private infrared sauna
• Near Sea Canyon Park, Doheny Beach and Dana Point Harbor

These features are reflected in the current listing information.

A Dana Point Home Designed Around Indoor-Outdoor Living

One of the features that makes 33052 Santiago Drive particularly compelling is how strongly the home connects its interior living spaces to the backyard.

The open-concept family room flows through a spectacular 16-foot-wide set of AG Millworks folding glass doors, allowing the indoor and outdoor entertaining areas to function almost as one continuous living space. French oak floors, a floor-to-ceiling ledgestone fireplace and a dry bar with wine refrigerator add warmth and character to the main living areas.

This is the type of floor plan that works especially well in Dana Point, where outdoor living can be part of everyday life throughout much of the year.

A Private Resort-Inspired Backyard

The backyard may be my favorite part of the property.

Rather than a standard patio and lawn, the space has been thoughtfully designed to create several distinct areas for entertaining, dining and relaxing.

A dramatic 9-foot outdoor gas fireplace anchors one conversation area, while Italian white porcelain tile with contrasting borders creates a polished architectural look throughout the yard. An Apollo motorized louvered pergola with rain-sensing auto-close technology covers the outdoor dining area.

There's even a Sun Home infrared sauna with red light therapy and chromotherapy, creating a private wellness space at home.

Flexible Living With Two Primary Suites

Another standout feature is the presence of two spacious primary suites.

That gives the floor plan considerably more flexibility than many homes in the area and could work well for buyers who frequently host guests, need additional privacy within the home or are considering multigenerational living.

The home also includes five total bedrooms, interior laundry, walk-in closets and a main-level bedroom.

Chef's Kitchen and Open Living Spaces

At the center of the home is a generous kitchen equipped with premium appliances and extensive cabinetry and preparation space.

The current property features include a 6-burner stove, convection and double ovens, gas cooking and other upgraded appliances, while the kitchen connects directly to the surrounding living and dining spaces.

Important photo note: some MLS photographs show virtually rendered white cabinetry. For this blog, I recommend primarily using the photographs of the home's actual cabinetry so buyers are not confused about what is physically installed.

Living in the Sea Canyon Area of Dana Point

33052 Santiago Drive also provides easy access to some of the places that make Dana Point such a desirable coastal community.

Sea Canyon Park is nearby, while Doheny State Beach and Dana Point Harbor put surfing, beaches, waterfront recreation, dining and the harbor lifestyle within convenient reach. The listing identifies Malcolm Elementary, Marco Forster Middle School and Dana Hills High School within the Capistrano Unified School District; buyers should independently verify current school assignments. 

Is 33052 Santiago Drive Right for You?

This home deserves particular consideration if you're looking for a Dana Point property with:

substantial renovations already completed, a larger five-bedroom floor plan, multiple primary suites, sophisticated entertaining spaces and an unusually well-developed backyard.

It offers something many buyers want but can have difficulty finding close to the coast: a home that feels equally suited to everyday living and entertaining.

Schedule a Private Tour of 33052 Santiago Drive

Want to see this Dana Point home in person?

Call or text Holly McKhann at 949-295-7770 to schedule a private showing or ask questions about 33052 Santiago Drive.

San Clemente Fiesta Music Festival 2026 | August 8 Event Guide

Looking for something fun to do in San Clemente this weekend? One of the city’s biggest summer traditions is back!

The 71st Annual San Clemente Fiesta Music Festival takes over downtown San Clemente on Saturday, August 8, 2026, bringing live music, local vendors, food, arts and crafts, and plenty of family-friendly fun to Avenida Del Mar.

Best of all, admission is FREE!

San Clemente Fiesta Music Festival 2026

Date: Saturday, August 8, 2026
Time: 11:00 AM – 6:00 PM
Location: 100 & 200 Blocks of Avenida Del Mar, San Clemente, CA 92672
Admission: FREE

Avenida Del Mar will close to vehicle traffic and transform into a lively pedestrian festival in the heart of downtown San Clemente.

The celebration kicks off with a performance by Raíces Ballet Folklórico, followed by a festive procession down Avenida Del Mar.

Throughout the afternoon, visitors can enjoy continuous live entertainment across two stages, browse arts and crafts from Southern California vendors, visit local businesses and nonprofit organizations, and grab food and drinks while exploring downtown.

2026 Fiesta Music Festival Lineup

Ola Vista Stage

11:00 AM – Tumbleweed
11:45 AM – RøBBER
1:00 PM – Tunnels
2:15 PM – Will Worden
3:30 PM – Wargirl
4:45 PM – The ReFlexx

Seville Stage

11:15 AM – The Real Big Bad!
12:30 PM – Fernando Noronha's Blues Ride
1:45 PM – Ramonda Hammer
3:00 PM – The Soul Beacons
4:15 PM – The Great North Special

With two stages running throughout the day, there will be live music playing across downtown from the beginning of the Fiesta through the evening.

More Than Just Live Music

The Fiesta Music Festival has been a San Clemente tradition for decades and has grown into one of the community’s largest annual summer celebrations.

In addition to the music, expect:

• Arts and crafts vendors
• Local nonprofit booths
• Business exhibits
• Food and refreshments
• Beer and seltzers for guests 21+
• Family-friendly activities
• Shopping and dining throughout downtown San Clemente

It’s also a great excuse to spend the day exploring Avenida Del Mar and enjoying everything that makes downtown San Clemente such a special part of the community.

Getting to the Fiesta

With Avenida Del Mar closed to traffic for the festival, taking advantage of the free transportation options may be the easiest way to get downtown.

Free San Clemente High School Shuttle:
Runs from 11:00 AM – 7:00 PM.

Free San Clemente Trolley:
Service from the Outlets at San Clemente runs from 10:00 AM – 10:00 PM, with a modified downtown route during the event.

Visitors can also take Metrolink to the San Clemente Pier Station and walk into downtown.

Spend Saturday in San Clemente

Whether you’re coming for the live music, local vendors, food, or simply want to spend a summer afternoon downtown, the 2026 San Clemente Fiesta Music Festival is one of the best community events of the season.

Come enjoy live music, explore Avenida Del Mar, support local businesses and organizations, and experience one of San Clemente’s longest-running traditions.

Saturday, August 8 | 11 AM–6 PM | Downtown San Clemente | FREE Admission

For the latest event information and transportation updates, visit the San Clemente Chamber of Commerce’s official Fiesta Music Festival event page.

San Clemente Luxury Home Construction Update: Drywall, Stucco & Designer Details

Building a luxury custom home is about much more than framing walls—it's about executing every detail with precision. In our latest San Clemente luxury home construction update, we're reaching one of the most exciting stages of the project as drywall, smooth stucco, flooring, and custom outdoor spaces begin transforming the house into a finished home.

Every week brings visible progress, and this stage highlights many of the premium features that separate a truly custom luxury residence from standard new construction.

Exterior Progress: Premium Smooth Stucco Installation

One of the biggest milestones this week is the application of the final smooth stucco color coat.

Unlike traditional sand or lace finishes commonly seen throughout Southern California, this home features a modern smooth stucco finish, creating clean architectural lines and a contemporary appearance.

Common Stucco Finishes

• Sand Finish
• Lace Finish
• Knockdown Finish
• Smooth Finish (Modern Luxury)

While smooth stucco is the most labor-intensive—and often the most expensive—it delivers a sophisticated look that complements today's luxury architecture.

Because every imperfection becomes visible under changing sunlight, achieving a flawless smooth finish requires exceptional craftsmanship and attention to detail.

Why Smooth Stucco Costs More

Many homeowners wonder why smooth stucco carries a premium price.

The answer comes down to craftsmanship.

Smooth stucco requires:

• Multiple finish coats
• Precise hand finishing
• Extensive surface preparation
• Careful inspection under different lighting conditions

The result is a timeless, elegant exterior that significantly elevates curb appeal.

Inside the Home: Drywall Installation Underway

Inside the home, drywall crews are making tremendous progress.

Large 12-foot drywall sheets are being installed throughout the house. Longer sheets reduce the number of seams, creating stronger walls with fewer visible joints.

Today's drywall is secured using screws instead of traditional drywall nails, providing greater strength and reducing future movement.

After installation, inspectors verify that the drywall has been properly fastened before finishing work begins.

The Three-Step Drywall Finishing Process

After hanging the drywall, contractors begin finishing each wall.

The process includes:

1. Applying joint compound ("mud")
2. Embedding drywall tape
3. Sanding smooth

This process is typically repeated three separate times to create perfectly flat walls.

For homes with 10-foot ceilings, installers often use stilts to reach ceiling joints efficiently.

Choosing Smooth Drywall for a Modern Home

Just like stucco, drywall textures have evolved over the years.

Traditional homes often feature:

• Orange Peel
• Knockdown Texture

This custom home instead uses Level 5 smooth drywall, one of the highest-quality drywall finishes available.

Smooth walls reflect natural light beautifully and create a cleaner, more contemporary aesthetic—but they require significantly more labor and precision.

Energy Efficiency Starts Behind the Walls

Before drywall covers everything, insulation plays a critical role in the home's long-term performance.

This custom home includes:

• High R-value insulation
• Wall insulation
• Ceiling insulation
• Raised foundation insulation
• Spray foam air sealing

These upgrades help maintain comfortable indoor temperatures while reducing heating and cooling costs throughout the year.

Specialty Drywall in Wet Areas

Not every wall receives standard drywall.

Bathrooms, sink areas, and moisture-prone locations use green board, a moisture-resistant drywall specifically designed to reduce the risk of mold and water damage.

Depending on the manufacturer, this material may appear green or purple but serves the same purpose: improved durability in damp environments.

Thoughtful Bathroom Design

Luxury homes stand apart because of thoughtful planning.

The primary bathroom demonstrates this perfectly with:

• Recessed medicine cabinets
• Built-in electrical for illuminated mirrors
• Symmetrical lighting layout
• Designer sconces
• Hidden in-wall storage

These subtle design decisions create a clean, upscale appearance while maximizing functionality.

Stone Slab Shower Creates a Spa Experience

One of the standout features is the spectacular primary shower.

Instead of traditional tile, the shower walls feature large-format natural stone slabs.

Benefits include:

• Fewer grout lines
• Easier maintenance
• Continuous natural veining
• Luxury hotel aesthetic
• Higher-end finish

The shower will also feature:

• Skylight for natural light
• Matching stone flooring
• Oversized walk-in design

The combination creates a bright, spa-inspired retreat.

Hardwood Flooring Installation Begins

Flooring has now been installed in several bedrooms.

The selected hardwood features:

• Minimal color variation
• Soft natural tones
• Modern appearance
• Excellent continuity throughout the home

This style creates a calm, cohesive design that complements contemporary architecture.

Outdoor Living Spaces Take Shape

Luxury living extends well beyond the interior.

The outdoor spaces are being carefully designed to maximize usability and privacy.

Upcoming features include:

• Natural gas fire pit
• Water feature
• Decorative fountain wall
• Artificial turf
• Floating concrete pads
• Seating areas
• Landscape planters

Each element contributes to an outdoor environment perfect for entertaining and relaxing year-round.

Wider Driveways Improve Everyday Living

One often-overlooked design feature is the driveway.

Rather than ending the concrete flush with the garage doors, this custom home extends the driveway beyond the garage width.

Benefits include:

• Easier vehicle access
• More comfortable parking
• Additional walking space
• Better functionality for larger vehicles

It's a small detail that dramatically improves everyday convenience.

Proper Drainage Protects the Home

Every exterior concrete surface has been engineered with proper slope to direct water away from the foundation.

Construction also includes:

• Retaining walls
• Concrete pads beneath roof overhangs
• Trash enclosure pad
• Future privacy fencing

These infrastructure improvements help preserve the home's structural integrity while creating clean, usable outdoor spaces.

High-End Architectural Details

Another standout design feature is the custom wood soffits installed beneath the roof overhangs.

Wood ceiling accents have become one of today's most desirable architectural trends because they:

• Add warmth
• Increase visual interest
• Contrast beautifully with smooth stucco
• Elevate curb appeal

Combined with clean modern lines, they help give the home its luxury appearance.

A Luxury Home Built for Modern Living

From premium smooth stucco and flawless drywall to spa-inspired bathrooms and thoughtfully designed outdoor living areas, every stage of this San Clemente custom home reflects careful planning and superior craftsmanship.

As construction continues, each completed detail brings this exceptional residence closer to becoming a truly one-of-a-kind luxury home in coastal Orange County.

Stay tuned for future construction updates as landscaping, cabinetry, lighting, and final finishes begin transforming this project into its finished masterpiece.

Frequently Asked Questions

Why is smooth stucco more expensive?

Smooth stucco requires additional labor, multiple finish coats, and precise hand finishing to eliminate imperfections, making it one of the most premium exterior finishes available.

What is Level 5 drywall?

Level 5 drywall is the smoothest drywall finish available. It involves multiple coats of joint compound and extensive sanding to create perfectly flat walls with no visible texture.

What is green board drywall?

Green board is moisture-resistant drywall designed for bathrooms, laundry rooms, and other damp areas to help reduce mold and moisture damage.

Why use stone slabs instead of tile?

Large stone slabs reduce grout lines, simplify cleaning, and create a seamless luxury appearance that's popular in high-end custom homes.

What makes a luxury custom home different?

Luxury custom homes emphasize premium materials, personalized design, energy efficiency, superior craftsmanship, and thoughtful details that improve both aesthetics and daily living.

2026 US Open of Surfing in Huntington Beach: Everything You Need to Know

One of Southern California’s biggest summer traditions is back! The 2026 Lexus US Open of Surfing Presented by Pacifico is taking place in Huntington Beach from Saturday, July 25 through Sunday, August 2, 2026.

The free, family-friendly event brings world-class surfing, live music, athlete appearances and action-sports activities to the beach just south of the Huntington Beach Pier.

Whether you are a dedicated surf fan or simply looking for something exciting to do in Orange County, here is everything you need to know before heading to the 2026 US Open of Surfing in Huntington Beach.

2026 US Open of Surfing Quick Facts

Dates: July 25–August 2, 2026
Location: South side of the Huntington Beach Pier
City: Huntington Beach, California
Admission: Free
Main attractions: Professional surfing, live music, athlete signings, movie screenings, food, beverages, games and product demonstrations
Competition divisions: WSL Challenger Series and WSL Longboard Tour

The event takes place daily, although individual competition times may change depending on surf conditions.

What Is the US Open of Surfing?

The US Open of Surfing is one of the world’s largest and most recognized surfing competitions. Huntington Beach has hosted major surf competitions for decades, making the city’s famous pier and wide sandy beaches a natural setting for the event.

The 2026 competition includes the fourth stop of the World Surf League Challenger Series and the second stop of the WSL Longboard Tour. Visitors can watch leading surfers from around the world compete in the waves while enjoying a festival-like atmosphere on the sand.

What Can You Do at the 2026 US Open of Surfing?

Surfing may be the main attraction, but there is plenty happening outside the competition area.

Visitors can expect:

• Professional surfing competitions
• Live music at the WSL Beach Bar stage
• Athlete appearances and signings
• Movie screenings
• DJs and beachside entertainment
• Food and beverages available for purchase
• Product demonstrations
• Games, giveaways and activities from action-sports brands

The combination of elite competition and interactive activities makes the US Open of Surfing a fun outing for families, teenagers, couples and groups of friends.

Is the US Open of Surfing Free?

Yes. The 2026 US Open of Surfing is free and open to the public.

You do not need a general-admission ticket to watch the competition from the beach or explore the main event area. Food, drinks, merchandise and certain premium experiences may be available for purchase.

Because the event attracts large crowds, arriving early is strongly recommended—especially during the final weekend.

Where Is the US Open of Surfing Held?

The event takes place on the beach immediately south of the Huntington Beach Pier.

A useful destination for navigation is:

Huntington Beach Pier
Main Street and Pacific Coast Highway
Huntington Beach, CA 92648

The primary event footprint extends across the sand south of the pier. Downtown Huntington Beach, Main Street and Pacific City are all within walking distance.

Parking for the US Open of Surfing

Parking near the pier can fill quickly during major Huntington Beach events. Visitors should allow extra travel time and arrive as early as possible.

Parking options may include:

• Huntington Beach beachfront parking lots
• Pier Plaza parking
• Main Promenade parking structure
• 5th & PCH parking structure
• Pacific City parking
• Metered parking along Pacific Coast Highway
• Downtown Huntington Beach public parking

Parking availability, hours and prices can change, so review posted signs carefully.

Visitors who live nearby may find it easier to bike to the event. Huntington Beach also offers a complimentary bike-valet program at The Strand on 5th Street during designated operating dates and hours.

What Should You Bring?

There is limited shade on the sand, so plan for a full day outdoors.

Consider bringing:

• Sunscreen
• A hat and sunglasses
• Refillable water bottles
• Beach towels or portable chairs
• A beach umbrella
• Comfortable walking shoes
• A light jacket for the afternoon or evening
• A portable phone charger

Beach umbrellas are permitted. Keep in mind that dogs, smoking and drones are not allowed within the official event area.

Is the US Open of Surfing Family-Friendly?

Yes. The event is considered family-friendly and includes plenty to see beyond the surfing competition.

Families with younger children may prefer arriving early in the day, when parking and viewing areas may be easier to navigate. Because the event is held on the beach, parents should prepare for sun exposure, crowds and extended walking on sand.

Where Can You Watch the Competition Online?

Those who cannot attend in person can follow the competition through the World Surf League’s website or WSL mobile app.

Competition schedules can change based on weather and wave conditions, so checking the official schedule before leaving home is recommended.

Things to Do Near the Huntington Beach Pier

Turn your visit into a complete Orange County beach day by exploring nearby attractions before or after the event.

Popular options include:

• Walking along the Huntington Beach Pier
• Shopping and dining on Main Street
• Visiting Pacific City
• Exploring the International Surfing Museum
• Renting bikes and riding along the beachfront path
• Enjoying an ocean-view lunch or dinner
• Visiting the Bolsa Chica Ecological Reserve
• Watching the sunset from the beach

Downtown Huntington Beach has numerous restaurants, coffee shops and casual dining options within walking distance of the event.

Frequently Asked Questions

When is the 2026 US Open of Surfing?

The event runs from July 25 through August 2, 2026, in Huntington Beach, California.

Where is the US Open of Surfing held?

The competition and festival area are located on the beach south of the Huntington Beach Pier.

Do you need tickets for the US Open of Surfing?

General admission is free and open to the public. Food, drinks, merchandise and certain upgraded experiences may cost extra.

Can I bring a beach umbrella?

Yes. Beach umbrellas are permitted and recommended because the beach offers little natural shade.

Are dogs allowed at the US Open of Surfing?

Dogs are not permitted inside the official event site. Smoking and drones are also prohibited.

Is the event appropriate for children?

Yes. The event is family-friendly, but parents should plan for crowds, sun exposure and walking across sand.

Experience the Orange County Coastal Lifestyle

Events like the US Open of Surfing are part of what makes living in Orange County so special. From Huntington Beach to San Clemente, residents enjoy beautiful beaches, outdoor recreation, community events and an active coastal lifestyle throughout the year.

Orange County Housing Market Update: Inventory Rises and Sales Slow in July 2026

The Orange County housing market has moved into a noticeably slower phase as summer progresses.

As of mid-July, the number of active listings had climbed to 5,020 homes, while buyer demand fell to 1,472 pending sales. Orange County’s Expected Market Time consequently increased to 102 days, up from 90 days just two weeks earlier.

For buyers, this means more choices, more time to evaluate properties and potentially greater negotiating room. For sellers, it means pricing, preparation and presentation have become increasingly important.

Orange County Housing Market at a Glance

Nearly two-thirds of Orange County’s available homes have now been listed for at least 30 days, and 41% have remained on the market for more than 60 days. However, the market is not at a standstill: 1,994 residential resales closed during June, and approximately half of those homes sold within their first two weeks on the market.

The takeaway is clear: homes can still sell quickly, but buyers are becoming much more selective.

Orange County Housing Inventory Continues to Rise

Orange County’s active inventory increased by 323 homes in two weeks, reaching 5,020 listings. That was the largest two-week increase since early in the year.

Inventory is nearly equal to last year’s level of 5,050 homes but remains approximately 35% below the pre-pandemic average of 6,776 homes. This means buyers have more options than they did during the exceptionally low-inventory years, but the county is not experiencing an oversupply of housing by historical standards.

The increase in inventory is primarily the result of homes taking longer to sell rather than a flood of new listings. Through June, 15,943 homes had entered the Orange County market, which was 28% below the average number listed during the same period from 2017 through 2019.

Buyer Demand Fell to a Historic Mid-July Low

Buyer demand, measured by the number of new pending sales during the previous 30 days, fell by 86 transactions in two weeks to 1,472.

That represents a 6% decline and the lowest mid-July demand reading since tracking began in 2004. Demand was also 8% lower than it was at the same time last year and 75% below the pre-pandemic average.

Affordability remains the biggest challenge. The report cited a 6.55% mortgage rate, which was the highest recorded at that point in 2026. Even small movements in mortgage rates can significantly affect monthly payments and purchasing power.

How Long Are Orange County Homes Taking to Sell?

Orange County’s Expected Market Time increased from 90 to 102 days in two weeks.

Expected Market Time is not the same as the days on market for an individual property. It estimates how long it would take to sell all current listings at the present rate of buyer demand.

The market was moving slightly faster at this time last year, when Expected Market Time was 96 days. The pre-pandemic average was approximately 80 days.

There is also a notable difference between property types:

• Detached homes: 96-day Expected Market Time
• Condominiums and townhomes: 112-day Expected Market Time

Detached homes are currently selling at a faster overall pace than attached properties.

South Orange County Market Snapshot

Market conditions vary significantly by city. The following figures compare current inventory and demand with June 2026 closed-sale statistics.

San Clemente and Dana Point are currently moving faster than the countywide average. Laguna Beach, with its higher concentration of luxury properties, has a substantially longer Expected Market Time.

These numbers also demonstrate why broad countywide statistics should not be used to price an individual home. Neighborhood, view, condition, floor plan, lot location, upgrades and price range can produce very different results within the same city.

What the July Market Means for Orange County Sellers

Sellers are now competing against more available homes while buyer activity is declining. In this environment, testing an aspirational price can cause a home to sit on the market and lose momentum.

The strongest seller strategies include:

1. Price according to current buyer activity

Pricing should be based on recent closed sales, active competition and—most importantly—homes that have recently entered escrow.

Pending sales often provide the best indication of what buyers are willing to purchase in the current market.

2. Prepare the home before it is listed

Buyers have more choices and are less likely to overlook dated finishes, deferred maintenance or poor presentation.

That does not mean every seller needs a major renovation. Strategic improvements such as paint, flooring, lighting, landscaping, repairs and professional staging can often make a meaningful difference.

The goal is to identify the updates that are most likely to improve marketability and return—not simply spend money everywhere.

3. Make a strong first impression

A home receives its greatest attention when it first appears online. Professional photography, compelling marketing and showing-ready condition should be in place before the listing becomes active.

4. Evaluate feedback quickly

A lack of showings usually points to price or presentation. Showings without offers may indicate that buyers see more value in competing homes.

Adjusting quickly is generally more effective than waiting several months and making a major reduction after the listing has become stale.

What the July Market Means for Orange County Buyers

Buyers have more options than they did several years ago, especially when considering homes that have been listed for 30 days or longer.

Depending on the property, buyers may have opportunities to negotiate:

• Purchase price
• Seller-paid repairs
• Closing-cost credits
• Interest-rate buydowns
• Longer contingency periods
• Flexible closing or possession dates

However, buyers should not assume that every seller is desperate or that every home will receive a large discount. The June countywide sales-to-list-price ratio was still 99.9%, and properly priced, move-in-ready homes can continue to sell quickly.

Orange County’s Luxury Market Is Moving More Slowly

The luxury market, defined in the report as homes priced above $2.5 million, slowed considerably in July.

Luxury inventory increased to 1,053 homes while demand fell to 164 pending sales. Overall Expected Market Time for the luxury segment increased to 193 days.

Expected Market Time by luxury price range was:

Luxury sellers need to be particularly careful about pricing because there are fewer qualified buyers and substantially longer marketing periods. At the same time, luxury buyers may have greater negotiating opportunities when a property has accumulated significant market time.

Is Orange County Heading Toward a Housing Crash?

Current statistics do not indicate a foreclosure-driven housing crash.

Only eight distressed properties—four foreclosures and four short sales—were actively listed at the time of the report. Distressed homes accounted for approximately 0.2% of active inventory, and 99.7% of June sales involved traditional sellers with equity.

Today’s slowdown is primarily associated with affordability, elevated mortgage rates, reduced buyer demand and growing seller competition—not widespread homeowner distress.

The Bottom Line

Orange County real estate is moving more slowly, but it remains highly dependent on the individual property.

Buyers have more homes to choose from and may find improved negotiating opportunities. Sellers can still achieve strong results, but they must accurately price their homes, prepare them thoughtfully and create compelling value from the first day on the market.

Before completing renovations or choosing a listing price, it is important to evaluate the property’s specific neighborhood, condition, view, floor plan, recent comparable sales and current competition.

Thinking About Selling an Orange County Home?

As a former CPA, experienced real estate investor and Orange County REALTOR®, I help homeowners determine which improvements are likely to increase their home’s value—and which expenses may not provide a worthwhile return.

Contact Holly McKhann for a personalized home-value and renovation strategy before placing your home on the market.

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Request My Orange County Home Value

Market statistics are based on the Reports on Housing Orange County Housing Report dated July 20, 2026, using market data through July 16, 2026. Real estate conditions can change quickly and vary by community, property type and price range.

FAQ Section

Is Orange County a buyer’s or seller’s market in July 2026?

Orange County has become more favorable to buyers than it was during the low-inventory years. Inventory has increased, demand has declined and Expected Market Time has reached 102 days. However, desirable homes that are appropriately priced and well presented can still sell quickly.

Are Orange County home prices falling?

The report does not establish a broad countywide price decline. June closed sales achieved an average sales-to-list-price ratio of 99.9%. The more significant changes are longer market times, increased inventory and greater competition among sellers.

How long does it take to sell a home in Orange County?

The countywide Expected Market Time was 102 days in mid-July. Detached homes had an Expected Market Time of 96 days, while condominiums and townhomes averaged 112 days. Individual results vary by price, city, condition and location.

Should I renovate before selling my Orange County home?

Strategic improvements can help a home compete, but a complete remodel is not always necessary. Sellers should prioritize updates that improve presentation, address obvious objections and appeal to the likely buyer for their particular neighborhood and price range.

Is the Orange County luxury market slowing?

Yes. Homes above $2.5 million had an overall Expected Market Time of 193 days. Properties between $2.5 million and $4 million averaged 151 days, while homes above $6 million averaged 341 days.

5th Annual FREE Handel's Ice Cream Event 🍦

Summer is here, which means it's time for one of our favorite community traditions!

THURSDAY, JULY 30th, SEA CANYON PARK, DANA POINT

5:30 PM - 7:00 PM

Celebrate summer with Holly McKhann at the 5th Annual FREE Handel's Ice Cream Event! Reserve your free tickets and enjoy a fun afternoon with family, friends, and neighbors.

We're excited to invite you to the 5th Annual FREE Handel's Ice Cream Event, hosted by Holly McKhann. This annual event is our way of saying thank you to our amazing clients, friends, neighbors, and the South Orange County community.

Whether you've attended in previous years or this will be your first visit, we would love to see you there for an afternoon filled with delicious ice cream, great conversations, and plenty of smiles.

A Sweet Summer Tradition

For five years, this event has brought together families, friends, and neighbors from across South Orange County to enjoy one simple thing—great ice cream and even better company.

It's a relaxed opportunity to catch up, meet new people, and spend time with the community that makes South Orange County such a wonderful place to call home.

No presentations. No sales pitches. Just a fun afternoon celebrating summer together.

Why You Should Attend

• 🍦 FREE Handel's Ice Cream
• ☀️ Family-friendly atmosphere
• 👨‍👩‍👧 Great for kids and adults
• 🤝 Meet local neighbors and friends
• 📸 Perfect summer photo opportunity
• ❤️ Celebrate five years of this community tradition

Reserve Your Spot

While the event is completely FREE, registration helps us plan for everyone attending.

Reserve your complimentary tickets here:

🎟️ Event Registration:
https://www.eventbrite.com/e/5th-annual-free-handels-ice-cream-tickets-1994243149945?aff=oddtdtcreator

We look forward to celebrating another wonderful summer with you and your family!

See you there! 🍨

Pretzel Fest 2026 at Old World Huntington Beach: Dates, Tickets, Food and Live Music

Looking for a fun Orange County event this summer? Pretzel Fest 2026 is returning to Old World Huntington Beach for three days of specialty pretzels, authentic German food, cold beer and live entertainment.

The third annual festival will take place on July 25, July 26 and August 1, 2026, at the Old World Biergarten in Huntington Beach. Guests can expect giant Bavarian pretzels, sweet and savory pretzel creations, German cuisine, live bands, shopping and activities for all ages.

Pretzel Fest 2026 at a Glance

Dates and hours:

• Saturday, July 25: 12:00–10:00 p.m.
• Sunday, July 26: 12:00–6:00 p.m.
• Saturday, August 1: 12:00–10:00 p.m.

Location:
Old World Huntington Beach
7561 Center Avenue
Huntington Beach, CA 92647

Admission: Approximately $5–$20 per person, depending on the date, session and when the ticket is purchased.

Parking: Free parking is available.

Age requirement: All ages are welcome. Guests under 21 must attend with a parent or guardian.

Important: Pretzels, meals and beverages are sold separately from admission. Old World also has a clear-bag policy for festivals and live events.

What Is Pretzel Fest?

Pretzel Fest is a summer food and music festival celebrating one of Germany’s most recognizable foods. It is hosted by Old World Huntington Beach, the European-style village known for Orange County’s original Oktoberfest and its popular German festivals.

During Pretzel Fest, traditional Bavarian pretzels are joined by creative options such as dessert pretzels, stuffed pretzels, pretzel sandwiches, pretzel dogs and specialty festival creations.

The festival is held in Old World’s open-air Biergarten, providing a festive setting for families, groups of friends and anyone looking for a unique summer activity in Orange County.

What Food Will Be Available?

Pretzels may be the featured attraction, but visitors can also enjoy a selection of German specialties from the Old World Restaurant.

Festival and restaurant offerings may include:

• Giant Bavarian pretzels
• Sweet dessert pretzels
• Stuffed pretzels
• Pretzel sandwiches and pretzel dogs
• Bratwurst
• Schnitzel
• Sauerbraten
• Pork shank
• Goulash
• Cabbage rolls
• Biergarten burgers

Beer selections are expected to include imported German beers and local craft brews. Cocktails, hard seltzers, schnapps and other beverages may also be available for guests who are 21 or older.

Menus and individual pretzel flavors may be updated as the festival approaches, so check the official Pretzel Fest page before attending.

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Pretzel Fest 2026 Live Music Schedule

Live entertainment is scheduled throughout all three festival days.

Saturday, July 25

• 12:30–3:30 p.m.: Abrakadabra Jazz Trio
• 4:00–7:00 p.m.: Steven Bejarano
• 7:00–10:00 p.m.: Yachtzee

Sunday, July 26

• 1:00–4:00 p.m.: Silk Button Butchers
• 4:00–6:00 p.m.: All Key’d Up, a Billy Joel tribute experience

Saturday, August 1

• 1:00–4:00 p.m.: Abrakadabra Jazz Trio
• 5:00–8:00 p.m.: Steven Bejarano
• 8:00–10:00 p.m.: The Reflexx

The lineup includes jazz, Americana, classic rock, yacht rock, a Billy Joel tribute and ’80s new wave music. Performance times may change, so confirm the schedule on the event website before you go.

How Much Are Pretzel Fest Tickets?

General admission tickets currently range from approximately $5 to $20, depending on the date, session and whether tickets are purchased in advance or at the door.

Advance tickets for daytime sessions generally begin at $5. Some evening sessions cost more, particularly when a ticketed concert is included. The organizers recommend purchasing early because prices may increase and the event can sell out.

Admission does not include pretzels, meals or drinks.

Can You Reserve a Table?

Reserved tables are available for guests who want guaranteed seating. Tables generally accommodate approximately six to eight people.

A table reservation is separate from admission, which means every person at the table must also have an individual admission ticket. Unreserved seating and standing areas are available on a first-come, first-served basis.

Purchasing a reserved table may be worthwhile for larger groups or visitors planning to stay for several hours.

Is Pretzel Fest Family-Friendly?

Yes. Pretzel Fest welcomes guests of all ages and includes food, outdoor dining, live entertainment and shopping.

Anyone under 21 must be accompanied by a parent or guardian. Alcoholic beverages are only available to guests who meet the legal drinking-age requirements.

Families attending with young children should review the schedule carefully because Saturday evening sessions may become louder and more concert-focused.

Parking and What to Know Before You Go

Old World offers free event parking. Visitors should follow the Old World parking signs to the designated parking structures near Huntington Village Lane, Center Avenue and Bella Terra.

Do not park in areas marked as restricted Old World Village parking, as unauthorized vehicles may be towed.

Old World has also implemented a clear-bag policy for its festivals and ticketed events. Review the current venue policy before arriving so you do not have to return prohibited items to your vehicle.

Consider bringing:

• Your digital or printed admission ticket
• A permitted clear bag
• Photo identification when purchasing alcohol
• Sunscreen for daytime sessions
• A light layer for the evening
• A payment method for food, drinks and shopping

Frequently Asked Questions About Pretzel Fest 2026

When is Pretzel Fest in Huntington Beach?

Pretzel Fest will be held Saturday, July 25; Sunday, July 26; and Saturday, August 1, 2026.

Where is Pretzel Fest held?

The festival takes place at Old World Huntington Beach, located at 7561 Center Avenue in Huntington Beach, California.

Is Pretzel Fest free?

No. Admission currently ranges from approximately $5 to $20, depending on the session and purchase date. Parking is free.

Does admission include food?

No. Pretzels, meals and drinks are purchased separately.

Is Pretzel Fest appropriate for children?

Yes. The event is open to all ages, although guests under 21 must be accompanied by a parent or guardian.

Is seating guaranteed?

No. General seating is first-come, first-served. Reserved tables can be purchased separately for guaranteed seating.

Are dogs allowed at Pretzel Fest?

Pet rules depend on the event area, date and time. Pets may be permitted on portions of the outdoor Biergarten patio, but they are not allowed inside ticketed concerts. Service animals are permitted. Check the current venue policy before bringing a pet.

Make Pretzel Fest Part of Your Orange County Weekend

Pretzel Fest offers a lively combination of food, music and European-inspired atmosphere without leaving Orange County. Come for a giant pretzel, stay for the live entertainment and explore the shops and restaurants throughout Old World Village.

Event information, entertainment schedules and ticket prices can change. Visit the official Pretzel Fest page before leaving home for the most current information.

Thinking About Living in Orange County?

From coastal communities and neighborhood events to restaurants and outdoor activities, Orange County offers something for nearly every lifestyle.

Considering buying or selling a home in Orange County? Holly McKhann and her team can help you understand the local market, explore available homes and make a confident real estate decision.

Suggested button: Explore Orange County Homes for Sale

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• Orange County homes for sale
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• Contact Holly McKhann

How a Strategic Home Transformation Helped This Orange County Home Sell $150,000 Over Asking

Can renovating your home before selling really make a difference?

Yes—but the goal is not necessarily to remodel everything. The most successful pre-sale renovation plans focus on the improvements that reduce buyer objections, strengthen the home’s first impression and create an emotional connection.

In this case, a carefully planned home transformation, combined with strategic pricing and marketing, helped the property sell for $150,000 over its asking price.

Watch the full before-and-after transformation below to see how the home changed and why the final presentation mattered.

The Result: $150,000 Over the Asking Price

Selling over asking does not happen because of renovations alone.

The final outcome typically comes from several strategies working together:

• Choosing the right improvements
• Controlling the renovation budget
• Presenting the home properly
• Pricing the property strategically
• Creating strong market exposure
• Generating competition among qualified buyers
• Negotiating the offers and terms carefully

The transformation helped buyers see the home at its best, but the pricing and launch strategy were also essential.

It is important to remember that an asking price is part of a marketing strategy. Selling over asking does not automatically mean a home sold above its true market value. The stronger question is whether the overall plan produced the highest realistic net proceeds for the seller.

Should You Renovate Your Home Before Selling?

Not every Orange County home needs a major renovation before going on the market.

Some homes should receive only a light refresh. Others may benefit from more substantial improvements. The right decision depends on the home’s condition, neighborhood, likely buyer, price range and competition.

Before recommending any work, I look at questions such as:

• What condition are competing homes in?
• Which updates will buyers expect at this price point?
• Are there visible issues that could make buyers hesitate?
• Will an improvement photograph well online?
• Can the work be completed efficiently?
• Is the likely increase in value greater than the cost, time and risk?
• Would the seller be better off listing the home in its current condition?

The objective is not simply to create a prettier home. It is to make financially responsible decisions that improve the seller’s overall result.

Renovate Strategically, Not Emotionally

One of the biggest mistakes sellers make is renovating according to their personal taste instead of the expectations of the likely buyer.

A pre-sale renovation should usually be:

• Broadly appealing
• Consistent with the neighborhood
• Appropriate for the home’s price range
• Durable enough to feel well executed
• Neutral without feeling cold or unfinished
• Designed to photograph well

This is different from renovating a home you plan to live in for the next 10 years.

When preparing a property for sale, every improvement should have a purpose. It should improve presentation, remove an objection or make the home more competitive.

Which Improvements Usually Make the Biggest Difference?

The most valuable improvements vary from home to home, but buyers tend to notice several areas immediately.

Paint and lighting

Fresh paint and updated lighting can make a home feel cleaner, brighter and more current. They can also help connect rooms that previously felt mismatched.

Flooring

Worn, damaged or heavily dated flooring can affect a buyer’s impression of the entire house. Consistent flooring often helps a home feel larger and more cohesive.

Kitchens and bathrooms

A complete kitchen or bathroom remodel is not always necessary. In some cases, selective improvements can dramatically improve the presentation without the expense of rebuilding the entire space.

Curb appeal

The exterior creates the buyer’s first in-person impression. Landscaping, exterior paint, lighting, the front entry and basic maintenance can influence how buyers feel before they walk through the door.

Repairs and deferred maintenance

Visible maintenance problems can make buyers wonder what else may be wrong with the home. Addressing obvious repairs before listing can prevent relatively small issues from becoming major buyer objections.

Staging and final presentation

Even an updated property may not show well if the furniture, layout and accessories distract from its best features. Staging helps buyers understand room sizes, traffic flow and how the home can function.

Why First Impressions Matter So Much

Most buyers first experience a property through listing photos, video and online advertising.

That means the renovation strategy must be connected to the marketing strategy.

A beautiful improvement that does not photograph well may provide less marketing value than expected. Conversely, improvements that create brighter rooms, cleaner sightlines and a more cohesive design can make the property stand out online.

The goal is to encourage buyers to:

1. Stop scrolling
2. Click on the listing
3. Schedule a showing
4. Feel an emotional connection
5. Submit a strong offer

The physical preparation of the home and the digital presentation should be planned together.

Strategic Pricing Can Create Competition

Renovating a home and then pricing it too aggressively can reduce buyer interest.

Buyers compare a property with other available and recently sold homes. Even a beautifully improved home must feel appropriately positioned within the market.

A strategic asking price can help attract more attention and create urgency. When multiple qualified buyers become interested, the seller may receive stronger pricing, better terms or both.

However, intentionally pricing low is not automatically the right strategy for every property. The correct approach depends on current inventory, recent comparable sales, buyer demand and the uniqueness of the home.

Marketing Must Support the Transformation

Once the work is complete, the listing should clearly communicate what makes the property special.

An effective launch may include:

• Professional photography
• Property video
• Before-and-after content
• Strong listing copy
• Social media promotion
• Email marketing
• Agent-to-agent promotion
• Open houses and private showings
• Clear communication about improvements
• Strategic follow-up with interested buyers and agents

A renovation creates the product. Marketing ensures that the right buyers see and understand it.

Can Renovations Guarantee a Sale Over Asking?

No. No renovation or marketing strategy can guarantee that a home will sell over asking.

The final result is influenced by:

• The original asking price
• The home’s location
• Property condition
• Current inventory
• Interest rates
• Buyer demand
• Comparable sales
• Timing
• Marketing quality
• Offer terms and negotiations

The purpose of a pre-sale improvement plan is not to promise a specific price. It is to position the seller to achieve the strongest realistic result while avoiding unnecessary spending.

How Much Should You Spend Before Selling?

The answer should be based on the likely return—not a predetermined renovation budget.

Before spending money, sellers should consider:

• The estimated current value in as-is condition
• The potential value after improvements
• The total renovation cost
• Holding costs and project delays
• The likelihood that buyers will value the updates
• The seller’s available cash and risk tolerance
• Whether less expensive improvements could achieve a similar result

In certain situations, a full renovation may make sense. In others, paint, flooring, repairs, staging and professional presentation may be enough.

The Advantage of Working With a Realtor Who Understands Renovations

Having completed more than 250 home flips with my husband, I approach preparation from both a real estate and investment perspective.

I understand how quickly renovation costs can increase, which improvements buyers tend to notice and where sellers can unintentionally overspend.

My role is to help sellers determine:

• What should be improved
• What can remain as-is
• Which projects may produce a worthwhile return
• Which projects are unlikely to pay off
• How to coordinate the preparation with pricing and marketing
• How to protect the seller’s net proceeds

The most expensive renovation is not necessarily the most profitable one. The best plan is the one designed specifically for the property, seller and current market.

Frequently Asked Questions

Is it better to renovate or sell a home as-is?

It depends on the property, the likely buyer and the financial return. Some homes benefit greatly from improvements, while others should be sold as-is with pricing that reflects their condition.

Do I need to remodel my kitchen before selling?

Not necessarily. A kitchen may benefit from selective cosmetic improvements rather than a complete remodel. The decision should be based on condition, buyer expectations and potential return.

Which home improvement offers the best return?

There is no single improvement that is best for every home. Paint, flooring, lighting, repairs, curb appeal and staging often have a strong impact because they influence the overall presentation.

Can a Realtor help coordinate improvements?

Yes. A Realtor with renovation experience can help evaluate potential projects, prioritize the work and connect the preparation strategy with the eventual pricing and marketing plan.

When should I begin preparing my home for sale?

Ideally, sellers should begin the conversation several weeks or months before they want to list. This provides time to evaluate options, obtain bids and complete the right work without making rushed decisions.

Thinking About Selling in Orange County?

Before you begin making improvements, it is helpful to understand what your home may be worth today, what it could potentially be worth after strategic updates and which projects are most likely to influence buyers.

I help homeowners in San Clemente, Dana Point and throughout South Orange County create customized preparation plans designed to maximize their sale price while protecting their bottom line.

Contact me to schedule a personalized home and renovation consultation.

Flooring Secrets Every Homeowner Should Know Before Renovating or Selling.

By Holly McKhann, REALTOR® | Former CPA and Orange County renovation specialist with experience completing 250+ home flips

Flooring is one of the largest visual surfaces in your home. When it is outdated, damaged, or inconsistent, the entire property can feel older—even when the kitchen, paint, and furnishings have been updated.

The right flooring can create a more cohesive interior, make rooms appear larger, and help buyers view a property as clean and move-in ready. But before choosing a material based solely on appearance, there are several important details every homeowner should understand.

Start With Your Goal

The best flooring choice depends on what you are trying to accomplish.

Are you remodeling a home you plan to enjoy for the next decade? Preparing a property for tenants? Updating a home before placing it on the market?

A homeowner planning to stay long-term may prioritize comfort, personal style, and durability. A seller should generally focus on broad buyer appeal, visual consistency, and whether the improvement makes financial sense for that particular property.

Replacing flooring before selling is not automatically the right answer. In some homes, professional cleaning, repairing damaged areas, or refinishing existing wood floors may be enough. In others, worn carpet or several competing flooring styles can make a replacement worthwhile.

Consistency Can Matter More Than the Material

One of the easiest ways to make a home feel more spacious is to reduce unnecessary flooring transitions.

When the entry, living room, kitchen, and hallway all have different materials, the interior can feel visually divided. Using one cohesive flooring product throughout the primary living areas often creates better flow and allows buyers to focus on the home rather than the transitions between rooms.

Bedrooms can still have carpet, and bathrooms may require a different moisture-resistant surface. The goal is not necessarily to use one product everywhere—it is to create a deliberate and coordinated appearance.

Understand the Most Common Flooring Options

Engineered Hardwood

Engineered hardwood provides the appearance and warmth of real wood while generally offering greater dimensional stability than traditional solid hardwood.

It can be an attractive choice for homeowners who want an elevated, natural appearance. However, quality, veneer thickness, installation method, and refinishing limitations can vary significantly between products.

Luxury Vinyl Plank

Luxury vinyl plank, commonly called LVP, is popular because it combines a wood-look appearance with durability and easier maintenance.

It can work well for active households, rental properties, children, and pets. Homeowners should still compare product thickness, wear layer, locking system, texture, and overall realism rather than choosing solely by price.

Laminate

Today’s laminate flooring can provide realistic wood visuals and strong scratch resistance at a relatively approachable price.

Some products are marketed as water-resistant or waterproof, but homeowners should carefully review the manufacturer’s warranty and installation requirements. Not every laminate performs the same way around standing water or moisture.

Carpet

Carpet remains a practical option for bedrooms, stairs, and spaces where warmth and sound absorption are important.

When preparing a home for sale, a neutral carpet with quality padding can provide a fresh appearance without requiring the cost of hard-surface flooring throughout every room.

Tile

Tile is durable and well suited for bathrooms, laundry rooms, and other areas exposed to moisture. However, tile style, grout color, and installation quality can strongly influence whether it looks current or dated.

Look Beyond the Price Per Square Foot

The advertised material price is only part of the total flooring budget.

Your project may also require:

• Removal and disposal of the existing flooring
• Subfloor repairs or leveling
• Moisture testing or a moisture barrier
• Underlayment
• New baseboards or shoe molding
• Door trimming
• Stair materials
• Transitions between surfaces
• Furniture moving
• Labor and delivery

A less expensive flooring product can become costly when significant preparation is required. Before ordering, ask for a detailed estimate that identifies both material and installation-related expenses.

The Subfloor Can Determine the Final Result

Even high-quality flooring can look and perform poorly when installed over an uneven or damaged surface.

Low areas, cracks, moisture, squeaks, and movement should be addressed before the finished flooring is installed. Otherwise, homeowners may experience hollow spots, movement between planks, separation, or premature wear.

This is one reason professional installation and proper preparation can be just as important as the flooring product itself.

Always Keep Extra Flooring

Homeowners should consider purchasing additional material and storing it after installation.

Flooring styles, colors, and manufacturing runs change frequently. A matching product may be difficult—or impossible—to locate several years later when one section is damaged.

Extra planks can be especially helpful after a plumbing leak, appliance replacement, wall modification, or localized repair. Keep the flooring stored flat and in a dry, temperature-controlled location whenever possible.

Be Careful With Highly Specific Trends

Flooring occupies too much visual space to treat it like a small decorative accessory.

A strongly colored or highly patterned floor may look exciting in a showroom but can limit future paint, cabinet, countertop, and furniture choices. It may also appeal to a smaller group of buyers when the home is eventually sold.

Warm, natural-looking neutrals usually provide more flexibility than colors tied to a short-lived design trend. This does not mean every home needs the same floor. The flooring should still complement the property’s architecture, price range, and overall design.

Consider How the Floor Looks in Your Own Home

Lighting can significantly change the appearance of a flooring sample.

A product that looks beige in a showroom may appear gray, yellow, or much darker inside your home. Bring several samples into the property and view them during the morning, afternoon, and evening.

Place the samples next to your cabinets, countertops, paint, and existing furniture. Whenever possible, look at several full planks together. A small sample may not reveal the full variation, grain pattern, or repetition of the product.

Some flooring retailers also offer digital room visualization tools that allow homeowners to preview different products in a photo of their room. Hernandez Wholesale Flooring, featured with the video, currently offers hardwood, laminate, carpet, waterproof flooring, and an online room visualizer.

Should You Replace Flooring Before Selling?

New flooring may be worth considering when the existing surface is:

• Heavily stained or damaged
• An unusually bold or dated color
• Creating strong odors
• Different in nearly every room
• Making an otherwise updated home feel unfinished
• Likely to distract buyers during showings

However, flooring should be evaluated as part of the home’s complete preparation strategy. The appropriate investment for a $900,000 home may be very different from the right choice for a coastal luxury property.

Before committing to a large project, compare the cost against the likely effect on presentation, buyer interest, and marketability. No single improvement guarantees a dollar-for-dollar return.

Get Advice Before Making a Major Investment

With experience helping clients buy, sell, and renovate homes—and having completed more than 250 home flips—I have seen how flooring choices can either bring an interior together or make an otherwise attractive renovation feel disconnected.

Before updating your San Clemente, Dana Point, or South Orange County home, it helps to consider the neighborhood, anticipated buyer, property value, and the condition of the rest of the home.

A strategic plan can help you avoid overspending while directing your budget toward improvements buyers are most likely to notice.

Thinking about remodeling or preparing your home for sale? Contact Holly McKhann for practical guidance on which improvements may help your home show—and sell—at its best.

Frequently Asked Questions

What type of flooring is best for resale?

There is no single flooring product that is best for every home. Buyers generally respond well to clean, cohesive, neutral flooring that fits the property’s style and price point. Engineered hardwood, quality wood-look flooring, and fresh neutral carpet can all be appropriate depending on the home.

Is luxury vinyl plank a good choice for Orange County homes?

Luxury vinyl plank can be a practical option for active households, rentals, and properties where water resistance and easier maintenance are priorities. Product quality varies, so homeowners should compare the wear layer, construction, warranty, and appearance.

Should flooring match throughout the entire house?

It does not need to be identical everywhere. However, limiting unnecessary changes—especially across adjoining living areas—can make the home feel larger and more cohesive.

Is it worth replacing carpet before selling?

Replacement may be worthwhile when carpet is stained, worn, strongly colored, or holding odors. In other cases, professional cleaning may be sufficient. The decision should be based on the carpet’s condition and the home’s likely buyer.

How much extra flooring should I order?

The appropriate amount depends on the room layout, installation pattern, product, and expected waste. Your installer or supplier should calculate the needed overage. Keeping additional unopened material after installation can make future repairs much easier.

2026 San Clemente Ocean Festival: Schedule, Events, Parking & Family Guide

One of San Clemente’s most celebrated summer traditions is returning to the pier!

The 48th Annual San Clemente Ocean Festival will take place Saturday, July 18, and Sunday, July 19, 2026, at the San Clemente Pier. Known as “The Greatest Show on Surf,” this two-day festival brings together ocean athletes, local families, artists, musicians and visitors for a weekend filled with surfing, swimming, paddling, beach races and classic Southern California fun.

2026 San Clemente Ocean Festival at a Glance

Dates: Saturday, July 18–Sunday, July 19, 2026
Location: San Clemente Pier and surrounding Pier Bowl area
Main events begin: Approximately 6:30 a.m. each day
Best for: Families, athletes, surfers, beach lovers and visitors of all ages

Watching the competitions, visiting the art show and enjoying the entertainment are great ways to experience the festival without competing. Registration is required for athletic events, and some family activities have separate entry fees.

All events and times are subject to change because of ocean, weather and surf conditions.

What Is the San Clemente Ocean Festival?

The San Clemente Ocean Festival is a community-focused celebration of ocean sports, beach culture and marine safety. It attracts world-class athletes, local competitors and spectators to one of Orange County’s most recognizable coastal settings.

The festival’s mission emphasizes a family-oriented beach experience supported by local volunteers and sponsors. Events range from elite lifeguard competitions to children’s beach races, live music and sand sculpting.

Saturday, July 18: Surfing, Lifeguards and Family Activities

Saturday begins early with the new Pier Bowl Surf Classic, featuring men’s and women’s age-group divisions on the north side of the San Clemente Pier. The first heats are scheduled for 6:30 a.m.

Additional Saturday highlights include:

City Lifeguard Pancake Breakfast

Start the morning with breakfast served by San Clemente lifeguards. The pancake breakfast is scheduled from 7:00 to 11:00 a.m. north of the pier near Marine Safety.

Junior Lifeguard Competition

Young athletes ages 9 through 17 can test their skills in events such as Beach Flags, the Surf Race, Run-Swim-Run and Paddleboard Sprint. Competition is scheduled from 7:45 a.m. to 4:00 p.m. on the north side of the pier.

Dolphin Dash

The Dolphin Dash is a beach run designed for children ages 4 through 12. Race distances increase by age group:

• Ages 4–6: ½ mile at 9:00 a.m.
• Ages 7–9: ¾ mile at 9:20 a.m.
• Ages 10–12: 1 mile at 9:40 a.m.

Every finisher receives a special Dolphin Dash medal. Space may be limited, so advance registration is recommended.

International Lifeguard Competition

Elite lifeguards from California and around the world compete in surf races, rescue relays, paddleboard races, surf ski races, dory races and Ironman and Ironwoman events. The competition is scheduled from 9:00 a.m. to 4:00 p.m.

Woodies on the Pier

Classic wood-bodied automobiles will be displayed along the San Clemente Pier beginning at approximately 9:00 a.m. This is always a favorite photo opportunity and a fun tribute to Southern California surf culture.

Ocean Art Show

The Ocean Art Show opens at 9:00 a.m. in Parque Del Mar, featuring coastal paintings, photography, sculpture, jewelry, mixed media and handcrafted pieces from local and regional artists.

Live Entertainment

Saturday entertainment on the stage south of the pier is scheduled to include Sati, Hula Connection, The Hand Me Downs, Pillow Talk and performances by Kids These Days, Half Pickles and Petrichor.

Sunday, July 19: Beach Races, Groms and Sand Sculptures

Sunday offers another full schedule of athletic competition and family activities.

Groms Rule Surf Contest

Young surfers take over the waves beginning at 6:30 a.m. Divisions include boys and girls ages 10 and under, ages 11–14 and a Push-In Division for children ages 7 and under.

Sand Sculpture Team Competition

Teams begin sculpting south of the pier at 6:30 a.m., transforming the beach into a temporary gallery of castles, creatures and imaginative designs. Sculpting continues until approximately 2:00 p.m.

5K Beach Run/Walk

The shoreline 5K begins at 8:00 a.m. north of the pier. Participants run or walk near the water’s edge along San Clemente’s coastline. The event is open to a wide range of ages and abilities, with awards presented by age group.

Ocean Multisport Challenge

Sunday’s multisport events include:

• One Mile Ocean Swim
• Biathlon with a 1-kilometer swim and 5-kilometer run
• Run-Swim-Run
• Splash & Dash Relay

Athletes may enter an individual event or participate in several disciplines.

Ocean Paddle Series

The paddle series includes open-ocean racing for stand-up paddleboards, prone paddleboards, surf skis and ocean kayaks, along with shorter sprint competitions.

VW Buses on the Pier

Vintage Volkswagen buses and other classic surf vehicles are scheduled to line the pier beginning at approximately 9:00 a.m.

Mermaid Parade

Sunday’s entertainment begins with a colorful Mermaid Parade at 9:00 a.m., featuring mermaids, sea creatures and plenty of ocean-inspired fun for children.

Great Rubber Duck Race

Festivalgoers can purchase and decorate rubber ducks throughout the weekend. On Sunday at approximately 4:00 p.m., lifeguards launch the ducks into the ocean for a wave-powered race to the finish.

Parking and Transportation Tips

Parking close to the San Clemente Pier is limited during major summer events, so arriving early or using public transportation is highly recommended.

Take Metrolink to the Pier

Metrolink’s Orange County and Inland Empire–Orange County lines provide weekend service to the San Clemente Pier Station, placing passengers within minutes of the festival. Weekend day passes are listed at $10, and up to three children age 17 and younger may ride free with each paying adult. Check the current train schedule before leaving.

Ride the Free San Clemente Trolley

The San Clemente Trolley operates its summer routes daily and is free to ride. Trolleys generally arrive every 15 to 25 minutes. Saturday service is scheduled from 10:00 a.m. to 10:00 p.m., while Sunday service runs from 10:00 a.m. to 8:00 p.m. Strollers and beach chairs are permitted, and the trolley is wheelchair accessible.

Because the athletic events begin before regular trolley service, competitors and early-morning spectators should plan another transportation option for arrival.

What to Bring

Bring sunscreen, hats, refillable water bottles, comfortable shoes and layers for a potentially cool or overcast morning. Beach chairs or blankets can be helpful, but keep your setup compact because the Pier Bowl area becomes crowded.

Families may also want to bring:

• Swimsuits and towels
• Sand toys
• Cash or cards for food, merchandise and activities
• A lightweight wagon for younger children
• A waterproof phone pouch
• Binoculars for watching offshore competitions

Always swim near staffed lifeguard towers and follow posted ocean-safety instructions.

Tips for Enjoying the Festival

Arrive early, especially for the surf contests, beach races and lifeguard competitions. Events are spread across the north and south sides of the pier, the pier itself and Parque Del Mar, so allow time to walk between activities.

Check the official event schedule again shortly before attending. Ocean conditions can affect race routes, starting times and the order of competitions.

After the festival, walk up Avenida Del Mar to explore downtown San Clemente’s restaurants, cafés and locally owned shops—or stay near the water and enjoy dinner with an ocean view.

Why the Ocean Festival Is So Special

The San Clemente Ocean Festival showcases many of the qualities that make San Clemente such a special place to live: an active outdoor lifestyle, a strong sense of community, respect for the ocean and generations of local surf culture.

Whether you come to compete, cheer on the junior lifeguards, admire the classic cars or spend a summer day with your family, the Ocean Festival is one of the best opportunities to experience San Clemente at its most energetic and welcoming.

Frequently Asked Questions

When is the 2026 San Clemente Ocean Festival?

The festival will be held Saturday, July 18, and Sunday, July 19, 2026.

Where is the San Clemente Ocean Festival?

Most activities take place around the San Clemente Pier, with events on both sides of the pier, on the pier and in nearby Parque Del Mar.

Is the San Clemente Ocean Festival family-friendly?

Yes. Family highlights include the Dolphin Dash, Mermaid Parade, Groms Rule Surf Contest, sand sculpture competition, Ocean Art Show, classic vehicles and rubber duck activities.

Do I need to register?

Spectators do not need to register to watch the festival. Advance registration is required or strongly recommended for athletic competitions and organized races.

What is the best way to get to the Ocean Festival?

Metrolink provides direct weekend service to the San Clemente Pier Station. The free San Clemente Trolley is another option once regular service begins, although it may not operate early enough for the first competitions.

What happens if the surf or weather is poor?

Event times, courses and activities may be adjusted or canceled because of ocean, weather or surf conditions. Check the official festival schedule before attending.

Explore Life in San Clemente

Community traditions like the Ocean Festival are part of what makes living in San Clemente so unique. From its beaches and historic downtown to its coastal neighborhoods and outdoor lifestyle, San Clemente offers much more than a beautiful place to visit.

Considering buying or selling a home in San Clemente? Contact Holly McKhann for local real estate guidance, neighborhood expertise and help finding the right coastal community for your lifestyle.

Official festival schedule: https://www.oceanfestival.org/copy-of-youth-family-events-2025

Competition details and registration: https://www.oceanfestival.org/athletic-events-2026

Official festival homepage: https://www.oceanfestival.org/

San Clemente Trolley information: https://www.sanclemente.gov/198/San-Clemente-Trolley

Metrolink Ocean Festival information: https://www.octa.net/getting-around/rail/metrolink/metrolink-weekends/promotions/ocean-festival-2026