Harbor View Hills sits on the ridge above Corona del Mar, north of Pacific Coast Highway and east of MacArthur, on streets named for the water it looks down on: Outrigger, Sandcastle, Seacrest, Keel, Catamaran, White Sails, Lighthouse, Harbor View Drive. Every address here carries a Corona del Mar 92625 mailing address.
It is not one tract. Recorded sales carry four separate subdivision codes: Harbor View Hills I, Harbor View Hills 2, Harbor View Broadmoor and Harbor View Original. Those four behave differently on price, on speed and, most sharply, on dues.
One important disambiguation before the numbers. Harbor View Hills is not the Port Streets. The Port Streets are coded Harbor View Homes and sit on the other side of Ford Road, and they are a different neighborhood with different prices. If a search has been mixing them for you, that is why.
I pulled every listing carrying the four Harbor View Hills codes over the last two years. That is 36 listings, 31 of them closed sales. Closed sales ran $3,625,000 to $13,995,000 with a median of $5,498,000, at $2,072 per square foot on a median of 2,629 square feet and a 10,541 square foot lot. Homes date from 1960 to 2026.
That per foot figure is the tell. At $2,072 per square foot on a 2,629 square foot house, most of what you are buying is the ridge and the view, not the structure.
Across the neighborhoods I have measured, one pattern keeps repeating: original mid century houses trade fast and new construction sits. Mesa Verde 1960s houses clear in 9 days while its new builds take 47. Port Streets originals go in 9 days while the rebuilds take 21. Westside Costa Mesa originals go in 10 days against 31.
Harbor View Hills does the reverse, decisively.
The rebuilds cost 95 percent more in total, 24 percent more per square foot, and they sell in half the time.
That is a market telling you something specific. On a ridge where the view is the asset, buyers are willing to pay a real premium for a house that is already built to capture it, and they are not interested in waiting for one. The original 1960s single storey ranch on the same lot takes twice as long to find a buyer even though it is half the price.
The three highest sales in the dataset are all recent construction: 2519 Harbor View Drive at $13,995,000 (a 2026 build, 4,527 square feet, 31 days), 1543 Sandcastle Drive at $11,270,000 (2025, 4,436 square feet, 42 days) and 1233 Outrigger Drive at $10,272,500 (2025, 3,181 square feet, 6 days).
If you are buying an original house here to rebuild, that is the exit the market is showing you. If you are buying an original house to live in, understand that you are in the slower half of this market and price accordingly.
The four tracts charge wildly different association fees, and the relationship to price is inverted.
Harbor View Original has the second highest median price and pays about $35 a month. Broadmoor sells for a million less and pays up to $385.50. That is a factor of ten between two tracts on the same ridge.
And the billing frequency trap appears again. Harbor View Original quotes its dues annually while every other tract here quotes monthly. A portal that sorts on the raw HOA number will show a Harbor View Original listing at $732 next to a Harbor View Hills 2 listing at $100 and imply the first is seven times more expensive. It is actually about a third the cost.
Always convert to a monthly figure before you compare anything here.
Two things worth pulling out. Broadmoor has the largest lots at a 13,180 square foot median and sells in 8 days, four times faster than Harbor View Original next door. And Harbor View Hills 2 is where most of the volume is, 21 of 36 listings, at the lowest median in the neighborhood.
Of the 31 closed sales, 20 closed below the asking price, seven closed at exactly the asking price and only four closed above.
The median sale took 25 days, but only three closed at zero days on market and three took more than a hundred.
Compare that with the fast Costa Mesa markets where half of everything clears in ten days at or above ask. Harbor View Hills is a different animal: a small number of expensive, view-dependent houses, a small buyer pool, and a real negotiation on most transactions.
1218 Keel Drive makes the point starkly. It closed at $4,000,000 in March 2025 after 105 days, at 1,930 square feet. It closed again at exactly $4,000,000 in May 2026 after 44 days, at exactly the same 1,930 square feet. Fourteen months apart, same house, same price, not a dollar of movement.
That is one address and it is not the whole market, but it is a useful corrective to anyone who assumes a Corona del Mar ridge address appreciates automatically.
Four active listings and one pending.
Actives run $4,495,000 to $10,850,000: 2606 Lighthouse at $4,495,000 after 56 days, 2601 Lighthouse at $7,495,000 after 39, 1120 White Sails Way at $7,995,000 after 35, and 1509 Sandcastle Drive at $10,850,000 after 79 days.
The pending listing, 3620 Catamaran at $4,698,000, took 155 days to find a buyer.
Every one of those has been out longer than the neighborhood median of 25 days. With four listings against 31 sales in two years, this is a thin market in both directions.
Where is Harbor View Hills?
On the ridge above Corona del Mar, north of Pacific Coast Highway and east of MacArthur Boulevard. Streets include Outrigger, Sandcastle, Seacrest, Keel, Catamaran, White Sails, Lighthouse and Harbor View Drive. Addresses carry a Corona del Mar 92625 mailing address.
Is Harbor View Hills the same as the Port Streets?
No. The Port Streets are coded Harbor View Homes in the MLS and sit on the other side of Ford Road. Harbor View Hills is a separate neighborhood with four separate subdivision codes and much higher prices. The similar names cause a lot of confusion in online searches.
What do homes sell for in Harbor View Hills?
31 closed sales over the last two years ranged $3,625,000 to $13,995,000 with a median of $5,498,000.
What are the HOA fees in Harbor View Hills?
It depends on the tract, and the range is wide. Harbor View Hills I and 2 run $85 to $115 a month. Harbor View Broadmoor runs $310 to $385.50. Harbor View Original quotes annually at $425 to $732, which is about $35 to $61 a month.
Why does one Harbor View listing show $732 and another show $100?
Because Harbor View Original quotes its dues annually while the other tracts quote monthly. The $732 annual figure is about $61 a month, which is less than the $100 monthly figure, not seven times more. Always convert before comparing.
Which Harbor View Hills tract is most expensive?
Harbor View Hills I at a median of $6,687,500 and Harbor View Original at $6,650,000, both well above Harbor View Hills 2 at $4,900,000.
Which tract sells fastest?
Harbor View Broadmoor at a median of 8 days. Harbor View Original is slowest at 64 days.
What is the price per square foot?
Median $2,072, ranging by tract from $1,995 in Harbor View Hills 2 to $2,439 in Harbor View Hills I. Post-2000 construction closed at $2,510.
How big are the homes?
Closed sales medianed 2,629 square feet, ranging 1,930 to 4,527.
How big are the lots?
Median 10,541 square feet. Broadmoor medians 13,180; Harbor View Hills 2 medians 9,800.
When were the homes built?
Recorded sales span 1960 to 2026. Harbor View Original medians 1960, Harbor View Hills I 1967, Broadmoor 1968 and Harbor View Hills 2 1969. Eight of 31 recent sales were built in 2000 or later.
How fast do homes sell in Harbor View Hills?
Median 25 days. Only three of 31 closed at zero days on market and three took more than a hundred.
Do homes sell above asking price here?
Rarely. Twenty of 31 closed below list, seven closed at list and only four closed above.
Is new construction worth more here?
Substantially, and it sells faster. Post-2000 homes closed at a median of $9,799,500 at $2,510 per square foot in 17.5 days, against $5,025,000 at $2,031 per square foot in 34 days for the 1955 to 1975 stock. That is the opposite of the pattern in most Costa Mesa and Newport neighborhoods.
What is the most expensive recent sale?
2519 Harbor View Drive at $13,995,000, a 4,527 square foot 2026 build that took 31 days.
What is the entry point?
The lowest recorded close in two years is $3,625,000 for a 2,420 square foot 1969 house that sold at zero days on market. The lowest current asking price is $4,495,000.
Are there condos or townhomes in Harbor View Hills?
No. Every recorded sale in the four tracts is a detached single family residence.
Is Harbor View Hills gated?
No.
How much inventory is there right now?
Four active listings from $4,495,000 to $10,850,000, plus one pending. All of the actives have been on the market longer than the neighborhood median of 25 days.
Do homes here always appreciate?
Not automatically. 1218 Keel Drive closed at exactly $4,000,000 in March 2025 and again at exactly $4,000,000 in May 2026, same recorded square footage both times.
How does Harbor View Hills compare to Spyglass Hill?
Both are ridge neighborhoods above Corona del Mar with views and low dues. Spyglass Hill has its own guide with its own figures.
Which school district serves Harbor View Hills?
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 carrying the Harbor View Hills I, Harbor View Hills 2, Harbor View Broadmoor and Harbor View Original subdivision codes over the last two years, using recorded closed sales rather than list prices or automated estimates, with 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.
4,588 people live in Harbor View Hills, where the median age is 58 and the average individual income is $136,240. Data provided by the U.S. Census Bureau.
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Harbor View Hills has 2,199 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Harbor View Hills do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 4,588 people call Harbor View Hills home. The population density is 5,070 and the largest age group is Data provided by the U.S. Census Bureau.
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