Newport Beach.
Ten harbor islands, one zip code of endless summer.
Source: CRMLS MLS data via InfoSparks, residential sales, rolling 12 months through October 2026; year over year compares to the prior 12 months. Figures change monthly; ask us for the latest numbers for your street.
Newport Beach is where Southern California's boating culture lives. The harbor is home to thousands of boats and a string of residential islands, and the coastline runs from the surf breaks of the Balboa Peninsula to the quiet bluffs above the bay. Mornings start with a coffee walk along the boardwalk, afternoons end with a Duffy cruise at sunset.
We grew up here, and we know the city block by block. Every pocket has its own personality: a beach cottage on the Peninsula, a bayfront home on Lido Isle, a family street in Newport Heights or a view home above Fashion Island. Our job is to help you find the right one, or to position yours so it stands out.
Who it's for: Buyers who want the harbor as their backyard: boaters, beach families and second-home owners who want walkable coastal living with world-class dining close by.
Newport Beach neighborhoods.
Balboa Peninsula
Beach cottages and duplexes between the ocean and the bay, with the Wedge, the Fun Zone and two piers.
Balboa Island
A walkable island of tightly packed cottages and custom homes, reached by bridge or the three-car ferry.
Lido Isle
A private-feeling island of bayfront and interior homes with community beaches and docks for residents.
Newport Heights
Tree-lined streets of cottages and new builds above the harbor, close to Newport Harbor High.
Eastbluff
Mid-century homes and townhomes along the Back Bay, popular with families who want trails out the door.
Westcliff
Established single-level homes near the Back Bay and Westcliff Plaza, with easy access to the 55 freeway.
Why people love it.
- Miles of beach from the Santa Ana River jetty to the Wedge, plus calm bay beaches for kids and paddleboards
- Newport Harbor: Duffy boats, yacht clubs, sailing schools and dock-and-dine restaurants
- Upper Newport Bay Nature Preserve (the Back Bay) loop for running, biking and birding
- Fashion Island and Lido Marina Village for shopping and dining
- Ocean-front boardwalk on the Peninsula for bikes, skates and evening walks
- John Wayne Airport (SNA) roughly 10–15 minutes from most neighborhoods
Where locals go.
- Balboa Island Ferry. The three-car ferry between Balboa Island and the Peninsula, a ride every local has taken a thousand times.
- Sugar 'n Spice. The original Balboa Island stand for frozen bananas and Balboa Bars.
- Lido Marina Village. Waterfront boutiques, coffee and restaurants on the harbor.
- Bluewater Grill. Harborside seafood on Lido Peninsula with its own docks.
- Wilma's Patio. A long-running Balboa Island breakfast spot on Marine Avenue.
- Fashion Island. Open-air shopping center with ocean views and a lineup of upscale restaurants.
Trails and surf.
Hiking
- Back Bay Loop. 10.5-mile loop around Upper Newport Bay, flat and great at sunrise.
- Buck Gully Trail. Shaded canyon walk from Fifth Avenue down toward Little Corona.
Surf
- The Wedge. World-famous shorebreak for bodysurfers and experts.
- Blackies and 56th Street. Reliable beach breaks along the peninsula.
A perfect day in Newport Beach.
Coffee from Kéan on the Peninsula, then the boardwalk on bikes down to the Wedge to watch the bodysurfers. Take the ferry to Balboa Island for a frozen banana and a loop of the island's bayfront walk. Afternoon: paddleboard the Back Bay or rent a Duffy and cruise past the Lido and Harbor Island waterfronts. Dinner at Nobu or Bluewater Grill, and a nightcap on the patio at A Restaurant.
Where we send clients to eat.
Bear Flag Fish Co.
Poke and fish tacos on the Peninsula; the standing-room counter is the locals' lunch.
Nobu Newport Beach
Lido Marina Village, harbor-side. Sunset table, black cod, done.
Bluewater Grill
Dock-and-dine seafood on Lido Peninsula; order whatever came off the boat that morning.
Malibu Farm Lido
Breakfast and lunch at the end of the Lido boardwalk, right over the water.
Wilma's Patio
Balboa Island's old-school breakfast; chilaquiles and a walk down Marine Ave after.
A Restaurant
A 1920s Mariners' Mile steakhouse with proper martinis and dark leather booths.
Brennan's running list. Menus and hours change, so check before you go.
What you'll find.
Beach cottages and duplexes on the Peninsula, island homes on Balboa and Lido, condos and townhomes in Eastbluff and Westcliff, and estates in gated communities like Harbor Ridge and Big Canyon. Rough tiers: condos and townhomes from about $1M to $2.5M; inland single-family homes from about $2.5M to $5M; bayfront, oceanfront and gated estates from $6M to well over $30M.
Price ranges are rough guides. Ask us for current comps.
Public & private.
| Newport Harbor High School | Newport-Mesa Unified School District |
| Horace Ensign Intermediate School | Newport-Mesa Unified School District |
| Newport Elementary School | Newport-Mesa Unified School District |
| Our Lady Queen of Angels School (private, TK–8) | Diocese of Orange (private) |
Newport-Mesa Unified School District
Source: Niche, 2027 Best School Districts in California, checked November 2026. Rankings change yearly.
Always confirm school boundaries for a specific address with the district.
Not all bay-adjacent land in Newport is fee simple. Homes in Beacon Bay, for example, sit on city tidelands under ground leases, and some harbor docks require city permits. Have your agent pull the title report and confirm fee simple vs. leasehold, lease term and dock permit status before you write an offer. On the Peninsula and Balboa Island, also check the FEMA flood zone, since flood insurance can change your monthly cost.
Read the Buyer's GuideIf your home has a short-term lodging permit, don't assume it adds value automatically. The city caps active permits at 1,550 and has a wait list, so check the transfer rules with the city's Revenue Division before you market rental income to buyers.
Get a home valuationRecent Newport Beach deals.
Newport Beach questions.
What is the median home price in Newport Beach?
About $3.8M as of September 2026, according to Houzeo's MLS-based data. Prices vary widely by neighborhood, from condos near $1M to bayfront estates above $30M.
Is Balboa Island in a flood zone?
Much of Balboa Island and the Balboa Peninsula is in a FEMA special flood hazard area. Check the flood map for the specific address and get an insurance quote early.
Can I rent out my Newport Beach home short-term?
Only with a city short-term lodging permit, and the city caps active permits at 1,550. New permits are issued only when the count falls below that limit.
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