Not much close to the coast. Within roughly fifteen to twenty miles of the water, the land is essentially spoken for. New building has pushed south, east, and northeast into less desirable, less flat land that costs more to prepare and develop. That's why communities have sprung up in places like Beaumont on the way to Palm Springs, or out toward the edges of Las Vegas, spots people scoffed at a generation ago that are now populated and selling. Inside built-out Orange County, the land that does open up tends to be redevelopment rather than raw parcels: - Former school-district sites. The existing buildings are minor relative to the land value, which makes them well suited to teardown and rebuild. Several of the newer Huntington Beach communities went up on old school sites, and those brand-new coastal-adjacent homes start well into seven figures. - Commercial redevelopment. Shrinking a mall footprint to add apartments and retail adds density too, though much of that is rental rather than new for-sale housing. So large open parcels near the coast are gone, and future supply comes mostly from pushing inland or redeveloping underused land. That scarcity is one of the structural reasons coastal Orange County prices hold up. It's a durable pattern, not a prediction about where prices head next.