Sunset Beach, California—a sun-kissed coastal enclave along Orange County’s Pacific Coast Highway (PCH)—is a slice of paradise where the ocean meets a laid-back lifestyle. Known for its uncrowded beaches, stunning sunsets, and small-town charm, it’s a coveted spot for homebuyers. But in a market where median prices hover around $1.2–$1.3 million (as of late 2024), and beachfront homes soar past $2 million, what does $1 million get you today? As of February 24, 2025, this budget opens doors to a range of properties—condos, cottages, and fixer-uppers—each offering a taste of Sunset Beach’s coastal allure. Let’s dive into what $1 million buys you now, from features to trade-offs, and see where your money lands in this competitive market.
The Sunset Beach Market Snapshot
Sunset Beach’s real estate is tight and premium in 2025. With just over a mile of coastline, supply is scarce, driving demand sky-high. Homes sell in 35–40 days, with 37 going above asking in December 2024. Prices reflect location:
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- PCH Beachfront: $1,200–$2,200/sq ft—$1.5 million+.
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- Off-Highway: $800–$1,100/sq ft—$900,000–$1.4 million.
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- Median: $1.2–$1.3 million, trending up with 5–8% annual growth.
At $1 million, you’re below median but above entry-level ($550,000–$900,000 for small condos or fixer-uppers). It’s a sweet spot—coastal living without the $2 million beachfront plunge. Here’s what you’ll find.
Option 1: Off-PCH Single-Family Cottage
What You Get
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- Price: $925,000–$1,050,000
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- Size: 1,000–1,400 sq ft
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- Features: 2–3 beds, 1–2 baths, small yard or patio
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- Location: Quiet streets like 12th, 14th, or Anderson—3–5 minutes to beach
Example: 1420 12th Street
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- $975,000: 1,200 sq ft, 2 bed, 1 bath, built 1950s.
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- Perks: Hardwood floors, fenced yard, detached garage. Walk to sand in minutes.
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- Trade-Offs: Dated kitchen, needs $30,000–$50,000 in upgrades (roof, paint).
Why It Works
At $975,000, you’re in a single-family home—rare under $1 million here. The lot (2,500–3,500 sq ft) offers outdoor space, scarce in condos. It’s not beachfront, but the ocean’s a short stroll, and PCH noise fades. Post-reno ($50,000), it’s worth $1.2 million—equity fast.
Option 2: PCH Condo with Ocean Glimpses
What You Get
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- Price: $900,000–$1,050,000
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- Size: 800–1,200 sq ft
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- Features: 1–2 beds, 1–2 baths, balcony or patio
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- Location: PCH complexes like Harbour Pacific—steps to beach
Example: 17192 PCH, Unit B
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- $950,000: 900 sq ft, 2 bed, 1 bath, ground-floor end unit.
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- Perks: Remodeled kitchen, private beach access, partial ocean view from patio.
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- Trade-Offs: $350/month HOA, PCH traffic hum, no yard.
Why It Works
For $950,000, you’re on PCH—beachfront-adjacent with waves in earshot. The HOA covers upkeep, ideal for low-maintenance buyers. Views aren’t panoramic (upper units hit $1.3 million+), but the lifestyle—jogs on the shore, coffee at a PCH café—is instant. Rental potential ($300–$400/night) adds value.
Option 3: Fixer-Upper with Potential
What You Get
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- Price: $850,000–$1,000,000
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- Size: 1,000–1,500 sq ft
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- Features: 2–3 beds, 1–2 baths, dated but livable
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- Location: Off-PCH or secondary PCH lots
Example: 16780 14th Street
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- $925,000: 1,300 sq ft, 2 bed, 2 bath, 1960s build.
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- Perks: Spacious layout, small deck, beach in 3 minutes.
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- Trade-Offs: Needs $75,000 (roof, electrical, kitchen)—total $1 million.
Why It Works
At $925,000, you’re below median, banking on sweat equity. Post-reno, it’s a $1.25 million home—$250,000 gain. It’s not move-in ready, but for DIYers or investors, the upside’s big. Location keeps you in Sunset Beach’s orbit—paddleboarding in Huntington Harbour awaits.
Option 4: Duplex for Income
What You Get
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- Price: $975,000–$1,050,000
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- Size: 1,400–1,800 sq ft total (two units)
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- Features: 2-bed/1-bath each, shared deck or separate entries
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- Location: Off-PCH streets like 10th
Example: 16782 10th Street, Unit A/B
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- $1,025,000: 1,600 sq ft, two 2-bed/1-bath units.
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- Perks: Updated baths, four-car parking, rooftop deck with peeks.
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- Trade-Offs: Shared walls, $3,000/month rental income offsets but doesn’t cover.
Why It Works
For $1.025 million, you live in one unit, rent the other ($2,500–$3,000/month)—cutting your $5,800 mortgage (5.5%, 20% down) to $2,800. It’s not beachfront, but the beach is walkable, and the income cushions the cost. Resale at $1.3 million+ looms.
What $1 Million Doesn’t Buy
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- Beachfront Luxury: True oceanfront (e.g., $1.95 million for 1,200 sq ft) exceeds $1 million.
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- Large Lots: 3,000+ sq ft homes or big yards hit $1.4 million+.
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- Turnkey PCH: Pristine PCH homes start at $1.2–$1.5 million.
At $1 million, you compromise—views are partial, homes need work, or you’re off the highway. But you’re still in Sunset Beach.
Market Trends Shaping Your $1 Million
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- Rates: 5.5–6%—$1 million at 5.5% = $5,700/month (20% down).
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- Inventory: Tight—5–10 listings monthly; $1 million options are 2–3.
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- Growth: 5–8% yearly—$1 million today is $1.08–$1.16 million in 2026.
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- Competition: 3–5 offers on sub-$1.2 million homes—act fast.
Costs Beyond the Price Tag
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- Down Payment: $200,000 (20%)—FHA cuts to $35,000 (3.5%) if eligible.
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- Taxes: 1.25%—$12,500/year ($1,000/month).
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- Insurance: $1,000–$1,500/year (flood zone).
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- HOA: $200–$500/month (condos).
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- Upkeep: $5,000–$15,000/year—salt air wears.
Total monthly for $1 million: $6,500–$7,500—budget accordingly.
Pros of $1 Million in Sunset Beach
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- Location: Beach steps away—lifestyle trumps size.
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- Equity: $1 million to $1.2 million in 2–3 years.
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- Options: Condo ease or cottage charm—your pick.
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- Rental: $2,000–$3,000/month offsets costs.
Cons of $1 Million in Sunset Beach
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- Compromise: No oceanfront, smaller spaces.
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- Work: Fixer-uppers need $50,000+.
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- Competition: Bidding wars push $975,000 to $1.025 million.
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- Extras: HOA, flood insurance add up.
Who’s It For?
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- First-Timers: $200,000 down, $6,500/month fits dual incomes ($150,000+).
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- Investors: Rental income or equity plays.
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- Downsizers: Low-maintenance condos suit retirees.
Not for:
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- Big Families: 3+ beds exceed $1 million.
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- Luxury Seekers: $1 million skips beachfront glam.
Tips to Get It
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- Pre-Approve: $1 million letter—bid fast.
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- Niche Hunt: Fixer-uppers, off-PCH—less competition.
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- Overbid: $25,000 over on $975,000 seals it.
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- Winter Buy: Nov–Feb softens prices 5–10%.
The Sunset Beach Payoff
At $1 million, you’re not at the top—but you’re in. Morning surf, PCH café runs, or quiet evenings with ocean whispers—it’s Sunset Beach living. Equity grows, lifestyle shines, and you’ve cracked a premium market.
Final Thoughts
Today, $1 million in Sunset Beach buys you a foothold—off-PCH cottages, PCH condos, or income duplexes—all with coastal soul. It’s not beachfront opulence, but it’s a smart entry into a market where $2 million is the norm. In 2025, with demand fierce and growth steady, $1 million stretches to charm, potential, and proximity. Ready? Team with a realtor, set alerts, and pounce—your Sunset Beach story starts here. What’s your $1 million must-have—views or space?
