Pelican Crest
The top of the market. Guard-gated custom estates on large view lots, with the highest sale prices recorded in Newport Coast.
Communities · Newport Beach
Newport Coast.
Guard-gated bluffs above Crystal Cove, resort golf at Pelican Hill, and the highest ceiling in Orange County real estate.
The neighborhood
Why buyers choose Newport Coast.
Newport Coast is the newest part of Newport Beach and the least like the rest of it. There is no harbor here and no walkable village. What there is instead is elevation, privacy, and a view corridor that runs from Catalina to the Palos Verdes Peninsula on a clear evening. The Irvine Company master-planned the whole hillside in the late 1980s and 1990s, and the city annexed it in 2002. Almost every neighborhood sits behind a gate.
The buyer here is usually trading something for that privacy. You give up the ability to walk to dinner, and you accept HOA dues that run higher than most of Orange County. In exchange you get an ocean view that cannot be built out, a state park across the road that will never be developed, and a resort at the top of the hill with two Tom Fazio courses. The range is wider than people assume. Attached homes in Ziani and Newport Ridge start well below the estates in Pelican Crest, which is the difference between a starting point and a ceiling most markets never reach.
- Master-planned by The Irvine Company, built out through the 1990s and 2000s
- Annexed into the City of Newport Beach in 2002
- Nearly every sub-community is guard-gated or gated
- Crystal Cove State Park sits directly across Pacific Coast Highway
- Newport-Mesa Unified, feeding Corona del Mar High
2002
Annexed into Newport Beach
Guard-gated
Nearly every sub-community
3.2 mi
Crystal Cove State Park shoreline
92657
Single ZIP code
Pricing moves too fast to print. See the live market data below, updated from CRMLS.
Live market data
Newport Coast by the numbers, updated continuously.
Pulled live from current CRMLS data. Each chart tracks the trailing market trend, so you always see where Newport Coast stands today.
Source: CRMLS market statistics. Figures are area medians and may vary by village or street — contact us for street-level comps.
What buyers love
What makes Newport Coast different.
The view is the asset.
Ocean-view pricing here is not a soft premium, it is the whole thesis. A white-water view, a Catalina sight line, and a canyon-only outlook can separate two otherwise identical floor plans by seven figures. Because the hillside was master-planned, view corridors were engineered in and are protected by CC&Rs. What you buy is what stays.
Crystal Cove is the neighbor that never changes.
Across PCH sits 3.2 miles of undeveloped shoreline and roughly 2,400 acres of backcountry, all state park. The tide pools, the historic beach cottages, and the trail network into Moro Canyon are permanent. For a buyer weighing a view lot anywhere in California, an unbuildable neighbor is worth more than any finish package.
Resort infrastructure at the top of the hill.
The Resort at Pelican Hill anchors the north end with two Tom Fazio courses, a coastal spa, and dining that functions as the neighborhood's living room. Crystal Cove Shopping Center covers the everyday errands. It is a short list of amenities, but they are the right ones, and they are minutes from every gate.
Inside Newport Coast
The villages worth knowing.
Each village in Newport Coast has a different personality. Here are the ones buyers ask us about most.
Pelican Hill
Custom and semi-custom homes wrapped around the resort and its golf courses, many with direct fairway or ocean outlooks.
Crystal Cove
Guard-gated collection of villages just above the state park, from The Tesoro and Sea Point up to the custom lots in The Estates.
Newport Ridge
The practical entry to the ZIP. Detached and attached homes on the inland side of the plan, with lower dues and a shorter drive to the 73.
Ziani
Mediterranean-style attached homes near Newport Ridge, popular with buyers who want the address and the schools without an estate budget.
Ocean Heights
Elevated detached homes with wide ocean and canyon views, gated, and a common step for buyers moving up from Newport Ridge.
The Summit
Small guard-gated enclave of large custom homes on one of the highest ridgelines in the plan.
Altezza & Trovare
Two smaller gated pockets of detached homes, quieter streets, and a mix of view and interior lots.
Common questions
What buyers ask about Newport Coast.
Ready when you are
We're here for you
Whether you're 30 days or 30 months from a move, a conversation is a good place to start.