NORTH LAGUNA BEACH / EMERALD BAY : FOCUS : Northern Laguna--Unadulterated Luxury

Despite many similarities, the northern and southern halves of Laguna Beach seem to have been built on subtly different principles. If South Laguna appears to be concentrated quaintness--what look like hundreds of small bungalows are densely packed onto the narrow, hilly streets--the northern part of the city comes across as pure, unadulterated luxury.

In the north, the homes climbing up the hills on the inland side of Coast Highway look as if they’re competing for the best perch from which to get a view of the ocean. And spectacular views they are. The streets branch off the Coast Highway and weave and curl upward through the hills, yet the homes rarely lose sight of the ocean, which stretches as far as the eye can see like a shimmering carpet.

The residential lot sizes in northern Laguna Beach are generally larger than those to the south. According to Courtney Jahnz of Nolan Real Estate, residential lots in the north are roughly 50 feet by 122 1/2 feet, versus about 35 feet by 45 feet in the south.

A major characteristic of northern Laguna--and contrary to appearances, it is a characteristic that it shares with the city as a whole--is the rich diversity of architectural styles. One can drive the residential streets and see a small wooden cottage huddled on a lot next to an imposing example of the ultramodern, Frank Lloyd Wright style of architecture.

Emerald Bay, though surrounded by northern Laguna, is a world apart. The gated community lies within county jurisdiction and has a sense of luxury. The private enclave of about 500 homes or home sites on each side of Coast Highway was once predominantly a summer community. But over the years it has evolved into a year-round residence.

The ocean side has an extensive private beach with fire pits, picnic areas, volleyball courts, a tennis court and some private cabanas. The community’s sailing aficionados know that they can find spaces to beach their catamarans. Add to these beach attractions several tennis courts, a communal swimming pool, a park with big sycamore and jacaranda trees, a full-time security patrol and even its own fire station, and you have a nearly self-contained community.

These amenities keep the median home price somewhat higher than it is in the rest of northern Laguna. The prices of about 20 homes now for sale range from about $700,000 to about $4.5 million. About 2% to 4% of the homes are up for sale at any given time.

Another major difference distinguishing northern and southern Laguna Beach has to do with transportation. In fact, the problem of transportation can sometimes be the deciding factor in whether to live in the northern or southern part of town.

The problem is this: Laguna Beach is notoriously crowded during summer, then the Festival of the Arts brings in even more out-of-towners. As a result, it’s often difficult to get through the center of town from the south end without encountering heavy congestion and hordes of pedestrians.

Also, most of the city’s commercial area is in the northern and the central village. Residents of northern Laguna and Emerald Bay can walk to these areas, while those in the south would almost certainly have to drive or find some other form of transportation.

Population

Population: (1988 est.) 4,415

1980-88 change: +9.7%

Median Age: 40.5

Racial/ethnic mix:

White (non-Latino): 92%

Latino: 6%

Other: 2%

Black: 0%

By sex and age:

MALES: Median age: 39.2 years

FEMALES: Median age: 42.1 years

Income

Per capita: $30,507

Median Household: $62,039

Average Household: $49,899

Household Distribution:

Less than $25,000: 27%

$25,000-49,999: 23%

$50,000-74,999: 18%

More than $75,000: 32%