Neighborhood

Three Arch Bay / Emerald Bay

Guard-gated trophy enclaves with private beaches. Strong valuation floor; severe insurance reality.

What it feels like

Private gates, private beaches, established old-money streets. Prices don't move with the rest of the market; the gate puts a floor under values in downturns.

Best for

Buyers who value privacy and gate prestige, and whose budget treats insurance as a fixed cost.

What buyers underestimate

—Insurance premiums can be eye-watering — brush proximity plus age plus high reconstruction cost.
—Inventory is ultra-low; expect long waits or competitive bids.
—HOA rules can be hyper-restrictive — read everything.

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