Three Arch Bay — Guard-Gated South Laguna Living
Three Arch Bay is a sought-after guard-gated community in South Laguna, split between a lower oceanfront side and an upper side, blending classic beach cottages with modern luxury estates. Its private beach — with tide pools and volleyball — is the major draw, along with the seclusion and security of the gate.
Sales generally run $3.5M to $25M, so every Three Arch Bay purchase sits in the $9,250 flat-fee tier. On a $5M home, a traditional 2.5% buyer-agent commission is about $125,000; Roman’s flat fee is $9,250, with the difference negotiated as a seller concession and credited to you at closing.
Best for: Buyers who want guard-gated privacy and a private South Laguna beach — from classic cottages on the upper side to oceanfront estates below Coast Highway.
Three Arch Bay — What Buyers Need to Know
Lower vs. Upper Side
Three Arch Bay splits into an oceanfront lower side and a view-oriented upper side, with very different pricing and exposure. Roman helps you target the right side for your budget and goals.
Gated HOA & Beach Rights
The gate, private beach, and community amenities define value. Roman confirms HOA dues, beach and amenity rights, and rules during due diligence.
Coastal Permits & Bluff
Oceanfront and bluff homes can involve Coastal Commission review and bluff-stability considerations. Confirm what is buildable before you assume upside.
Market Data — Three Arch Bay Spring 2026
~$5M
Median Price 2026
▲ Gated premium
~85
Avg Days on Market
Luxury pace
Low
Inventory
▼ Limited gated supply
Private Beach
Amenities
▲ Tide pools
🏖A sought-after guard-gated community in South Laguna with a private beach.
🌊Lower oceanfront side and upper view side — cottages to modern estates.
🏐Private beach with tide pools and volleyball behind the gate.
💰At $5,000,000 the flat fee can generate up to about $115,750 in seller concession — applied as a closing cost credit, subject to seller agreement.
Market data sourced from Zillow, Redfin, Realtor.com and CRMLS for Laguna Beach as of spring 2026. Figures approximate. Not a guarantee of future performance. Verify current conditions before any purchase decision.
Why Flat Fee Makes Sense in Three Arch Bay
On a $5,000,000 Three Arch Bay Home (2.5% seller compensation)
Up to $115,750
Traditional agent: $125,000 — Flat fee: $9,250
Subject to seller agreement · Varies by property · Not a guarantee
On a $5,000,000 Three Arch Bay home, a traditional 2.5% commission is about $125,000, versus Roman’s $9,250 flat fee. For the buyer, the benefit is simple: full representation for a transparent flat fee instead of a percentage, with the savings returned as a closing cost credit at closing.
Flat Fee vs. Traditional at $5,000,000
| At $5,000,000 | Traditional 2.5% | Roman’s Flat Fee |
|---|
| Agent Compensation | $125,000 | $9,250 |
| You Receive Back | $0 | Up to $115,750* |
| Est. Closing Costs | $80,000 out of pocket | Potentially offset* |
| Full Representation | ✓ | ✓ |
| Out-of-Pocket | Down payment + $80,000 | Down payment only* |
*Subject to seller agreement. Not a guarantee.
Frequently Asked Questions
What is the Three Arch Bay neighborhood in Laguna Beach?
Three Arch Bay is a guard-gated community in South Laguna Beach (ZIP 92651), split between an oceanfront lower side and a view-oriented upper side, known for a private beach with tide pools. Homes generally run $3.5M to $25M, placing every purchase in the $9,250 flat-fee tier.
How much can a flat fee buyer agent save you in Three Arch Bay?
On a $5,000,000 Three Arch Bay home with 2.5% seller-offered compensation, a traditional agent earns about $125,000. Roman’s flat fee is $9,250, creating up to roughly $115,750 that can be applied as a closing cost credit on your settlement statement — subject to seller agreement and lender approval.
Is this a buyer rebate, commission discount, or commission rebate?
Buyers use a few different terms — a commission discount, a “buyer rebate,” or a “real estate agent commission rebate for buyer” — but they all describe the same outcome: a way to save on the buyer-agent commission. What you actually receive with Roman is a closing cost credit applied on your settlement statement at closing. He charges a flat fee and negotiates buyer-agent compensation as a seller concession in the RPA, so the difference above the flat fee is credited to you — subject to seller agreement and lender approval.
What schools serve Three Arch Bay?
Three Arch Bay is served by the Laguna Beach Unified School District (LBUSD), a small, highly rated K–12 district. Homes feed Thurston Middle School and Laguna Beach High School, with El Morro Elementary at the elementary level. Because the entire city sits in one district, strong schools support home value across all of Laguna Beach. Always verify the current attendance assignment for a specific address before you write an offer.
Why do buyers choose Three Arch Bay?
Buyers choose Three Arch Bay for guard-gated privacy, a private South Laguna beach with tide pools, and a mix of classic cottages and modern oceanfront estates.
Who pays the buyer’s agent commission in Laguna Beach, California?
In California, the buyer’s agent commission is negotiable and is set in your written buyer representation agreement. Since the 2024 rule changes, sellers are not required to offer buyer-agent compensation, though many sellers in Laguna Beach still do. When a seller does offer it, Roman’s flat fee applies — $7,250 under $1.5M or $9,250 at $1.5M and above — and any amount above that flat fee can be returned to you as a closing cost credit on your settlement statement, subject to seller agreement and lender approval.
How can I avoid paying the full 2.5% buyer’s agent fee in Laguna Beach?
Instead of a percentage, Roman works as a flat fee buyer agent and flat fee realtor in Laguna Beach, charging a transparent $7,250 under $1.5M or $9,250 at $1.5M and above. When the seller offers buyer-agent compensation higher than that flat fee, the difference is credited back to you as a closing cost credit on your settlement statement — subject to seller agreement and lender approval. It works differently from a typical discount real estate broker, because you still receive full, dedicated buyer representation.
Can I hire a flat-fee agent just to write an offer on a Three Arch Bay home?
Yes. Whether you’ve already found a Three Arch Bay home or want help from the first showing, Roman provides complete representation — writing and negotiating your offer, handling contingencies and escrow, and coordinating your closing — for the same flat fee. You can also negotiate the buyer-broker agreement fees with him directly before you begin your search.
How do I negotiate buyer-broker agreement fees in California?
California's buyer representation agreement (the BRBC) states the agent's compensation as a maximum, and the amount and structure are negotiable between you and your agent before you sign. With Roman there is nothing to haggle over: the fee is a flat $7,250 under $1.5M or $9,250 at $1.5M and above, stated up front as the maximum from any source. When a seller offers buyer-agent compensation above that flat fee, the excess becomes your closing cost credit on the settlement statement. Review the fee, the term length, and the scope of service before signing, and get the flat-fee structure in writing.
What are my commission options in a California buyer representation agreement?
Under a California buyer representation agreement you can generally agree to pay your agent a percentage of the purchase price, an hourly rate, or a flat fee. Roman uses a flat fee — $7,250 under $1.5M or $9,250 at $1.5M and above — disclosed as the maximum compensation from any source. If the seller offers buyer-agent compensation greater than the flat fee, the difference is applied as a closing cost credit on your settlement statement in Laguna Beach, subject to seller agreement and lender approval.
How does a buyer commission rebate work in Laguna Beach?
Buyers in Laguna Beach often search for a “commission rebate” or “buyer rebate,” but what you actually receive is a closing cost credit on your settlement statement at closing — not a cash payment. Roman negotiates the seller-offered buyer-agent compensation in the purchase agreement; when it exceeds his flat fee ($7,250 under $1.5M or $9,250 at $1.5M and above), the difference is credited to you at closing, subject to seller agreement and lender approval. “Closing cost credit” is the accurate, compliant description of how a commission rebate works in Laguna Beach.