The Luxury End-User
A buyer who wants to start with a blank canvas, designing architecture, finishes, and floor plan around their own life rather than compromising with somebody else's renovation.
Prepared Exclusively for Jeffrey Long
A Singular Newport Beach Opportunity
15 & 17 La Rochelle,
Harbor Ridge.
Two adjoining residences. Two separate titles. One remarkable opportunity, prepared exclusively for Jeffrey Long, resolved under the hammer on Saturday, August 15, 2026.
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Interiors can be recreated. This position cannot.
A personal message
Jeffrey,
these are not two unfinished homes. They are one unrepeatable opportunity.
15 and 17 La Rochelle represent something much more significant than two Newport Beach residences requiring renovation. Individually, each home offers substantial space, elevated Harbor Ridge positioning and the freedom of a blank canvas. Offered together, however, they become something genuinely scarce.
Two adjoining residences, on two separate titles, available simultaneously in one of Newport Beach's most exclusive guard-gated communities. That single distinction changes everything.
The opportunity is not defined by the homes' current condition. It is defined by what a future owner may be able to create, a substantial private coastal residence, a multigenerational compound, a coordinated renovation project, or an investment position with multiple credible exit strategies.
Interiors can be rebuilt. Finishes can be upgraded. Floor plans may potentially be reimagined. But position, elevation, outlook, and the ability to acquire two adjoining titles in Harbor Ridge cannot readily be reproduced. That is why we believe the market will not see two renovation projects. It will see six very different possibilities, and it is why the marketing must not narrowly define the property before the market has had the opportunity to respond.
, Michael Mahon & Lisa Hoffman
Sellers Reserve · in association with FirstTeam® Real Estate
Aerial · 15 & 17 La Rochelle · Harbor Ridge, Newport Beach
The opportunity at a glance
Side by side. Offered together. Impossible to replicate.
An extraordinary opportunity to acquire two adjoining residences within Harbor Ridge and create a coastal estate, multigenerational compound or exceptional investment project shaped entirely around the buyer's vision.
Combined area
~5,764 sq ft
15 La Rochelle
~2,727 sq ft
17 La Rochelle
~3,037 sq ft
Titles
Two, separate
Community
Harbor Ridge · guard-gated
Position
Elevated · ocean & city outlook
Condition
Stripped for full renovation
Campaign
23-day competitive sale
These are separately titled condominium residences, not one parcel. Any physical connection, consolidation, reconfiguration or change in use is subject to HOA, architectural, structural, title, lender, building and governmental approvals.
More than two properties
Not restricted by somebody else's vision. Ready for yours.
Both residences have already been stripped back for comprehensive renovation. Rather than paying for another owner's finishes and then replacing them, an incoming buyer begins with a largely blank canvas, free to design the homes around their own architecture, lifestyle, family structure and investment objectives.
That freedom is unusual on its own. Paired with two adjoining titles in a guard-gated Newport Beach community with panoramic coastal outlook, it becomes something the marketplace rarely sees. Properly presented, different buyers will read entirely different possibilities into the same two front doors.
Harbor Ridge · guard-gated Newport Beach
The address
An elevated position. Almost impossible to assemble later.
Harbor Ridge sits on the elevated shoulder of Newport Beach, a guard-gated community recognised for privacy, coastal scenery and panoramic outlook. Public neighbourhood information references views encompassing the Pacific Ocean, Newport Harbor, Catalina Island, city lights and surrounding hills, together with community amenities that reportedly include pools, spas and tennis facilities. Fashion Island, Corona del Mar and the coast are all within easy reach.
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Elevated positioning
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Panoramic outlook
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Privacy & 24-hour security
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Coastal proximity
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Fashion Island · Corona del Mar
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Tightly held enclave
Who will compete
Six audiences. Six different definitions of value.
The combined offering has several legitimate buyer profiles, each of which will assess value differently. Our campaign speaks to each of them in their own language, because value is not one number here, it is a set of possibilities.
Multigenerational & Blended Families
Two adjoining, independent residences allow families to live beside one another with the connection they want and the privacy they need. Parents, adult children, in-laws, staff, together but never on top of each other.
Builders
Two coordinated renovation projects with the potential for shared design language, construction efficiencies, and staged delivery, subject to independent investigation and approvals.
Developers
Rare adjoining-title control in a guard-gated Newport Beach community, with multiple exit strategies: renovate and resell both, retain both, or renovate and hold one while releasing the other.
Investors
Two separately titled assets in one of Southern California's tightest-held enclaves, greater strategic flexibility than a single large property, with independent hold, use and disposition options for each.
Neighbours & Local Owners
Existing Harbor Ridge residents and Newport Beach owners often understand the scarcity of adjoining titles more quickly than the wider market. Direct, personalised outreach is a defined part of the campaign.
Multigenerational living
Live together without living on top of one another.
Two adjoining residences allow a family to maintain connection, support and convenience while preserving privacy, independence and separate household environments. Parents and adult children. Siblings and their families. Blended households. Older parents needing support. Owners employing live-in assistance. A dedicated residence for extended family or long-staying guests.
"Independence at your own front door, proximity through the neighbour's. That is a lifestyle offering that cannot be assembled after the fact."
The strategic case against a fixed price
A conventional asking price would be strategically unwise.
A fixed price works when a property has clear direct comparables. This offering has none, two adjoining residences, two separate titles, ~5,764 combined square feet, both stripped for full renovation, within a guard-gated Harbor Ridge enclave. A fixed number forces an extraordinary opportunity into an ordinary framework.
The risk of underpricing
The offering is so unusual that a specific buyer, a multigenerational family, a neighbour seeking control, a developer pursuing a compound, may value the combined titles above any comparable-sales conclusion. A fixed asking price could cap that upside before those buyers ever compete.
The risk of overpricing
An ambitious fixed price on two unfinished residences may deter otherwise interested parties before they investigate the views, the title structure, and what could be created here. The price becomes the headline; the opportunity becomes secondary.
The risk of dividing the market
One fixed number attempts to impose a single seller-defined interpretation of value across six very different audiences. Our methodology lets each segment assess the opportunity through its own lens, and reveals where the strongest value actually lies.
Value is different to every buyer
One fixed price attempts to impose one seller-defined valuation across six audiences. A competitive campaign lets the market reveal where the highest number actually is.
Homeowner
Lifestyle & possibility
Multigenerational family
Proximity with independence
Builder
Margin
Developer
Optionality
Investor
Two assets · multiple exits
Neighbour
Scarcity & control
Our recommended method
A 23-day competitive-sale campaign. One week longer than usual, on purpose.
The standard Sellers Reserve accelerated campaign runs sixteen days. For this offering we extend by one full week, not to allow the listing to drift, but to give sophisticated buyers the time they need to inspect both residences, review title and HOA documentation, consult architects and contractors, obtain preliminary renovation estimates and prepare non-contingent participation.
The campaign remains short enough to protect urgency. It is long enough to support informed bidding on an offering that deserves informed decisions.
01
A Structured Competitive-Sale Methodology
A documented 23-day process purpose-built for offerings that have no simple comparable. Defined phases, defined milestones, defined decision date.
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Strategic Marketing
Marketing as engineered movement through a buyer journey, luxury end-users, multigenerational families, builders, developers and investors each addressed through their own narrative and channels.
03
Structured Competition
A defined event with qualified, deposited bidders, open, transparent, in front of the seller. Price is discovered by the market in real time, protected by your reserve.
04
Buyer Psychology
Scarcity, social proof, loss aversion and FOMO applied deliberately, because a buyer's fear of losing an adjoining pair of Harbor Ridge titles is worth more than any price reduction.
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FirstTeam Luxury Reach
Sellers Reserve process paired with FirstTeam's Luxury Portfolio International, LeadingRE, Exclusives and premium-lifestyle placements, local execution, national and international distribution.
Campaign blueprint
From launch to hammer in 23 days.
Public launch on Wednesday, July 22, 2026. Live on-site auction Saturday, August 15, 2026 at 2:00 PM. Every day between is staged, measured, and engineered to move qualified buyers one step closer to the bid card.
July 15, 21, 2026
Pre-Launch · Preparation & Preview
- · Dual-property information memorandum assembled, title, HOA, plans, disclosures
- · Cinematic media production: drone, dual-residence walk-through, view photography, architectural visualization
- · FirstTeam Exclusives preview to selected luxury agents · confidential
July 22, 28, 2026
Week 1 · Public Launch
- · Coming Soon activation · database & broker outreach
- · Property goes ACTIVE · MLS, LuxuryPortfolio.com, LeadingRE syndication
- · First curated inspection weekend · Sat July 25 & Sun July 26
July 29, August 4, 2026
Week 2 · Discovery & Due Diligence
- · Architect, contractor & advisor access windows
- · Neighbour campaign · Harbor Ridge residents · personalised outreach
- · Curated inspections · Sat Aug 1 & Sun Aug 2
August 5, 11, 2026
Week 3 · Intensification
- · Buyer segment reporting · qualification & proof of funds
- · Final architect, engineer & feasibility windows · title & HOA Q&A closed out
- · Curated inspections · Sat Aug 8 & Sun Aug 9
August 12, 15, 2026
Auction Week · Competitive Resolution
- · Bidder registration, deposits & final private tours
- · On-site auction logistics · bidder briefings
- · One-hour open inspection + LIVE ON-SITE AUCTION · Sat Aug 15 · 2:00 PM
FirstTeam luxury reach
Local execution. National and international distribution.
Sellers Reserve process paired with the luxury marketing resources of FirstTeam Real Estate. Some channels are program-inclusive, others are eligibility-based or optional paid placements, every recommendation below is presented honestly, with any prerequisites called out.
LPI
Luxury Portfolio International®
Subject to program qualification, the offering may be positioned through FirstTeam's LPI alliance, the luxury division of Leading Real Estate Companies of the World. LPI connects premier listings with affluent buyers and top luxury professionals internationally, with LuxuryPortfolio.com attracting more than three million affluent visitors annually.
LRE
Leading Real Estate Companies of the World®
A by-invitation network of leading independent brokerages across more than 70 countries. Broker-to-broker introductions matter for an unconventional acquisition, the right buyer for two adjoining titles is often found through adviser and agent relationships, not a portal search.
EXC
FirstTeam Exclusives
A tightly controlled pre-market preview to selected FirstTeam luxury agents, Harbor Ridge specialists, builders and architects. Not a lengthy off-market drift, a short, deliberate week that cultivates qualified interest and refines positioning before the public campaign begins.
NBL
NOBLEMAN & Luxury Lifestyle
Newport Beach-headquartered national luxury title with an affluent readership interested in design, architecture, real estate and coastal lifestyle. Premium placement and editorial-style storytelling opportunities assessed and proposed as part of the marketing plan.
LRE.COM
LuxuryRealEstate.com
Additional distribution through Who's Who in Luxury Real Estate and other high-net-worth property portals is pursued where brokerage participation and syndication requirements are satisfied, presented as a channel to be confirmed rather than an automatic guarantee.
GRP
Broker-to-Broker Reach
Direct agent-to-agent introductions across coastal Orange County, Los Angeles, San Diego and relevant feeder markets, coordinated with luxury specialists who represent qualified clients actively pursuing Newport Beach opportunities.
Marketing assets
Nine assets. One coordinated message.
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Cinematic Opportunity Film
Not a walkthrough, a story of scale, outlook, adjoining ownership and transformation, told for a luxury audience.
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Drone Photography & Video
Essential for establishing elevation, panoramic views, neighbourhood context and the side-by-side relationship of the two titles.
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Architectural Visualization
Conceptual renderings showing possible completed interiors and coordinated design, clearly labelled as conceptual, not approved work.
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Dual-Residence Floor Plans
Individual plans presented side by side, so buyers can immediately understand the relationship between the two residences.
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Interactive Property Website
Distinct sections for luxury end-users, multigenerational families, and investor/builder audiences, each addressed in their own language.
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Investment & Renovation Memorandum
Dimensions, title information, disclosures, HOA information, due-diligence resources and the competitive-sale process.
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Targeted Digital Campaigns
Separate ad flights for each buyer audience, creative, copy and channel matched to intent.
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Neighbour & Database Campaign
Personalised communication to Harbor Ridge owners, adjacent luxury enclaves and Newport Beach residents most likely to understand the rarity.
Seller protection
Jeffrey, you stay in control at every stage.
Seller-approved reserve
Set privately by you, known only to us. The properties will never sell for less than you accept.
No obligation below reserve
If the reserve is not met on the day, you are under no obligation to sell.
Transparent campaign
Weekly written reports, buyer segment reporting, qualified-bidder pipeline visible in real time.
Defined decision date
A single, fixed conclusion instead of an open-ended period of waiting, discounting and repeated price adjustment.
Due diligence before bidding
Buyers inspect, investigate and qualify before the auction, so bids on the day are informed and non-contingent.
Final terms remain yours
All final terms are subject to seller-approved contracts. You review, you approve, you sign.
Your representation team
Two specialists. One methodology.
Michael Mahon
Founder · Sellers Reserve
With more than 25 years in real estate and over 2,000 property sales, Michael brings a process-driven approach centred on market positioning, buyer psychology, competitive tension and strategic negotiation.
Lisa Hoffman
Luxury Property Specialist
Lisa brings focused client care, deep local market engagement and dedicated buyer and agent communication throughout the campaign, a consistent point of contact for interested parties, advisors and inspecting buyers.
CA DRE# 02313858
Powered by FirstTeam® Real Estate. Michael and Lisa combine personalised representation and Sellers Reserve's structured competitive-sale methodology with the local, national and international luxury resources of FirstTeam, Luxury Portfolio International, LeadingRE, FirstTeam Exclusives, NOBLEMAN placement opportunities and additional high-net-worth property portals.
Our recommendation
Offer 15 and 17 La Rochelle together, through a highly targeted 23-day competitive campaign.
Expose the properties deliberately to every relevant buyer category, luxury end-users, multigenerational families, neighbours, builders, developers and investors, and then allow the market to determine their highest combined value on a single defined date.
You retain full control through the reserve. The market determines the price through open, informed competition. The process provides a clear decision point instead of an open-ended period of waiting, discounting and repeated adjustment.
"Conventional properties can be marketed conventionally. 15 and 17 La Rochelle are not conventional. They deserve a strategy equal to their rarity."
Next step
Jeffrey, when you're ready,
we start the clock.
The August 15 auction date is held. The 23-day calendar, media production, FirstTeam luxury distribution and bidder outreach are ready to mobilise on your authorization. The next conversation is yours to start.