CITY PROFILE
Laguna Beach
City-Level Structural Housing Profile
Incorporated City | Orange County, California
Laguna Beach exhibits high structural supply rigidity within Orange County's coastal housing framework. Geographic containment, limited redevelopment capacity, aging housing stock, concentrated hazard overlay exposure, and low annual transaction velocity collectively define its structural supply profile.
Housing Stock Overview
2010 Census
12,923
housing units
2020 DOF / SCAG Baseline
13,027
housing units
Net 2010–2020 Growth
+104
units (+0.8%)
Land Area
8.84 square miles
Housing Density
~1,474 housing units per square mile
(13,027 units ÷ 8.84 square miles)
Laguna Beach has experienced negligible structural expansion over the past decade. Unit growth has been limited to small infill additions and redevelopment of existing parcels. The city is effectively built out, with no remaining large-scale greenfield subdivision capacity.
Housing Vintage & Structural Age
- •% built before 1970: 42.3% (ACS 2019–2023)
- •% built 1970–1999: 38.1% (ACS 2019–2023)
- •% built 2000–present: 19.6% (ACS 2019–2023)
- •Median year built: 1973
An older housing base reinforces supply rigidity, as redevelopment is subject to zoning constraints, coastal oversight, and structural retrofitting requirements.
Ownership & Occupancy Structure
Owner-Occupied Rate (ACS 2019–2023)
66.1%
Total Vacancy Rate
18.2%
of housing units
Seasonal / Recreational Vacancy Share
12.7%
of total vacancy
A material share of vacant units is classified as seasonal, recreational, or occasional use. Elevated seasonal ownership reduces effective circulating inventory relative to total housing stock.
Annual Transaction Volume (Calendar Year 2025 MLS Data)
Total Closed Residential Sales (Full Year 2025)
315
Represents 2.42% annual turnover relative to total housing stock.
Property Type Composition
Price Metrics (2025)
2025 Sales Distribution by Price Band
The $2M–$5M segment represents the core liquidity band within the city.
Annual Turnover Rate
Estimated Annual Turnover Rate
2.42%
This reflects low transaction velocity relative to total housing stock, consistent with extended holding patterns in high-cost coastal jurisdictions.
Permit Intensity & Long-Term Unit Growth
2000–2020 Change
Net unit growth over 20 years represents less than 1% cumulative expansion relative to total housing base.
Recent RHNA Allocation (2021–2029)
394 units
Permit intensity remains low relative to total housing stock. Future additions are primarily tied to targeted rezoning, identified opportunity sites, and accessory dwelling unit assumptions rather than large-scale subdivision expansion.
Hazard & Regulatory Overlay
Geographic Constraints
- •Steep hillside and canyon terrain
- •Coastal bluff setback standards
Regulatory Constraints
- •87% of total land area within Very High Fire Hazard Severity Zone (VHFHSZ)
- •Approximately 65% of buildable property within VHFHSZ
- •Coastal Act oversight
- •CEQA review exposure
Hazard designation and regulatory layering materially affect redevelopment feasibility and insurance cost structure.
Relative to Newport Beach and Huntington Beach, Laguna Beach demonstrates higher structural constraint intensity across geographic containment, hazard exposure, and redevelopment elasticity.
Comparative Structural Position Within Coastal Orange County
- •Smaller land footprint
- •Lower historical unit growth
- •Higher concentration of hillside terrain
- •Higher wildfire hazard exposure
- •Higher median pricing
- •Lower annual turnover rate
Laguna Beach exhibits elevated structural rigidity relative to most other coastal Orange County cities.
STRUCTURAL SUPPLY PROFILE RATING
9 / 10
High Constraint Coastal Jurisdiction
Laguna Beach demonstrates minimal decade-over-decade housing expansion, built-out geography, low annual turnover (2.42%), elevated seasonal ownership share, aging housing stock, and significant hazard overlay. Supply constraints are structural, regulatory, and geographic.
Rating derived from Structural Supply Index (Geographic Containment + Regulatory Overlay + Redevelopment Elasticity + Transaction Velocity Model).