Are public areas a lot more crowded? Are people even honoring the "private property"?

We head there in late June.

It's a mixed bag, depending on where you go. However, overall it is much more restrictive than ever before. You'll see a lot more private beach signs. Previously, most of the private areas were managed by umbrella and chair vendors. Now you'll see security guards enforcing the private beaches.

Some areas and owners don't care and their beaches are open,while others are very protective and confrontational. The enforcement is inconsistent and not always legal.

In theory, I understand that an owner has to have their space marked, have an updated survey to show you and must ask you to leave first, before enforcement can begin.

The public areas are more crowded around the access points and that area, plus the wet sand is public. The rest of the areas for use are pockets of unenforced private beach.

The owner of the unit you're renting from should be able to direct you to less dense areas.

We are in Santa Rosa right behind "Stinky's" and there is a decent sized public area, but I assume is vendor managed with chairs and umbrella's

We are at Blue Mountain Beach. The main access point is crowded and either side is heavily monitored. If you go east to the smaller access points in the Blue Mountain subdivision, they generally are not concerned about people using their beach.