Luxury Real Estate Agent in San Clemente, CA
Paula Aragone represents owners and buyers of high value San Clemente property, in a town designed as a single Mediterranean plan in 1925, where a bluff top permit stays appealable to the Coastal Commission and the question every serious buyer asks is what happens to the railway.
San Clemente was designed as one thing and is still shaped by it. Ole Hanson bought the land in 1925 and built a Mediterranean coastal resort town, requiring every building plan to pass an architectural review board. The city incorporated on 27 February 1928. At the top of the market today two files decide a sale: the coastal permit path, where a bluff top decision stays appealable to the Commission, and a rail corridor that has closed repeatedly and was halted again on 25 April 2025.
- What defines the top hereBluff and ocean outlook, inside a coastal permit path
- The planOle Hanson, 1925, Mediterranean, with an architectural review board
- Incorporated27 February 1928
- The permitPRC 30600. The city issues the CDP once its LCP is certified.
- The appealPRC 30603. Ten working days from the Notice of Final Action.
- The corridorPassenger rail halted 25 April 2025. OCTA study reports fall 2026.
A 1925 Plan, a Permit Path, and an Unresolved Question About the Tracks
San Clemente is the only town in this part of the county that was designed as a single architectural idea. It is also the one where a high value sale turns on two files that have nothing to do with the house itself.
Ole Hanson, the former mayor of Seattle, purchased the land in 1925 and developed it as a master planned Mediterranean style coastal resort town. He required every building plan to go before an architectural review board, enforcing red tile roofs and white exteriors. That discipline did not hold across the following century, and the oldest neighbourhoods are now eclectic, which is worth telling a buyer who arrives expecting uniformity. The city incorporated on 27 February 1928.
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The permit path is the first of the two files. Public Resources Code 30600 requires a coastal development permit for development in the coastal zone, and once a Local Coastal Program is certified the city issues that permit, except on tidelands, submerged lands and public trust lands. But PRC 30603 keeps local decisions appealable to the Coastal Commission where the development is between the sea and the first public road paralleling the sea, within 300 feet of the inland extent of any beach, or within 300 feet of the top of the seaward face of any coastal bluff. The appeal window is ten working days from the Notice of Final Action.
So a bluff top San Clemente property stays exposed to Commission appeal even though the city issues the permit, and a buyer planning to build or substantially remodel needs to understand that before they write an offer rather than after. There is a second wrinkle: the city's Local Coastal Program is segmented and one segment, Marblehead Coastal, remains an Area of Deferred Certification, so permit authority there is not fully delegated. That is a real timeline item rather than a technicality.
The second file is the railway, and the record is unusually complete. The Surf Line runs where a recurring landslide intersects the right of way and where wave action at high tide reaches the tracks. Service was closed from 15 September to 3 October 2021 after beach erosion and storm damage. Passenger traffic halted on 29 September 2022 for soil movement. A further landslide closed it again in April 2023, and in June 2023 the Casa Romantica landslide on the bluff above halted it once more, with service resuming on 19 July 2023. On 25 January 2024 a landslide from private property north of the pier damaged the Mariposa Pedestrian Bridge, with limited service returning on 6 March 2024 and full service on 25 March 2024.
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The works to date are equally documented: riprap between the beach and the tracks, steel anchors driven into bedrock, and a 250 foot barrier wall twelve feet high on piles set thirty two feet deep, built under emergency declaration. The current OCTA programme covers four emergency areas by milepost. Areas 1 and 2 are complete riprap repair and sand nourishment. Area 3 is catchment wall construction with trail restoration, under construction. Area 4 is engineered shore protection and sand nourishment, underway. The mix is roughly 95 percent sand and 5 percent rock, with about 540,000 cubic yards of sand between North Beach and Mariposa Point, at a total programme cost of 310.5 million dollars. Passenger rail service through San Clemente was halted as of 25 April 2025 for emergency reinforcement work.
The honest part is what has not been decided. The Orange County Coastal Rail Resiliency Study covers the LOSSAN corridor from San Clemente to Fullerton, over 40 miles, with a separate initiative studying relocation of the line inland between San Juan Capistrano and San Onofre State Beach. The vulnerability assessment was completed in winter 2024 and the final report goes to the OCTA Board in fall 2026, with a stated design goal of protecting the railroad for up to 30 years. This is an ongoing, publicly documented, repeatedly recurring condition adjacent to Southwest San Clemente, the Pier Bowl, Shorecliffs, Cyprus Shore and Cyprus Cove, with active construction and beach and trail access impacts. A buyer at this level will ask what happens to the corridor, and the truthful answer today is that it is being studied and the answer is not yet published.
How a High Value San Clemente Property Is Brought to Market
Nine steps in the order they run. On a coastal property here two of them are not really marketing steps at all, and they are the two that decide whether the sale closes.
Reduce the property to its permit position
Preliminary title report, association documents where they apply, the city permit record, and the coastal development permit history for the address. Establish whether the parcel sits between the sea and the first public road, within 300 feet of the inland extent of a beach, or within 300 feet of the top of a coastal bluff, because that determines appealability.
Assemble the corridor and hazard file before publishing
The rail corridor record here is unusually complete and entirely public, so it is gathered rather than avoided: the closure sequence, the current OCTA works by area, and the resilience study reporting to the OCTA Board in fall 2026. A buyer will find all of it. The seller decides only whether they find it first.
Prepare it for salt air and for the review board
Paint, glass, exterior lighting, landscaping, deck and railing repair, and removing roughly half the furniture. Salt corrosion, failed window seals and tired decking photograph badly and read worse in person. Any preparation that changes the exterior in a town built around design control is checked against the applicable approval process before it is started.
Photograph and film it on the right tide and light
Stills, drone, twilight and a short film in a single commission, shot when the water and the light do what the property actually sells on. Floor plans, a site plan and a measured survey go in the same package, because a buyer three time zones away reads plans before they book a flight to stand on the terrace.
Set the comparison rather than inherit it
Positioning is choosing what the property is measured against. A Southwest San Clemente bluff parcel, a Pier Bowl position and an inland view house are three different products with three different buyers. Name the three or four genuine alternatives a buyer is weighing, inside the city and outside it, and answer them in the first conversation.
Run the campaign to a published calendar
Multiple listing service and the syndicated portals, then Luxury Portfolio International, referral into Leading Real Estate Companies of the World and Who's Who in Luxury Real Estate, print, and direct approach to the agents already holding buyers at this level. A coastal buyer at the top of this market is frequently not in California and has to be reached deliberately.
Show it by appointment and keep the list
Proof of funds or a lender letter established before entry, the owner absent, and every party who walks through recorded. Open access to a bluff property produces sightseers. The record of genuine visitors is the only reliable measure of reach, and on a coastal listing it is also the answer to a seller asking why the calendar looks quiet.
Negotiate the terms, and give the diligence room
Deposit size, contingency lengths, proof and source of funds, the appraisal position on a cash purchase, and explicitly how long the buyer has to work through the coastal permit history, any geotechnical or bluff report and the corridor material. A seller who plans that time in converts a threat into a schedule they control.
Close with the coastal file handed over whole
Buyer inspection, the permit and coastal history review, any association documents, and the statutory disclosures including the natural hazard statement. At closing the buyer receives the permit record, the coastal development permit history, the reports and every disclosure as one organised set rather than as an argument reconstructed from emails.
The Districts, the Bluff Band and the Two Stations
These are the districts and civic facts the record confirms. On an expensive coastal property each of them raises a different question, which is how they are set out here.
Southwest San Clemente
One of the named districts, and among the areas the corridor works sit adjacent to. The question it raises is the permit position: whether a specific parcel falls inside the band that keeps a city decision appealable to the Commission.
North Beach
A named district at the northern end of the city, and the northern reference point for the current sand nourishment programme. The question here is construction adjacency, and how beach and trail access is affected while the works continue.
The Lasuen boot district
The district around Lost Winds beach, named for the shape it makes on a map. On an expensive parcel the question is access and outlook: what the property actually reaches on foot, and what its view crosses.
Southwest Riviera
A named neighbourhood in the southwest of the city. The question worth settling early is the improvement record, since a long held coastal house accumulates work that a buyer's counsel will want documented rather than described.
The Pier Bowl
Named in the record among the areas adjacent to the corridor works. The question is exposure in both senses: proximity to the ongoing programme, and the permit position of anything a buyer intends to build or remodel.
Shorecliffs
One of the areas the corridor record names directly. The question for a buyer is the current state of the works and what the OCTA programme has completed there, which is public information and belongs in the disclosure package.
Cyprus Shore
Named among the areas adjacent to the documented corridor condition. The question is the same one every serious buyer here eventually asks, which is what the long term alignment of the line will be.
Cyprus Cove
Also named among the areas adjacent to the works. On a high value parcel the practical question is time: giving a buyer enough of it to read the corridor and permit material properly before a contingency expires.
Marblehead Coastal
The uncertified segment of the city's Local Coastal Program, an Area of Deferred Certification. Coastal development permit authority there is not fully delegated to the city, which makes it a genuine timeline item for any permitted work.
The 1925 Hanson plan
Ole Hanson bought the land in 1925 and built a master planned Mediterranean resort town, sending every building plan to an architectural review board. That discipline is part of what buyers are paying for and part of what a remodel answers to.
The 300 foot bluff band
Under PRC 30603 a local permit decision stays appealable where development sits within 300 feet of the top of the seaward face of a coastal bluff, among other triggers. Where a parcel falls relative to that line is a question with a documented answer.
San Clemente High School
The Capistrano Unified comprehensive high school in the city. Buyers at this level ask about schools even without children at home, because they are already thinking about who buys the property from them later.
Bernice Ayer and Shorecliffs Middle Schools
The two Capistrano Unified middle schools in the city, from a district office at 33122 Valle Rd in San Juan Capistrano on 949-234-9200. Assignment is a district answer, confirmed by address in writing and kept dated in the file.
The two rail stations
San Clemente is served by Amtrak Pacific Surfliner and Metrolink at two stations. That connection is genuinely valuable to some buyers, which is exactly why the current status of the corridor belongs in the first conversation rather than the last.
Six Things a San Clemente Seller Should Raise Before the Buyer Does
San Clemente, California
The record on all six is public and unusually complete. That is an advantage for whoever brings it up first, and a problem for whoever waits.
The corridor question does not have an answer yet
Passenger rail service through San Clemente was halted as of 25 April 2025 for emergency reinforcement work. The Orange County Coastal Rail Resiliency Study covers the LOSSAN corridor from San Clemente to Fullerton, over 40 miles, with a separate initiative studying an inland alignment between San Juan Capistrano and San Onofre State Beach.
The vulnerability assessment was completed in winter 2024 and the final report goes to the OCTA Board in fall 2026, with a stated design goal of protecting the railroad for up to 30 years. So the honest position today is that the long term answer is being studied and has not been published. Saying that plainly is far stronger than an optimistic paraphrase a buyer can check in a minute.
A bluff top permit stays appealable after the city grants it
PRC 30600 requires a coastal development permit in the coastal zone, and once the Local Coastal Program is certified the city issues it, except on tidelands, submerged lands and public trust lands. That part sounds simple and buyers assume it is the whole story.
PRC 30603 is the part that is not. A local decision remains appealable to the Coastal Commission where development sits between the sea and the first public road paralleling the sea, within 300 feet of the inland extent of any beach, or within 300 feet of the top of the seaward face of any coastal bluff, with a ten working day window from the Notice of Final Action. A buyer intending to build needs that before they write, not after.
One segment of the city's programme is not certified
The city's Local Coastal Program is segmented, and Marblehead Coastal remains an Area of Deferred Certification. Permit authority there is not fully delegated to the city.
For a buyer whose plans require a permit, that is a timeline difference rather than a prohibition, and it is a difference that can be measured in months rather than weeks. It belongs in the analysis before an offer is written, particularly where the purchase is premised on a remodel or a rebuild.
The works are adjacent, and access is affected while they run
The current OCTA programme covers four emergency areas by milepost. Areas 1 and 2, riprap repair and sand nourishment, are complete. Area 3 is catchment wall construction with trail restoration, under construction. Area 4 is engineered shore protection and sand nourishment, underway.
That is active work adjacent to Southwest San Clemente, the Pier Bowl, Shorecliffs, Cyprus Shore and Cyprus Cove, with beach and trail access impacts while it proceeds. A buyer touring on a quiet morning will not necessarily see it. They will see it the week after closing, so it is disclosed rather than timed around.
The 1925 design discipline did not survive intact
Hanson required all building plans to go to an architectural review board, enforcing red tile roofs and white exteriors. That consistency did not hold, and the oldest neighbourhoods are now eclectic rather than uniform.
This matters in both directions. A buyer arriving expecting an unbroken Mediterranean streetscape should be told before they arrive. And a buyer planning to remodel should understand that design review is part of what this town does, so an exterior change is a process rather than a decision.
The shoreline is being rebuilt largely with sand
The current programme is roughly 95 percent sand and 5 percent rock, with about 540,000 cubic yards of sand placed between North Beach and Mariposa Point, at a total programme cost of 310.5 million dollars. Earlier stabilisation included riprap, steel anchors into bedrock and a 250 foot barrier wall twelve feet high on piles set thirty two feet deep, built under emergency declaration.
That is a substantial and well documented response. It is also a defined horizon rather than a permanent settlement: the resilience study's stated design goal is protecting the railroad for up to 30 years. A buyer should be given the figures and the horizon and allowed to draw their own conclusion, which is a stronger position than a reassurance they will test themselves.
Launch It Publicly or Work It Quietly First
Both are legitimate and both cost something. Decide before the photography is commissioned, because a public launch and a private approach are built differently and cannot be swapped halfway through.
A full public launch
A public launch puts the property into the multiple listing service and the syndicated portals, then Luxury Portfolio International and Leading Real Estate Companies of the World, Who's Who in Luxury Real Estate, print, and in front of every agent in the county on the same morning. It reaches the entire pool, including the buyer no target list would have contained.
What that looks like in practice
That reach matters more on a coastal property here than almost anywhere. The buyer for a bluff or ocean view parcel at this level is frequently not in California, and there is no queue of local buyers waiting for one to appear. The audience is built from the whole market or it is not built at all.
Public exposure also creates competition, and competition improves the terms rather than only the number. Where two parties want the same outlook, deposits grow, contingency periods tighten and the appraisal position softens. And a documented public campaign is the evidence, afterwards, that the property was genuinely exposed, which matters to anyone selling in a fiduciary capacity.
The honest cost: a visible days on market record that accumulates, with every change visible beside it, so a buyer's agent opens holding an argument. On a property where a corridor question is already in the conversation, a long public record hands the other side a second one. That is an argument for launching only when the file and the photography are genuinely finished, not for launching privately.
A private approach ahead of the market
A private approach is a written list of agents and buyers, an off market or delayed listing status, appointment only access with proof of funds established first, and where appropriate a confidentiality agreement before interior photography and plans are released. It runs on a schedule with a stated end date rather than continuing indefinitely.
What that looks like in practice
It suits circumstances rather than a price level. An owner whose move should not become public before it is settled. A household in the middle of something private. A property occupied by someone who cannot have strangers walking through it. Or an owner testing the decision itself, who would rather not leave a public record of having tested it.
It also keeps the listing history clean while the disclosure package is assembled. On a coastal property where the corridor and permit material takes real time to gather, that is a practical advantage: nothing accumulates days on market while the file is being built, and the later public launch starts from a blank sheet.
The honest cost is reach, and here it is severe. A private list reaches only the fraction of the pool one office and its networks can approach directly, and on a coastal property the buyer is disproportionately somewhere else entirely. Choose it deliberately, fix the date it ends, and treat it as the first phase of a campaign rather than as a substitute for one.
Two Public Files Decide This Sale. Read Them Before the Buyer Does.
Paula Aragone has worked Orange County transactions for 23 years, across 900+ transactions and $900M+ sold, and she came to it after four years of law school. On a San Clemente coastal property the recurring problems are statutory and documentary: permit authority, appealability, disclosure and a hazard record kept by a public agency. Every one of them is a reading exercise before it is ever a negotiation.
Read the rest
The designations behind that are the Certified Luxury Specialist, alongside CPRES and SRES. The first covers the presentation and buyer side of high value property, the photography and film programme and the networks that carry a listing beyond the county. The other two cover the estate and later life circumstances that put a large share of long held coastal houses on the market in the first place, which in a town incorporated in 1928 is a great many of them.
Aragone & Associates works through First Team Real Estate, a member of Leading Real Estate Companies of the World and of its luxury arm, Luxury Portfolio International, with Who's Who in Luxury Real Estate membership alongside. Those relationships are a distribution channel rather than a badge. They put a San Clemente listing in front of agents in other states and other countries who are already sitting with a buyer looking for exactly this coastline.
The local work is what holds the escrow together once that buyer arrives. Establishing whether a parcel falls inside the band that keeps a permit appealable under PRC 30603. Knowing that Marblehead Coastal is an Area of Deferred Certification and what that does to a timeline. Assembling the corridor record, including the 25 April 2025 halt and the study reporting in fall 2026, and handing it over rather than hoping it does not come up. The network finds the buyer. The file is what keeps them.
High Value Property in San Clemente, Answered
What owners and buyers of expensive San Clemente property actually ask, answered for this coastline and its public record rather than in general.
What defines the top of the San Clemente market?
Outlook and permit position, more than finish level. A bluff top parcel, an ocean view parcel set back from the bluff, a Pier Bowl position and an inland view house are different products with different buyers and different permit exposure. Behind that sits the town's own character: Ole Hanson purchased the land in 1925 and built a master planned Mediterranean resort town with an architectural review board, and the city incorporated on 27 February 1928. That design history is part of what a buyer at this level is paying for.
Does the city or the Coastal Commission issue the permit?
Both are involved, and the distinction catches buyers out. PRC 30600 requires a coastal development permit for development in the coastal zone, and once a Local Coastal Program is certified the city issues it, except on tidelands, submerged lands and public trust lands. But PRC 30603 keeps the city's decision appealable to the Commission where development sits between the sea and the first public road paralleling the sea, within 300 feet of the inland extent of any beach, or within 300 feet of the top of the seaward face of a coastal bluff.
How long is the appeal window?
Ten working days from the Notice of Final Action, where the development falls within one of the categories PRC 30603 makes appealable. The practical consequence for a buyer is that a city approval on a bluff top parcel is not the end of the process, and a purchase premised on building or substantially remodelling should be analysed with that in mind before the offer is written. It is a scheduling fact rather than an obstacle, but it is a scheduling fact worth several months if it is missed.
What is Marblehead Coastal and why does it come up?
The city's Local Coastal Program is segmented, and Marblehead Coastal remains an uncertified segment, an Area of Deferred Certification. Coastal development permit authority there is not fully delegated to the city. For an ordinary purchase and occupation that changes nothing. For a buyer whose plans require a permit it is a genuine timeline item measured in months rather than weeks, and it belongs in the analysis before an offer rather than in a discovery after one.
What has actually happened to the rail corridor?
The record is public and complete. Closed 15 September to 3 October 2021 after beach erosion and storm damage. Passenger traffic halted 29 September 2022 for soil movement. A further landslide closed it in April 2023. The Casa Romantica landslide halted it again in June 2023, with service resuming 19 July 2023. On 25 January 2024 a landslide from private property north of the pier damaged the Mariposa Pedestrian Bridge, with limited service on 6 March 2024 and full service on 25 March 2024. Passenger service was halted again as of 25 April 2025.
What work is being done about it now?
The OCTA programme covers four emergency areas by milepost. Areas 1 and 2, riprap repair and sand nourishment, are complete. Area 3 is catchment wall construction with trail restoration, under construction. Area 4 is engineered shore protection and sand nourishment, underway. The mix is roughly 95 percent sand and 5 percent rock, with about 540,000 cubic yards of sand between North Beach and Mariposa Point, at a total programme cost of 310.5 million dollars. Earlier work included riprap, steel anchors into bedrock and a 250 foot barrier wall on deep piles.
Will the railway be moved inland?
That has not been decided and nobody can honestly say otherwise. The Orange County Coastal Rail Resiliency Study covers the LOSSAN corridor from San Clemente to Fullerton, over 40 miles, and a separate initiative is studying relocation of the line inland between San Juan Capistrano and San Onofre State Beach. The vulnerability assessment was completed in winter 2024 and the final report goes to the OCTA Board in fall 2026, with a stated design goal of protecting the railroad for up to 30 years. Until then the answer is that it is under study.
Should a seller raise the corridor before a buyer asks?
Yes, without hesitation. It is an ongoing, publicly documented, repeatedly recurring condition adjacent to Southwest San Clemente, the Pier Bowl, Shorecliffs, Cyprus Shore and Cyprus Cove, with active construction and beach and trail access impacts. Every serious buyer finds it, usually within an evening. A seller who presents the sequence, the current works and the study timetable is credible on everything else in the file. A seller who is caught omitting it loses the argument on items that were never actually problems.
How much due diligence time does a coastal purchase here really need?
More than an inland one, and it is worth negotiating for explicitly. A buyer needs time to read the coastal development permit history for the address, establish where the parcel sits relative to the appealability triggers, obtain and read any geotechnical or bluff stability report, work through the corridor material, and complete a full inspection of a salt exposed house. Shortening all of that to look competitive is buying an expensive property on very little information. Offer a larger deposit rather than less time.
What preparation actually changes the outcome here?
Paint, glass, exterior lighting, landscaping, deck and railing repair, and removing roughly half the furniture. Salt air is unforgiving and corrosion photographs badly, so metalwork, glazing and decking do more for the presentation than any interior upgrade. What is rarely worth doing is a full kitchen or bathroom renovation immediately before a sale. And any preparation that changes the exterior should be checked against the applicable design approval process before work starts rather than after.
What does the marketing package need to show?
Stills, drone, twilight and a short film shot in one commission on the right tide and light, plus floor plans, a site plan and a measured survey. A large share of the audience at this level is remote and decides whether to travel from what they see on a screen, so the film earns its place on a coastal property in a way it does not on an inland one. The site plan matters too, because a distant buyer wants to understand setbacks and the bluff relationship before booking a flight.
Who is the buyer for an expensive San Clemente property?
Frequently not a local one. In practice it is either somebody already on this coastline moving to a better position, or somebody from out of state or out of country choosing between a small number of places that offer this combination of beach town scale, design history and rail connection. The second group will never appear because a sign went up. They are reached through the networks and through direct approach to the agents who already represent them, which is why the campaign runs outward from day one.
Is the rail connection an asset or a liability in the marketing?
Both, and it should be presented as both. San Clemente is served by Amtrak Pacific Surfliner and Metrolink at two stations, which is genuinely valuable to a buyer who works up the corridor. The same corridor is the subject of the closure record, the current OCTA works and an unresolved study about the long term alignment. Presenting only the connection reads as marketing. Presenting both reads as information, and information is what a buyer at this level is actually shopping for.
Should we market it quietly instead of publishing it?
You can, and there are sound reasons to, particularly while the disclosure package is being assembled. A private approach runs on a written list, an off market or delayed status, appointment only access with proof of funds first, and a confidentiality agreement where plans are released. It leaves no public listing history. The cost is reach, and on a coastal property where the buyer is disproportionately somewhere else, that cost is severe. Set the end date at the start and treat it as a first phase.
Which networks carry the property beyond the county?
Aragone & Associates works through First Team Real Estate, a member of Leading Real Estate Companies of the World and of its luxury arm Luxury Portfolio International, with Who's Who in Luxury Real Estate alongside. Those memberships are a distribution channel rather than a badge: they place the property in front of agents in other states and countries who already represent buyers at this level. On a coastline whose buyers are largely elsewhere, that outward reach is most of the difference between a campaign and a listing.
Which schools serve San Clemente?
Capistrano Unified serves the city, with San Clemente High School and two middle schools, Bernice Ayer and Shorecliffs, inside it, from a district office at 33122 Valle Rd in San Juan Capistrano on 949-234-9200. Buyers at this level ask even without children at home, because they are already thinking about who buys the property from them later. Boundaries move over time, so confirm the specific address with the district in writing and keep the dated confirmation in the file before it appears in marketing.
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If you are considering selling a high value San Clemente property, or buying one, the first conversation covers the coastal permit position for that parcel, the corridor record as it stands today, the disclosure package and who the realistic buyer is. Call or text.
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Paula Aragone, California DRE 01364746. Aragone & Associates is a team at First Team Real Estate, California DRE 01008773. Information is deemed reliable but not guaranteed. This page is general information about California real estate practice and is not legal, tax or financial advice.
Aragone & Associates Real Estate Group, 4 Corporate Plaza Dr #100, Newport Beach, CA 92660. Paula Aragone, California DRE 01364746. Brokerage: First Team Real Estate, California DRE 01008773. Equal Housing Opportunity. Nothing on this page is legal, tax or financial advice, and no attorney client relationship is created by contacting this office. Consult your attorney, your accountant and your county assessor before acting on any statement here. Information is deemed reliable but not guaranteed and is subject to change without notice.