Corona del Mar

What Corona del Mar actually is

Corona del Mar is the southern end of Newport Beach, running from about Avocado Avenue down to Crystal Cove, split lengthwise by Pacific Coast Highway. It contains the gridded Village, several gated and semi-private communities on the bluffs, and a handful of hillside tracts that most people think of as separate neighborhoods entirely.

I pulled every listing recorded in the Corona del Mar MLS area over the last two years. That is 525 listings, 438 of them closed sales, which makes this one of the largest datasets on the site.

Closed sales ran $867,500 to $48,500,000 with a median of $4,097,500, at $1,937 per square foot, 2,131 square feet and a median lot of 5,310 square feet. Homes date from 1930 to 2027. The median sale took 34 days.

The finding: the same lot is worth $1,265,000 more south of Coast Highway

Corona del Mar Village was platted on one repeating lot. Seventy eight of the 438 closed sales sat on a lot of exactly 3,540 square feet, the classic 30 by 118 foot Village parcel. Another 16 sat on 3,485, nine on 3,541 and eight on 3,542.

That gives an unusually clean natural experiment, because the MLS files Village listings into two buckets: Corona del Mar South of PCH and Corona del Mar North of PCH.

Holding the lot constant at 3,500 to 3,600 square feet:

• South of PCH: 47 sales, median $4,295,000.
• North of PCH: 75 sales, median $3,030,000.

Same size lot. A $1,265,000 difference, or 42 percent, for crossing one road.

Across all Village sales regardless of lot size the gap holds and the detail gets more interesting:

• South of PCH: 117 sales, median $4,500,000, 2,122 square feet, $2,114 per square foot, median lot 3,541, 40 days, median year built 2007.
• North of PCH: 111 sales, median $3,200,000, 1,700 square feet, $1,908 per square foot, median lot 3,540, 34 days, median year built 2016.

Note what that says. The north side is newer (median 2016 against 2007), smaller (1,700 square feet against 2,122), faster (34 days against 40) and $1,300,000 cheaper. It is being rebuilt harder and it still trades at a 10 percent discount per square foot.

The practical instruction: never use a Corona del Mar Village comparable from the wrong side of Coast Highway. If your agent or your automated estimate is mixing them, the number is off by more than a million dollars on an identical parcel.

The highest dues in the area sit next to the lowest

Corona del Mar contains the widest association spread I have measured anywhere, and it runs precisely backwards to price.

• Jasmine Creek: 38 closed sales, dues $1,260 a month, median close $3,000,000, at $1,334 per square foot.
• Irvine Terrace: 34 closed sales, dues $60 a month, median close $7,941,000, at $2,075 per square foot.

Jasmine Creek pays twenty one times what Irvine Terrace pays and sells for 62 percent less.

Jasmine Creek also has the lowest price per square foot in Corona del Mar at $1,334, against a $1,937 area median. That is not a coincidence. When dues are $1,260 a month, a buyer running the numbers is carrying an extra $15,120 a year, and the market prices that in.

The rest of the ladder, using the median monthly figure actually reported on each tract's listings:

• Irvine Terrace: $60 a month, median close $7,941,000.
• Corona del Mar South of PCH: about $94 where reported, median $4,500,000. Most Village listings report none.
• North of PCH: about $100 where reported, median $3,200,000.
• Harbor View Hills 2: $108, median $4,900,000.
• Cameo Shores: $175, median $8,600,000, the highest median in the area.
• Cameo Highlands: $175, median $5,995,000.
• Spyglass Hill: $228, median $6,550,000.
• The Terraces: $777, median $2,555,000.
• Jasmine Creek: $1,260, median $3,000,000.

Read the two ends. Cameo Shores charges $175 a month and closes at $8,600,000. Jasmine Creek charges $1,260 and closes at $3,000,000.

That is the single most useful screening fact about this area. If you have been comparing carrying costs across Corona del Mar communities, the cheapest homes here come with by far the most expensive associations.

The community table

• Cameo Shores, 14 sales, median $8,600,000, 3,338 sf, $2,656/sf (the highest rate in the area), 11,468 sf lot, 24 days, median year 1964. Dues about $175.
• Irvine Terrace, 34 sales, median $7,941,000, 3,809 sf, $2,075/sf, 9,216 sf lot, 55 days, median year 1994. Dues about $60.
• Spyglass Hill, 11 sales, median $6,550,000, 3,360 sf, $1,907/sf, 12,403 sf lot (the largest), 93 days (the slowest). Dues about $228. Spyglass Hill has its own guide.
• Cameo Highlands, 9 sales, median $5,995,000, 2,638 sf, $1,829/sf, 7,600 sf lot, 27 days, 1962. Dues about $175.
• Harbor View Hills 2, 19 sales, median $4,900,000, 2,651 sf, $1,995/sf, 9,800 sf lot, 35 days, 1970. Dues about $108. Harbor View Hills has its own guide.
• Corona del Mar South of PCH, 117 sales and the largest single bucket, median $4,500,000, 2,122 sf, $2,114/sf, 3,541 sf lot, 40 days, median year 2007.
• Corona del Mar North of PCH, 111 sales, median $3,200,000, 1,700 sf, $1,908/sf, 3,540 sf lot, 34 days, median year 2016.
• Jasmine Creek, 38 sales, median $3,000,000, 2,208 sf, $1,334/sf, 6,200 sf lot, 39 days, 1977. Dues about $1,260.
• The Terraces, 7 sales, median $2,555,000, 1,800 sf, $1,467/sf, 29 days, 1986. Dues about $777.

Two things worth naming. Cameo Shores has the highest median price and the highest per foot rate in Corona del Mar and sells in 24 days, faster than the Village. And Spyglass Hill has the biggest lots and takes 93 days, nearly three times the area median.

This is a buyer's market by the numbers

Of the 438 closed sales, 301 closed below the asking price, 88 closed at exactly the asking price and only 49 closed above.

That is 69 percent of sales closing under ask, which is the weakest seller position of any neighborhood measured for these guides except the very top of Newport Coast.

The speed data shows the same split market that shows up everywhere at this price point. Fifty nine sales closed at zero days on market and 140 of 438 closed within ten days, while 79 took more than a hundred days. The median is 34.

So roughly a third of Corona del Mar trades quickly and privately, and roughly a fifth sits for more than three months and then takes a cut. If you are buying, the listing that has been out ninety days is a genuinely different negotiation from the one that came out on Thursday.

What is on the market right now

As of mid-September 2026: sixty eight active listings and four coming soon, eight in the under contract range and nine pending. That is real inventory, and it is spread across an enormous band.

Actives run $1,595,000 to $44,950,000.

For context on the top end, the highest recorded close in two years is 3512 Ocean Boulevard at $48,500,000, an 11,628 square foot 2026 build that took 96 days. Behind it, 2201 Bayside Drive at $26,000,000 and 4700 Surrey at $23,000,000, both of which closed at zero days on market.

At the bottom, the three lowest recorded closes are all attached: $867,500 and $1,140,375 in Harbor Woods, and $1,125,000 for a 1,004 square foot unit on Narcissus Avenue that sold at zero days.

The distance between $867,500 and $48,500,000 is a 56 to one range inside one place name, which is why an area wide median is close to meaningless here and why the community table above matters more than the headline number.

What I would check before writing an offer in Corona del Mar

• Establish which side of Coast Highway the property is on before you look at a single comparable. On an identical 3,540 square foot lot the difference is $1,265,000.
• Get the dues in writing and work them as an annual number. The range here is $60 a month in Irvine Terrace to $1,260 in Jasmine Creek. At $1,260 that is $15,120 a year, which changes what you can afford in purchase price.
• In Jasmine Creek and the Terraces, read the reserve study carefully. Those are the two communities carrying serious dues, and you want to know what they are funding.
• Use days on market as leverage. Seventy nine of 438 sales took more than a hundred days, and 69 percent of all sales closed below ask.
• Do not use an area wide price per square foot. It runs $1,334 in Jasmine Creek and $2,656 in Cameo Shores.
• On a Village lot, price the dirt first. The 3,540 square foot parcel is the unit of account here, and the house on it is the variable.
• Check whether the property sits inside a community that has its own guide, such as Spyglass Hill or Harbor View Hills, because their numbers differ substantially from the Village.
• Verify school assignment with the district directly. Boundaries are set by Newport Mesa Unified and they do change.

Frequently asked questions about Corona del Mar

What do homes sell for in Corona del Mar?
438 closed sales over the last two years ranged $867,500 to $48,500,000 with a median of $4,097,500. That range is so wide that the community level figures are far more useful than the median.

What is the difference between north and south of Pacific Coast Highway in Corona del Mar?
About $1,265,000 on an identical lot. Holding the lot at 3,500 to 3,600 square feet, south of PCH closed at a median of $4,295,000 and north of PCH at $3,030,000. Across all Village sales, south medians $4,500,000 and north medians $3,200,000.

Why is north of PCH cheaper if the houses are newer?
They are newer, at a median year built of 2016 against 2007, and smaller, at 1,700 square feet against 2,122. The recorded per foot rate is also lower, $1,908 against $2,114. The premium south of the highway is about position rather than the house.

How big is a Corona del Mar Village lot?
Almost always 3,540 square feet, the 30 by 118 foot parcel. Seventy eight of 438 recent closed sales sat on exactly that size, and another 33 within a few feet of it.

Which Corona del Mar community has the highest HOA dues?
Jasmine Creek at about $1,260 a month, followed by the Terraces at about $777. Both are attached or semi-attached communities.

Which has the lowest?
Irvine Terrace at about $60 a month, despite having the second highest median sale price in the area at $7,941,000. Most Village listings report no association at all.

Why does Jasmine Creek cost less per square foot than everywhere else?
It closed at $1,334 per square foot against a $1,937 area median. The $1,260 monthly dues are $15,120 a year, and buyers price that into what they will pay for the house.

Which Corona del Mar community is most expensive?
Cameo Shores at a median of $8,600,000 and $2,656 per square foot, followed by Irvine Terrace at $7,941,000 and Spyglass Hill at $6,550,000.

Which sells fastest?
Cameo Shores at 24 days and Cameo Highlands at 27, then the Terraces at 29. North of PCH averages 34 days and south of PCH 40.

Which sells slowest?
Spyglass Hill at a median of 93 days and Irvine Terrace at 55.

Do homes sell above asking price in Corona del Mar?
Not often. Three hundred and one of 438 closed below list, 88 at list and only 49 above. That is 69 percent of sales closing under the asking price.

How fast do homes sell?
Median 34 days, but the distribution is split. Fifty nine sales closed at zero days on market and 140 within ten days, while 79 took more than a hundred.

What is the price per square foot?
Median $1,937 area wide, but by community it runs from $1,334 in Jasmine Creek to $2,656 in Cameo Shores. Do not use the area figure to value a specific home.

How old are the homes?
Recorded sales span 1930 to 2027. The Village north of PCH medians 2016 and south of PCH medians 2007, while Cameo Highlands medians 1962, Cameo Shores 1964 and Harbor View Hills 2 1970.

What is the entry point into Corona del Mar?
The three lowest recorded closes are attached: $867,500 and $1,140,375 in Harbor Woods and $1,125,000 for a 1,004 square foot unit on Narcissus. The lowest current asking price is $1,595,000.

What is the most expensive recent sale?
3512 Ocean Boulevard at $48,500,000, an 11,628 square foot 2026 build that took 96 days.

Are there condos and townhomes in Corona del Mar?
Yes. Jasmine Creek, the Terraces and Harbor Woods are the main attached communities, and the Village contains a substantial number of duplex and half unit properties, several of which appear among the lowest recorded sales.

Is Corona del Mar gated?
The Village is not. Several of the bluff and hillside communities are, and gate arrangements vary, so confirm for the specific community.

Which neighborhoods are inside Corona del Mar?
The Village north and south of PCH, plus Cameo Shores, Cameo Highlands, Corona Highlands, Shore Cliffs, Irvine Terrace, Jasmine Creek, the Terraces, Harbor Woods, Sailhouse, Spyglass Hill and Harbor View Hills. Spyglass Hill and Harbor View Hills each have their own guide with their own figures.

Is Crystal Cove part of Corona del Mar?
The MLS treats Crystal Cove as its own area, so none of the figures on this page include it. Crystal Cove has its own guide.

How much inventory is there right now?As of mid-September 2026, sixty eight active listings from $1,595,000 to $44,950,000, four more coming soon, plus eight under contract and nine pending.

Which school district serves Corona del Mar?
Newport Mesa Unified School District. Attendance boundaries are set by the district and do change, so confirm your specific address with the district rather than relying on any listing or portal.

Where does the data on this page come from?
The California Regional MLS, covering every listing recorded in the Corona del Mar MLS area over the last two years, using recorded closed sales rather than list prices or automated estimates, with community assignment, dues, dues frequency and list versus close prices read from the structured fields on individual listings. Figures are current as of the last update to this page and should be verified for any specific property.