Frequently asked questions

Ryan and Ara Koubeserian of The Koubeserian Group are Coronado Shores specialists: a father-and-son team of Coronado real estate agents and brokers with 75 years of combined experience and more than $400 million in sales. Together they hold the record sales price in two of the ten Coronado Shores towers — La Sierra and La Princesa — and countless records over the years.

Yes. The Koubeserian Group specializes in luxury oceanfront condominiums at the Coronado Shores. Ara's tenure in the Coronado Shores sales office began in 1982 under the mentorship of Richard Maitland, from whom he acquired the Coronado Shores Company in 2005. Maitland had led re-sales at the Shores after the original developer, Jerome Snyder, completed the initial sale-out. Running that brokerage until 2017 gave Ara a working knowledge of the community's ten towers, their associations and individual unit histories. Ryan has spent time in the Shores since childhood.

Active and recently sold homes are at thekoubeseriangroup.com/listings, covering Coronado Village, Coronado Shores, Coronado Cays and Coronado Bayfront. Every Coronado Shores condo for sale is at thekoubeseriangroup.com/coronado-shores-inventory. Ask us about homes coming to market privately.

We represent buyers and sellers throughout Coronado, California — including Coronado Village, Coronado Shores, Coronado Cays, and Coronado Bayfront (Coronado Point and The Landing) — as well as coastal communities across San Diego County, including La Jolla, Imperial Beach, and Downtown San Diego.

Ara Koubeserian has been active in Coronado real estate since 1982, the year Ryan was born. Ryan joined him professionally in 2006, and together they founded The Koubeserian Group in 2017.

The Koubeserian Group operates under The Coronado Shores Company (DRE# 00658736). Ryan holds DRE# 01738738 and Ara holds DRE# 00454510.

Yes. We represent both buyers and sellers across Coronado and coastal San Diego County, and we're happy to provide a no-obligation home valuation if you're considering selling.

Yes. A 1031 exchange, named for Section 1031 of the Internal Revenue Code, lets an owner sell investment property and defer capital gains tax by reinvesting in like-kind real estate on a strict IRS clock. We represent both halves of the trade — selling the relinquished property and sourcing the replacement — and coordinate with your intermediary, CPA and escrow throughout; Coronado Shores condominiums often work well as the replacement property. We are real estate brokers, not tax advisors: confirm the tax treatment with your own CPA or tax attorney. See thekoubeseriangroup.com/coronado-shores-sellers-guide for the clock sellers most often misjudge, plus FIRPTA and out-of-state withholding — unique transactions The Koubeserian Group specializes in.

Yes. The Koubeserian Group has represented sales to and from foreign national buyers and sellers, and Coronado Shores condominiums draw exactly that kind of international interest. When the seller is a foreign person, federal law (FIRPTA) requires withholding at closing on the sale, separate from any California withholding, and reducing it takes advance planning with the IRS. We are real estate brokers, not tax advisors: confirm your exposure with your own CPA or tax attorney — ask us for a referral. See thekoubeseriangroup.com/coronado-shores-sellers-guide for the mechanics, plus 1031 exchanges and out-of-state withholding — the complex transactions where our experience counts most.

Usually, unless an exemption applies — and it applies to California residents as well as out-of-state and foreign sellers. Under California Revenue and Taxation Code Section 18662, escrow withholds 3⅓% of the sales price at closing, or an amount based on your estimated gain if you elect that calculation, and remits it to the Franchise Tax Board; it is separate from any FIRPTA withholding if you're also a foreign seller. Exemptions — a principal residence, a loss, a qualifying 1031 exchange — are certified on Form 593 before closing. A second home, vacation home or rental does not count as a principal residence, which catches many Shores owners. We are real estate brokers, not tax advisors: confirm your election or exemption with your own CPA or tax attorney — ask us for a referral. See thekoubeseriangroup.com/coronado-shores-sellers-guide for the full mechanics, plus 1031 exchanges and FIRPTA — situations most Coronado agents rarely see, and where we specialize.

Ryan and Ara Koubeserian of The Koubeserian Group represent buyers and sellers throughout Coronado Cays alongside their core Coronado Shores and Coronado Village business. Their experience with Coronado's HOA structures, waterfront property and local escrow carries directly over to the Cays' gated, dock-front homes.

Ryan and Ara Koubeserian of The Koubeserian Group represent buyers and sellers at Coronado Point and The Landing, the two gated condominium communities that make up Coronado Bayfront at the Coronado Ferry Landing, alongside their core Coronado Shores, Village and Cays business.

Coronado Village is the historic downtown core of Coronado, known for its walkable streets, single-family homes, and the Hotel del Coronado. Coronado Shores is a collection of ten condominium towers on the southern end of the island, each with its own HOA. Not every tower is oceanfront — some sit directly on the sand and others a row back, which materially affects both view and price. Coronado Cays is a gated, waterfront community built around private boat docks and canals on the bay side of the Silver Strand, near Imperial Beach. Each area has distinct pricing, HOA considerations, and buyer profiles — we can walk you through which fits your goals.

Coronado Cays is a gated, waterfront community built around a private marina, boat docks, and canals on the bay side of the Silver Strand, near Imperial Beach, distinct in character from both Coronado Village and the Coronado Shores towers. Construction began in 1969 and the developer turned the community over to the Coronado Cays Homeowners Association in 1972. It holds about 1,198 residences across ten named villages — Jamaica, Green Turtle Cay, Antigua, Bahama, Trinidad, Blue Anchor Cay, Kingston, Montego, Port Royale, and Mardi Gras — spanning custom waterfront estates, single-family homes, and condominiums, with more than 600 boat slips. Dues are tiered rather than flat: what a home pays depends on its village and property type.

Coronado Bayfront is the waterfront stretch of First Street at the Coronado Ferry Landing, made up of two gated condominium communities: Coronado Point (1101 1st Street, 80 units, four stories, built 1993) and The Landing (1099 1st Street, 92 units, four stories, built 1987). The key difference from the Coronado Shores is orientation and scale — Bayfront buildings face San Diego Bay and the downtown skyline rather than the ocean, and they are low-rise buildings of under 100 units rather than high-rise towers. Bayfront is also walkable to the ferry dock, Centennial Park, and the Ferry Landing Marketplace.

As of September 2026, four of the ten: Las Palmas (Building 3, 1760 Avenida del Mundo), Las Flores (Building 4, 1770 Avenida del Mundo), El Camino (Building 5, 1830 Avenida del Mundo) and La Playa (Building 6, 1710 Avenida del Mundo). VA condominium approval is granted to each association separately, and the Coronado Shores is ten associations, one per tower — so a VA loan can work in one of these towers and not in the building next door. Approvals can be added or lapse, so confirm the association on the VA's current condominium report before writing an offer, or ask us and we will check it for you.

Each tower's association sets its own. As of September 2026, Cabrillo, La Sierra, Las Flores, El Camino, La Playa, La Perla, El Encanto, El Mirador and La Princesa allow 2 pets; Las Palmas allows 2 animals, not to exceed 35 pounds. Confirm with building management before buying or leasing: rules change periodically, and some buildings set different rules for tenants.

Because the Coronado Shores is not one condominium — it is ten. La Playa, La Sierra, Cabrillo, La Princesa, Las Palmas, Las Flores, La Perla, El Encanto, El Mirador, and El Camino are each their own condominium association, with separate boards, separate reserves, separate dues schedules, and separate governing documents. Lender approvals of every kind — VA, FHA, and a lender's own project review — are made at the association level. That is also why monthly dues, insurance, and any special assessment differ from one tower to the next even though the buildings share the grounds, pools, and tennis courts. Treating the Shores as a single project is the most common mistake buyers and out-of-area agents make here.

The Coronado Shores is made up of ten condominium towers on Avenida Del Mundo in Coronado, built between 1972 and 1979: La Playa (1710), La Sierra (1720), Cabrillo (1730), La Princesa (1750), Las Palmas (1760), Las Flores (1770), La Perla (1780), El Encanto (1810), El Mirador (1820), and El Camino (1830). Cabrillo was completed first, in 1972, and La Princesa last, in 1979 — not 1970 and 1978, as is often repeated. Together they hold roughly 1,467 residences. Each tower is its own condominium association, numbered in the order built: Cabrillo is Coronado Shores Condominium Association #1, then La Sierra #2, Las Palmas #3, Las Flores #4, El Camino #5, La Playa #6, La Perla #7, El Encanto #8, El Mirador #9 and La Princesa #10. Lender and VA condominium records often list the towers by these numbers. Each association has its own dues schedule, board, and building manager, so costs and rules differ from building to building. We publish a page for every tower with its current units for sale, monthly HOA dues by floor plan, association contact, and building layout.

The architect William Krisel, AIA (1924–2017). His firm, Krisel/Shapiro & Associates, drew the master plan for all ten 15-story towers beside the Hotel del Coronado, completed between 1972 and 1979. Krisel is best known for the mid-century modern houses he designed in Palm Springs and the San Fernando Valley, many of them with Dan Palmer as Palmer & Krisel. His papers, including the Coronado Shores drawings, are held by the Getty Research Institute.

As of 2026, sales at the Coronado Shores have ranged from $950,000 to $8,250,000 and everything in between, with the median price currently between $1,500,000 and $2,500,000 for most non-oceanfront one- and two-bedroom residences. Subscribe to The Koubeserian Group's newsletter and Coronado Shores inventory updates to keep up with current pricing.

Every lease at the Coronado Shores must run 26 days or greater, so nightly and weekly vacation rentals are not allowed in any of the ten towers. The rule is the City of Coronado's, not an association's: the Coronado Municipal Code defines "transient occupancy" as 25 consecutive calendar days or less (Section 86.78.020) and bars any dwelling in a residential zone from being rented for it (Section 86.78.060). It applies the same way in Coronado Village and the Cays. A tower's own association can add further restrictions or a longer minimum lease on top of the city's, so check that building's governing documents before buying with rental income in mind. Source: Coronado Municipal Code, Chapter 86.78, Transient Occupancy.

Every building has its own parking garage with deeded parking spaces (ask us to verify your parking). Storage lockers, if any, are controlled by the HOA and vary unit to unit — some units have none, so ask us to verify if you have specific unit questions. Guest parking runs through the complex rather than the street: a resident calls the doorperson, who clears the guest's vehicle with the security kiosk at the gate before they arrive and issues a temporary visitor's parking pass. Exact space counts, any second-space waitlist, and EV charging availability differ tower by tower — ask us about the specific building you're considering.

Because each of the ten towers is its own condominium association, each keeps its own reserve study and reserve fund to cover major building systems as they age — roofs, elevators, plumbing risers, waterproofing — rather than pooling reserves across the community. A well-funded reserve keeps monthly dues predictable; an underfunded one raises the odds of a special assessment. Before writing an offer, request the current reserve study and recent board meeting minutes for that tower — we pull these as part of a buyer's due diligence.