Villa Balboa is a gated community of 449 condominium residences on the bluff in Newport Beach, built in phases between 1979 and 1990. The addresses sit on Nice Lane, Cagney Lane, Paris Lane and Lille Lane, and the MLS assessor years split them into an original phase completed in 1979 and 1980 and a series of later buildings finished through the 1980s and into 1990. Homes run from about 911 to 2,068 square feet in one, two and three bedroom plans, most of them single level.
Security is a real line item here rather than a marketing word. Listings report twenty four hour security, an automatic gate and a gated community designation in the structured MLS security fields, which an agent has to affirmatively select. Parking is assigned and covered, with garages, tandem garages and guest parking reported across the buildings.
The views are close to universal. Of the twenty eight Villa Balboa listings I pulled covering the last two years, twenty seven carried a yes on the MLS view flag. That is unusual. In most Newport communities the view flag is the thing that separates the good units from the ordinary ones. At Villa Balboa it is closer to a baseline, and what separates units is what the view is actually of, and from which floor.
Here is the single most useful thing on this page. Villa Balboa does not have one HOA fee. Across twenty three recent listings, monthly dues ranged from $522 to $1,406, with a median around $788. They scale with the size of the unit.
That matters because every site that answers the question "what are Villa Balboa HOA fees" gives you a single number, and a single number is wrong for most of the 449 units. If you are looking at a smaller one bedroom on Nice Lane you are likely in the five to six hundreds. If you are looking at a large three bedroom, you should be budgeting well over a thousand a month. Ask for the dues on the specific unit, in writing, before you build a payment estimate around a figure you read somewhere.
What the dues cover, per the amenity fields listing agents completed:
Some listings also report gas included, and one current listing reports cable television, electricity and gas included along with water and sewer. Coverage is reported inconsistently from listing to listing, so treat the generous version as something to confirm rather than something to count on. Ask the association directly what your building's dues include, because at this dues level the utility question is worth real money over a year.
Villa Balboa is not on a land lease. All twenty eight listings I checked report land lease: no.
Twenty six homes closed here in the last two years. That is a lot of data for one community, and it lets you say things about Villa Balboa with more confidence than you can about most Newport addresses.
Closed prices ran from $715,000 to $2,400,000, with a median of $1,067,500.
Price per square foot ran from $724.47 to $1,329.64, with a median of $854.51.
By bedroom count, which is the comparison most buyers actually want:
One thing that surprised me, and it is worth saying because it runs against the obvious assumption. The older 1979 and 1980 buildings did not trade at a discount per square foot to the later buildings. The median for the original phase was about $865 per foot against about $853 for the 1983 through 1990 buildings. Vintage is not what drives price here. Size, floor, and what the view actually looks at are what drive price. Do not pay a premium for a later building on the assumption that later means better, and do not write off an original phase unit on the assumption that older means cheaper.
Days on market had a median of about 37 days, with a range of 0 to 265. Villa Balboa is a slower market than a small boutique community, which is exactly what you would expect from 449 units. There is almost always something for sale, so a buyer has choices and a seller has competition.
Watch the cumulative days. Three of the closed sales show a large gap between the agent day count and the cumulative count: 37 against 137, 59 against 163, and 67 against 158. Those listings were withdrawn and relisted, which resets the number the public portals display. If a Villa Balboa listing looks fresh, ask for the full history before you assume the seller has not already been sitting.
Concessions are close to standard here. Of the closings where a concession figure was recorded, only two were zero. The rest ran from $16,000 to $44,000, with a median around $22,500. Since the 2024 change to how buyer agent compensation is handled, this MLS field often captures seller paid buyer broker compensation rather than a credit to the buyer, so it is not automatically a discount. It is, however, always worth asking what a concession on a comparable sale actually covered before you use that sale to argue price.
Two Villa Balboa homes are on the market as I write this.
Now set that against the record. The median closed sale was $854.51 per foot, and in twenty six sales only two ever cleared $1,012 per foot: a one bedroom at 200 Paris Lane and a three bedroom at 230 Lille Lane. The 280 Cagney ask is roughly 39 percent above the closed median per foot, and 125 days of market silence is the market's answer to it.
The read for a buyer: there is room to negotiate, and the closed record gives you the argument. The read for a seller: Villa Balboa rewards accurate pricing quickly. Several homes here closed in single digit days, and one closed at zero days on market. The homes that sit are the ones priced against hope rather than against the last twenty six sales.
What are the HOA dues at Villa Balboa?
There is no single figure. Across twenty three recent listings the dues ranged from $522 to $1,406 per month, with a median near $788. Dues scale with the size of the unit. Confirm the figure for the specific unit you are considering.
How many units are in Villa Balboa?
449, which is confirmed in the MLS community record on the listings themselves.
Is Villa Balboa gated?
Yes. Listings report a gated community with twenty four hour security and an automatic gate.
Is Villa Balboa on a land lease?
No. All twenty eight listings I reviewed report land lease: no.
When was Villa Balboa built?
In phases between 1979 and 1990. The original buildings carry 1979 and 1980 assessor years and the later buildings run through the 1980s into 1990.
What amenities does Villa Balboa have?
Pool, spa, sauna, tennis courts, pickleball, a sport court, a gym and exercise room, a clubhouse, storage, biking trail access, controlled access and twenty four hour security.
Are there pickleball courts at Villa Balboa?
Yes. Pickleball is reported in the association amenities on current listings, alongside tennis and a sport court.
What do homes in Villa Balboa cost?
Twenty six homes closed in the last two years between $715,000 and $2,400,000, with a median of $1,067,500. One bedrooms had a median of $818,000, two bedrooms $1,099,500, and three bedrooms $1,925,000.
What is the price per square foot in Villa Balboa?
Closed sales ran from $724.47 to $1,329.64 per square foot over the last two years, with a median of $854.51.
How fast do homes sell in Villa Balboa?
The median was about 37 days, with a range of 0 to 265. Check the cumulative days on market rather than the agent days, because several listings here were withdrawn and relisted.
How big are the homes?
About 911 to 2,068 square feet, in one, two and three bedroom plans, most of them single level.
Do the units have views?
Twenty seven of the twenty eight listings I reviewed flagged a view. What that view is of varies a great deal by building and floor, so verify it in person.
Are the older buildings cheaper than the newer ones?
Not on a per square foot basis. The 1979 and 1980 buildings closed at a median around $865 per foot against about $853 for the 1983 through 1990 buildings. Size, floor and view drive price here, not vintage.
Do sellers in Villa Balboa offer concessions?
Almost always. Of the recorded closings, only two showed zero. The rest ran from about $16,000 to $44,000, with a median near $22,500. Since 2024 this field frequently reflects seller paid buyer broker compensation rather than a buyer credit, so ask what each one covered.
Where is Villa Balboa?
On the bluff in Newport Beach, zip code 92663, with addresses on Nice Lane, Cagney Lane, Paris Lane and Lille Lane.