The street
Pebble Drive sits in the middle of the original tract, a short street where homes hold generous lots and a settled, low-turnover character . Households tend to stay for decades; listings are events rather than routine.
View orientation
Exposure varies house to house more than on the rim streets — some positions carry ocean and Catalina angles, others trade primarily on privacy, lot, and remodel quality . That variance is precisely why an automated average misreads this street.
Scarcity pricing
On low-turnover streets, the last sale carries unusual weight. The November 2025 closing near $7.55M is the street's benchmark until the next one — and homes that differ from it in view or condition should be priced for that difference, not for the average.
