Reported high-level renovation and superior-view position · moderate confidence
Spindrift · Del Mar, California
1013 Clipper CtDel Mar, CA 92014
A broker CMA of recent nearby closed sales, followed by three furnished rental scenarios for Racing Season, off-peak and annual occupancy.
Effective August 5, 2026 · Current condition is agent-reported · This is not an appraisal.
Historical listing image · view context only
Central analytical point—not a guaranteed result.
731 Valley is newer construction with a stronger overall presentation than the subject.
Most recent same-plan closing at 1046 America Way.
01Location comparison
Recent sales, all within one mile.
The revised sale set stays within 0.44 mile. It prioritizes closed transfers inside the subject’s 15% size band, then separates exact-plan evidence from nearby attached and detached market brackets.
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02The subject
The premium case rests on condition and view.
The property should not be positioned from an average community price alone. Its reported renovation quality, same-plan scarcity and ocean-view utility are the value drivers that can place it above ordinary Spindrift product.
Living area2,023 sq ft
Layout2 + loft
Bathrooms2.5–3
Parking2-car garage
The upper half assumes current photography confirms both the high-level renovation and the broad, elevated ocean outlook visible in the subject’s historical unit-level imagery.
03Sale evidence
Closed transfers, kept close.
The conclusion is not an equal-weight average. Exact-plan sales define the subject’s physical story; nearby renovated and modern attached sales refresh current pricing; the detached sale is a separate upper bracket.
731 Valley Ave
Sold $1,995,000 · Oct. 2025 · $971/sf
A 2018 turnkey townhouse only about 0.29 mile away, with 2,054 square feet and contemporary designer finishes visible in the sampled gallery. It establishes an upper-quality benchmark rather than the subject’s central pricing point.
Limit: 731 Valley is a distinct superior overall product, benefiting from newer construction and a more current total presentation. It also has three bedrooms and lacks direct ocean-view evidence in the reviewed material.
1046 America Way
Sold $1,300,000 · June 2026 · $643/sf
Same community and exact 2,023-square-foot plan. Sampled imagery shows older cherry, granite and travertine finishes, plus a more obstructed ocean outlook than the subject’s historical view image.
Limit: its long exposure and major price reductions signal real resistance, but it is not equal-condition or equal-view evidence for the reported subject.
1023 Reliance Way
Sold $1,925,000 · Aug. 2024 · $952/sf
Same community and exact plan, with extensive designer-renovation and ocean/lagoon-view marketing. It remains the clearest direct premium anchor despite its older date.
809 Highland Dr
Sold $1,350,000 · Feb. 2025 · $771/sf
A remodeled 1,752-square-foot townhome about 0.13 mile away, with three bedrooms, 2.5 baths, a two-car garage and peekaboo-ocean-view marketing.
Limit: it is 13.4% smaller and its view position is not equivalent to the subject’s reported broad elevated outlook.
811 Highland Dr
Sold $1,325,000 · Dec. 2025 · $756/sf
A 1,752-square-foot attached home about 0.13 mile away with three bedrooms, 2.5 baths, a two-car garage, modern improvements and ocean-view marketing.
Limit: the reviewed unit-level image shows a narrower ocean band with substantial foreground vegetation, roofs, poles and wires.
638 Valley Ave
Sold $1,775,000 · Mar. 2025 · $993/sf
A modern 2019 luxury townhome about 0.33 mile away, with 1,787 square feet, three bedrooms, three baths and contemporary finishes.
Limit: it is 11.7% smaller, and no direct ocean-view evidence was found in the reviewed Zillow and Redfin material.
15027 Caminito Ladera
Sold $2,312,900 · July 2026 · $1,150/sf
A fully renovated 2,012-square-foot home about 0.44 mile away, with three bedrooms and 2.5 baths. Its size and recency make it useful as a nearby current ceiling.
Limit: it is detached, single-level, gated-community product without demonstrated ocean-view equivalence, so it is not a direct townhome comp.
04Sale reconciliation
A local range with clear conditions.
Nearby closed evidence spans from exact-plan and Highland downside sales to modern Valley product and a detached renovated ceiling. The subject’s reported renovation and stronger Clipper Ct view support its position, while 731 Valley’s newer construction and superior overall presentation keep the central estimate below that sale.
Indicated renovated market position
$1.90M–$2.00M · working point $1.95M
$1.30M$1.90M range start$1.95M point$2.30M
Pricing strategy: the evidence supports a $1.95M working point if current photography confirms the reported renovation and superior-view position. The upper end recognizes the view, while remaining disciplined below the newer and stronger overall presentation at 731 Valley. The exact list price should follow a walkthrough and a final closed-sale and active-inventory check immediately before launch.
What moves the result
- Up: cohesive high-end renovation, compelling ocean views, strong photography and scarce direct competition.
- Down: finish quality below the premium anchor, view limitations, new competing inventory or transaction issues similar to the $1.30M challenge sale.
- Refresh trigger: a new same-plan listing or closing, a material condition change, or a delayed launch.
Part two
Rental positioning,
simplified.
Three furnished scenarios replace a long list of overlapping lease terms. Racing Season carries the event premium; off-peak and annual positioning step down with flexibility and commitment.
05Rental scenarios
Season first. Commitment second.
These are gross monthly positioning ranges for a furnished, post-renovation ocean-view property. They are scenario estimates—not guarantees of achieved rent or occupancy.
Per month · furnished
The event-driven premium range. Exact positioning depends on the occupied dates, furnishing package, utilities, cleaning terms and booking lead time.
Highest seasonal upsidePer month · furnished
Monthly furnished positioning outside Racing Season, retaining the subject’s renovation and ocean-view premium without the event-driven scarcity.
Flexible monthly positioningPer month · furnished · 12 months
A steadier 12-month scenario with a commitment discount relative to flexible off-peak occupancy.
Stability-oriented positioningBefore launch: confirm the exact furnishing inventory, utilities, owner-use dates, pet terms, security deposit, HOA requirements and current competing inventory. These inputs can materially change the final asking rate.
06Evidence appendix
Detail when you need it, not before.
The main decision story stands on its own. Open these sections for the complete closed-sale grid, method, boundaries and Zillow/Redfin source list.
Sale detailFull closed-sale comparison grid
Swipe horizontally to view the complete table.
| Comparable | Role | Close | Price | Sq ft | $/sf | Why it matters | Limit |
|---|---|---|---|---|---|---|---|
| 1046 America Way | Exact-plan downside | June 8, 2026 | $1,300,000 | 2,023 | $643 | Newest exact-plan close; 0.07 mi. | Older finishes, more obstructed outlook, long exposure and reductions. |
| 1023 Reliance Way | Same-plan premium | Aug. 7, 2024 | $1,925,000 | 2,023 | $952 | Same plan; extensive renovation; ocean/lagoon-view marketing; 0.12 mi. | Older closing; unit-level current-sale imagery limited. |
| 811 Highland Dr | Nearby ocean-view downside | Dec. 11, 2025 | $1,325,000 | 1,752 | $756 | Recent attached close with ocean-view marketing; 0.13 mi. | 13.4% smaller; reviewed view image has substantial foreground obstruction. |
| 809 Highland Dr | Nearby remodeled downside | Feb. 18, 2025 | $1,350,000 | 1,752 | $771 | Remodeled townhome with two-car garage; 0.13 mi. | 13.4% smaller; three bedrooms; peekaboo rather than broad ocean-view marketing. |
| 731 Valley Ave | Upper-quality benchmark | Oct. 9, 2025 | $1,995,000 | 2,054 | $971 | Modern condition; strict size-band match; 0.29 mi. | Newer construction and stronger overall presentation than the subject; three bedrooms; no direct ocean-view evidence. |
| 638 Valley Ave | Modern attached baseline | Mar. 14, 2025 | $1,775,000 | 1,787 | $993 | Modern 2019 luxury townhome; 0.33 mi. | 11.7% smaller; three bedrooms; no direct ocean-view evidence. |
| 15027 Caminito Ladera | Nearby detached ceiling | July 10, 2026 | $2,312,900 | 2,012 | $1,150 | Current, fully renovated and nearly exact size; 0.44 mi. | Detached, single-level gated-community product; no demonstrated ocean-view equivalence. |
| 1035 Reliance Way | Local near-band context | Dec. 10, 2025 | $1,350,000 | 1,701 | $794 | Recent same-community close; 0.10 mi. | 15.9% smaller and outside the strict size band. |
| 1058 America Way | Local historical context | Feb. 15, 2024 | $1,570,000 | 1,688 | $930 | Premium-remodel and view context; 0.06 mi. | Older and 16.6% smaller; outside the strict size band. |
MethodHow the ranges were reconciled
Closed sales first.
Begin within 0.50 mile and 15% of the subject’s size, favoring attached product with similar utility. Keep every client-facing sale within one mile and label size or property-form exceptions.
Keep the scenarios distinct.
Racing Season, off-peak monthly and annual furnished occupancy are different products. The ranges step down as event scarcity and lease flexibility decline; they should not be blended into one rent figure.
This comparative market analysis is a broker price opinion prepared to support potential sale and rental-positioning discussions. It is not an appraisal and does not guarantee a sale price, rental rate or occupancy. Renovated condition is based on agent assessment. Historical subject images support historical view context, not current condition. Rental ranges are gross monthly positioning estimates based on supplied market guidance and the property profile—not verified executed lease data.
SourcesZillow and Redfin sources
- Zillow — 1013 Clipper Ct
- Redfin — 1013 Clipper Ct
- Redfin — 1046 America Way
- Zillow — 1046 America Way
- Redfin — 1023 Reliance Way
- Zillow — 1023 Reliance Way
- Redfin — 811 Highland Dr
- Zillow — 811 Highland Dr
- Redfin — 809 Highland Dr
- Zillow — 809 Highland Dr
- Redfin — 731 Valley Ave
- Zillow — 731 Valley Ave
- Redfin — 638 Valley Ave
- Zillow — 638 Valley Ave
- Redfin — 15027 Caminito Ladera
- Zillow — 15027 Caminito Ladera
- Redfin — 1035 Reliance Way
- Zillow — 1035 Reliance Way
- Redfin — 1058 America Way
- Zillow — 1058 America Way