Focus Real Estate Team

08/24/2026

Would you rather negotiate a lower purchase price or a mortgage rate buydown?

For Newport Beach buyers, the answer is not always as obvious as it seems.

A lower purchase price sounds like the clear win. But depending on your financing, how long you plan to own the home, and the terms being offered, a seller-funded rate buydown could have a greater impact on your monthly payment.

We, Windy Ruffini and the Focus Real Estate Team, help buyers look beyond the headline number and evaluate which negotiation strategy makes the most sense for their goals.

A few things worth comparing

• The monthly payment savings from a rate buydown
• The actual savings from a lower purchase price
• How long you expect to own the home
• Cash needed at closing
• Seller motivation and available concessions
• Your long-term financial plans

Sometimes negotiating $25,000 off the price may sound better than using that same amount strategically toward financing, but the numbers can tell a different story.

There is no universal answer.

The strongest negotiation is the one that creates the most meaningful benefit for your specific situation, not simply the biggest discount on paper.

We help buyers evaluate the property, financing, and seller's position together so they can negotiate with a clear strategy.

👇 If you're buying a home in Newport Beach and wondering whether to negotiate a rate buydown or a lower purchase price, this guide breaks down what to consider before deciding.

Compare a mortgage rate buydown with a lower purchase price in Newport Beach, including payment savings, taxes, break-even timing, and 2026 strategy.

08/21/2026

JUST CLOSED

1738 Paloma Dr, Newport Beach, CA 92660
6 Beds | 6 Baths | 4,500 Sqft
Buyer's Agent: Windy Ruffini

Officially closed in Newport Beach!

We’re so excited for our buyers as they step into their beautiful new home, a thoughtfully designed residence that perfectly captures the relaxed sophistication of coastal California living.

It was a privilege to represent them throughout the purchase and help bring this one across the finish line. Congratulations to our buyers on an exciting new chapter and an incredible place to call home. ✨

Thinking about buying in Newport Beach or coastal Orange County? The Focus Real Estate Team is here to help you navigate every step of the way.

www.focusrealestateteam.com
949-887-1393

08/19/2026

UNDER CONTRACT

247 23rd Street, Costa Mesa, CA 92627
6 beds | 4 baths | 3,856 sq ft
Listing & Buyer's Agent: Windy Ruffini

We’re excited to share that this rare Eastside Costa Mesa property is officially under contract, with Windy Ruffini and The Focus Real Estate Team proudly representing both the seller and the buyer.

Set on a double lot across from Lindbergh Park, the property features two fully detached residences with a combined 6 bedrooms and 4 baths. With flexible living spaces, private outdoor areas, and an ideal Eastside location near the Back Bay, 17th Street, and Newport Beach, this home offers a truly unique opportunity.

Congratulations to our clients on both sides of this exciting transaction! 🥂

Thinking about buying or selling in Costa Mesa?
📲 Contact Windy Ruffini and The Focus Real Estate Team.

08/13/2026

NEW LISTING

247 23rd Street, Costa Mesa, CA 92627
6 beds | 4 baths | 3,856 sq ft
Listing by: Windy Ruffini

PUBLIC OPEN 8/15 & 8/16 1 PM - 4 PM

Rare Eastside Costa Mesa opportunity with two fully detached homes on a double lot directly across from Lindbergh Park. The Cape Cod-inspired main residence offers approximately 2,569 sq ft with 3 bedrooms and 2 baths, highlighted by vaulted ceilings, a first-floor primary suite, a wood-burning fireplace, indoor laundry, and a garage. Recent improvements include fresh interior paint, new kitchen countertops, sink and faucet, luxury vinyl plank flooring, and new carpet.

Built in 2015, the separate second residence/ADU offers approximately 1,200 sq ft of single-level living with 3 bedrooms and 2 baths, its own central air and heat, EV-charging pre-wire, a new refrigerator, and a private backyard with fruit trees and a vegetable garden.

With true separation between residences, the property offers exceptional flexibility for multigenerational living, guests, a home office, or potential rental income. Just moments from the Back Bay, 17th Street dining and shopping, and Newport Beach, 247 23rd Street combines space, versatility, and location in one of Costa Mesa’s most desirable neighborhoods.

📲 Contact Windy Ruffini and The Focus Real Estate Team to schedule your private showing today.

07/30/2026

UNDER CONTRACT

1738 Paloma Dr, Newport Beach, CA 92660
6 Beds | 6 Baths | 4,500 Sqft
Buyer's Agent: Windy Ruffini Windy Ruffini

Our buyers are officially under contract on this distinctive Newport Beach residence, and we’re proud to be representing them through the purchase.

Blending organic modern design with elevated California living, the home features soaring ceilings, natural materials, refined architectural details, a hidden theater, and seamless indoor-outdoor flow. Every space feels warm, intentional, and designed for both everyday living and entertaining.

Congratulations to our buyers on reaching this exciting milestone as we move through the next steps of the transaction.

Considering buying a home in Newport Beach or coastal Orange County? The Focus Real Estate Team is here to guide you every step of the way. ✨

www.focusrealestateteam.com
949-887-1393

07/29/2026

What could the One Metro West redesign mean for South Coast Metro homeowners?

Major redevelopment projects are about more than new buildings.

They can influence neighborhood appeal, buyer demand, property values, and the overall experience of living in the area for years to come.

The proposed One Metro West redesign is one of the projects many homeowners and buyers are watching as South Coast Metro continues to evolve.

Windy Ruffini and the Focus Real Estate Team help clients understand how local development projects may affect today's buying and selling decisions as well as tomorrow's opportunities.

A few things to consider

• How redevelopment could enhance the neighborhood's appeal
• Potential impacts on nearby home values and buyer demand
• New retail, dining, and community amenities
• Changes to traffic, walkability, and daily convenience
• Long term investment opportunities for homeowners and buyers

While no development guarantees higher property values, improvements that enhance a community's livability often become an important factor for future buyers.

Understanding these projects before you buy or sell can help you make more informed real estate decisions.

We stay on top of local planning and market trends so our clients can evaluate not only where the market is today, but where it may be headed in the years ahead.

👇 If you're curious how the One Metro West redesign could impact South Coast Metro homeowners and buyers, this guide explores the proposed changes and what they could mean for the local real estate market.

Learn what One Metro West’s 2026 redesign could mean for South Coast Metro home values, buyer demand, traffic, rentals, and resale strategy in Costa Mesa.

07/28/2026

Thinking about buying a Newport Beach condo? Don't overlook the HOA.

The location, floor plan, and ocean views may capture your attention first, but one of the most important parts of buying a condo happens behind the scenes.

A homeowners association can have a significant impact on your monthly expenses, future resale value, and overall ownership experience.

We, Windy Ruffini and the Focus Real Estate Team, help buyers understand what to look for before making an offer so there are no surprises after closing.

A few things every condo buyer should review

• Monthly HOA dues and what they include
• Reserve funding and the association's financial health
• Upcoming special assessments or major repairs
• Community rules that may affect your lifestyle or future plans
• Maintenance responsibilities and shared amenities

A well managed HOA can help protect property values and keep the community in excellent condition. On the other hand, deferred maintenance or weak financial reserves can lead to unexpected costs down the road.

Looking beyond the home itself is one of the smartest ways to protect your investment.

We guide buyers through every part of the due diligence process, helping them evaluate not only the property but also the community they are joining.

👇 If you're planning to buy a Newport Beach condo in 2026, this guide explains what to review before committing to an HOA and why it matters for your long term investment.

Learn how to review HOA reserves, insurance, deductibles, meeting minutes, and special assessments before buying a Newport Beach condo in 2026.

07/24/2026

A private guest suite and a backyard made for hosting? Say less.

OPEN HOUSE
Saturday, July 25 | 1–4 PM

This Orange gem delivers:
🏡 5 bedrooms + 4 bathrooms
🔑 Private, remodeled in-law suite with a gated entrance
🍽️ Spacious chef’s kitchen built for gathering
🌿 Covered entertaining patio with café lights
🔊 Outdoor speakers + built-in seating
💦 Five-person spa
📐 Approximately 3,387 sq. ft.

And the backyard? It’s already hosted gatherings of 50+ guests—so yes, your house is officially becoming the house. 👀

Offered at $1,599,000

📍390 N Milford Rd, Orange, CA

Come see why this home understood the assignment. DM me for details or a private tour.

07/23/2026

Huntington Harbour or Seacliff? Which Huntington Beach neighborhood is the better fit?

Both are among the most desirable communities in Huntington Beach, but they offer very different lifestyles.

One is known for its waterfront living, private docks, and boating culture. The other is recognized for its golf course surroundings, coastal elegance, and proximity to the beach.

We, Windy Ruffini and the Focus Real Estate Team, help buyers look beyond home prices to understand how each neighborhood fits their lifestyle, daily routine, and long term goals.

A few factors to compare
• Waterfront living versus golf course and coastal surroundings
• Home styles, lot sizes, and community atmosphere
• Walkability to parks, beaches, and local amenities
• Lifestyle priorities such as boating, recreation, and outdoor activities
• Long term value and future resale potential

The right neighborhood is not necessarily the one with the highest price point. It is the one that aligns with how you want to live every day.

Whether you picture mornings on the water or evenings near the golf course and beach, choosing the right community can make all the difference in your homeownership experience.

We help buyers compare neighborhoods with local insight so they can move forward with confidence and clarity.

👇 If you're deciding between Huntington Harbour and Seacliff, this guide breaks down the lifestyle, advantages, and key differences to help you choose the right fit

Compare Huntington Harbour and Seacliff in Huntington Beach, including lifestyle, homes, pricing, amenities, schools, and buyer considerations for 2026.