Newport Coast

What Newport Coast is

Newport Coast is the hillside between Corona del Mar and Crystal Cove on the way to Laguna Beach, the last piece of Newport Beach to be built and the only part of the city that was master planned from a blank slope. It runs from Pacific Coast Highway up Newport Coast Drive to San Joaquin Hills Road and the 73, with the Resort at Pelican Hill and its golf courses at the bottom, Newport Ridge Park and the Newport Coast Shopping Center in the middle, and the ridge villages at the top looking back over the harbor and Catalina. Crystal Cove State Park is across PCH, Fashion Island is ten minutes down the hill, and Newport Coast Elementary sits inside the community, feeding Corona del Mar Middle and High in Newport-Mesa Unified.

It is not a neighborhood. It is a collection of roughly forty separate gated villages, each with its own name, its own builder, its own architecture and its own association, strung along the canyons and ridgelines. Buying here means choosing a village, and the villages behave nothing like one another, even though the daily life is the same across all of them: a gate, a Mediterranean streetscape, Pavilions and the Crystal Cove Promenade for errands, the trails in Buck Gully and the state park, the beach five minutes away.

I pulled every listing recorded in the Newport Coast MLS area over the last two years. That is 221 listings across 37 distinct village codes, 186 of them closed sales. Crystal Cove sits in its own MLS area and has its own guide, so it is not included in these figures.

Across all of it: closed sales ran $1,230,000 to $42,000,000 with a median of $5,062,500, at a median of $1,468 per square foot and 3,421 square feet. Homes were built between 1992 and 2024, so this is a young area by Orange County standards. The median sale took 28 days, but that number hides more than it tells, as you will see.

Who buys here, and why

Three buyers, three price bands, and they rarely cross paths. The first wants the Newport Coast address and the gate at the entry price: couples moving up from a Costa Mesa or Irvine condo, downsizers from the Port Streets or Harbor View Hills who want a newer attached home with a view and no yard work, and second-home owners who want a lock-and-leave near the resort. They shop Trovare, Ziani, Summit and Sancerre, compete for the end units and the view sides, and accept the highest dues-to-value ratio in the area as the cost of admission.

The second is the family moving into the Newport Ridge and mid-hill villages, St. Michel, Altezza, Tesoro Crest, Santa Lucia, Belcara and Rivage, for the elementary school inside the gates, the park, the cul-de-sacs and a detached house from the nineties or 2000s that does not need a renovation. This is the two to four million band, the fastest and tightest market in Newport Coast.

The third is the estate buyer in the Pelican villages and in Perazul and Cassis above the resort. They buy a view first and a house second, a meaningful share of their trades happen inside a small network before a listing is public, and their negotiation is measured in millions.

What separates Newport Coast from the pockets it gets compared to is the age of the ground and the structure of the ownership. Corona del Mar across Buck Gully is 1940s to 1960s stock on small flat lots with no association and a walkable village. Crystal Cove across PCH is one guard gate on the ocean side of the highway, nothing older than 2000, nothing under five and a half million. Newport Coast is the only one of the three where a buyer can choose between a condo and a forty million dollar estate behind gates a half mile apart, and the only one where every home carries a village association and most carry a master on top of it. That layered ownership is where I start.

The finding: the cheapest homes pay the highest dues

The single most useful thing I can tell you about Newport Coast is that association dues here run inverse to price, and the spread is enormous once you measure dues as a share of what the home is worth.

Trovare closed at a median of $1,465,000 and pays about $815 a month. That is 0.668 percent of the home value every year, the highest ratio in Newport Coast.

Pelican Point closed at a median of $13,925,000 and pays about $680 a month. That is 0.059 percent, the lowest.

Read those two lines together. The $1.5 million condo pays $135 a month more than the $13.9 million ocean bluff estate. Not less. More.

The full ladder, dues as a percentage of median close per year:

• Trovare 0.668 percent ($815 a month on $1,465,000)
• Ziani 0.493 percent ($862 on $2,099,500)
• The Vistas 0.482 percent ($1,025 on $2,550,000)
• Summit 0.335 percent ($475 on $1,699,000)
• Altezza 0.240 percent, Sancerre 0.201, Santa Lucia 0.194, St. Michel 0.173, Pelican Ridge 0.169, Montserrat 0.168, Tesoro Crest 0.149
• Rivage 0.118, Pelican Ridge Estates 0.111, Newport Ridge Estates 0.105, Cypress 0.099, Perazul 0.091
• Pelican Crest 0.084 percent ($1,400 on $20,000,000), Pelican Hill 0.084 ($1,284 on $18,405,000), Costa Azul 0.083, Pelican Point 0.059

That is an eleven fold spread in carrying cost relative to value, inside one area, and it is invisible on any listing portal because portals show the raw monthly figure rather than what it costs you relative to the asset.

The reason is structural rather than unfair. The attached villages pay for roofs, exterior paint, landscaping, insurance on shared structures and often water, on buildings worth a fraction of the estates. The estate villages pay for a gate, a patrol and some common landscaping on lots where the owner maintains everything else. But the practical effect on a buyer is real: at the entry level of Newport Coast, dues are a meaningful part of your monthly payment. At the top they are a rounding error.

There are two master associations, and which one you are in changes the bill

Most Newport Coast listings show two dues figures, not one, because nearly every home belongs to a village association and a master association at the same time. What almost nobody explains is that there are two different masters, and the line between them runs roughly along Newport Coast Drive.

The Newport Coast master is billed monthly, typically $138 to $155. You see it on Tesoro Crest listings as $380 plus $138, on Altezza as $475 plus $155, on Santa Lucia as $640 plus $138, on Campobello as $417 plus $142, on Verona as $361 plus $138.

The Newport Ridge master is billed quarterly, typically $273 to $360. You see it on St. Michel as $368 plus $300 quarterly, on Montserrat as $345 plus $300, on Sancerre as $272 plus $300, on Summit as $375 plus $360, on The Vistas as $1,013 plus $273.

This matters for two reasons. First, if you are comparing a Newport Ridge village against a Newport Coast village, one of the two numbers on the listing is quarterly and one is monthly, and adding them as though they were the same thing will give you the wrong answer. Second, a good share of listings carry only one of the two fees in the dues fields, so the figure you see is often not the whole bill.

Trovare shows both problems at once. Trovare dues are entered two ways in the MLS: as a single figure of $800 a month, or as $142 a month plus $677 a month. Those describe the same total obligation, roughly $815 to $819, in two completely different shapes. A portal sorting on the primary HOA field will show one Trovare unit at $142 and another at $800.

Always ask for both figures and both frequencies in writing. In Newport Coast the number on the listing is frequently half the story.

Eighty percent of sales closed below the asking price, and the discount grows with the price

Of the 186 closed sales, 149 closed below the list price. Seventeen closed above. Twenty closed at list. The median outcome was 3.92 percent under ask.

That alone would be worth knowing. What is more useful is how the discount scales.

• Under $2,000,000: 26 sales, median 3.16 percent under ask, 65 percent closed below list, median 26 days.
• $2,000,000 to $4,000,000: 47 sales, median 1.69 percent under ask, 72 percent below list, median 18 days. This is the tightest, fastest band in Newport Coast.
• $4,000,000 to $7,000,000: 57 sales, median 4.00 percent under, 88 percent below list, median 29 days.
• $7,000,000 to $12,000,000: 35 sales, median 4.23 percent under, 89 percent below list, median 35 days.
• Over $12,000,000: 21 sales, median 7.49 percent under ask, 90 percent below list, median 148 days.

So a buyer above twelve million should expect to wait roughly five months and negotiate about seven and a half percent, while a buyer between two and four million is in a market that clears in under three weeks at close to the asking price.

The individual cuts at the top end are startling. 3 Seashell asked $35,000,000 and closed at $25,000,000, down 28.6 percent. 21 Skyridge asked $19,998,000 and closed at $15,375,000. 22 Pelican Crest Drive asked $27,998,000 and closed at $22,500,000. 11 Premiere Point asked $15,995,000 and closed at $11,950,000.

Those are not distressed sales. They are what happens when a very small buyer pool meets a very specific asset, and it is the reason the phrase "market value" means something different above ten million than it does below four.

The village table

Here is every village with at least two recorded sales, ordered by median close. The dues column shows the figures carried on the listings, which is why some villages show more than one.

• Pelican Crest, 20 listings, median $20,000,000, 9,494 sf, $2,239/sf, 206 days. Dues about $442 plus $1,080.
• Pelican Hill, 10 listings, median $18,405,000, 9,292 sf, $1,514/sf, 41 days. Dues $750, or $1,080 plus $155, or $1,094.
• Pelican Point, 6 listings, median $13,925,000, 5,840 sf, $2,302/sf, 105 days. Dues $680, $750 or $836.
• Perazul, 3 listings, median $11,600,000, 5,326 sf, $1,933/sf, 120 days. Dues $541 plus $340, or $443.
• Pelican Ridge Estates, 8 listings, median $10,095,000, 5,082 sf, $1,920/sf, 29 days. Dues $485.38 plus $450.40.
• Cassis, 5 listings, median $8,075,000, 4,000 sf, $2,003/sf, 26 days. Dues $541 plus $340.
• Costa Azul, 5 listings, median $7,700,000, 5,060 sf, $1,524/sf, 36 days. Dues $485 to $560.32.
• Sausalito, 6 listings, median $6,416,500, 4,091 sf, $1,692/sf, 12 days. Dues $560 plus $397, or $475.
• Cypress, 7 listings, median $5,885,000, 3,912 sf, $1,717/sf, 79 days. Dues $485 to $560.32.
• Newport Ridge Estates, 5 listings, median $5,650,000, 3,787 sf, $1,492/sf, 102 days. Dues $320 to $495.
• Rivage, 7 listings, median $5,462,500, 3,721 sf, $1,446/sf, 32 days. Dues $455 to $535.
• Provence, 4 listings, median $5,315,000, 3,455 sf, $1,540/sf, 60 days. Dues $495 or $535.
• Aubergine, 7 listings, median $5,272,500, 3,812 sf, $1,368/sf, 20 days. Dues $445 to $539.
• Belcara, 5 listings, median $5,004,200, 3,334 sf, $1,480/sf, 7 days, the fastest village measured. Dues $560 to $607.
• Pelican Ridge, 6 listings, median $4,875,000, 3,193 sf, $1,535/sf, 49 days. Dues $533 plus $366, up to $603 plus $413.
• Santa Lucia, 5 listings, median $4,800,000, 3,373 sf, $1,517/sf, 19 days. Dues $626 to $640 plus $130 to $138.
• Campobello, 2 listings, median $4,798,400, 3,062 sf, $1,568/sf, 9 days. Dues $395, or $417 plus $142.
• Tesoro Crest, 5 listings, median $4,160,000, 3,100 sf, $1,307/sf, 9 days. Dues $380 plus $138 to $142.
• Tesoro Villas, 2 listings, median $3,700,000, 2,489 sf, $1,486/sf, 65 days. Dues $380 plus $138 to $155.
• Montserrat, 4 listings, median $3,329,000, 2,473 sf, $1,346/sf, 60 days. Dues $345 to $385 plus $300 quarterly.
• St. Michel, 7 listings, median $3,242,556, 2,265 sf, $1,351/sf, 7 days. Dues $325 to $368 plus $300 quarterly.
• Altezza, 7 listings, median $3,150,000, 2,040 sf, $1,537/sf, 7 days. Dues $450 to $475 plus $138 to $155.
• The Vistas, 8 listings, median $2,550,000, 2,345 sf, $1,063/sf, 27 days. Dues $925 to $1,013 plus $273 to $360 quarterly, the highest monthly figure outside the estate villages.
• Sancerre, 6 listings, median $2,217,500, 1,459 sf, $1,384/sf, 33 days. Dues $272 to $340 plus $300 to $360 quarterly.
• Verona, 2 listings, median $2,160,000, 2,156 sf, $1,000/sf, 58 days. Dues $361, sometimes plus $138.
• Ziani, 20 listings, median $2,099,500, 2,256 sf, $1,003/sf, 12 days. Dues $780 to $862 as a single figure.
• Summit, 6 listings, median $1,699,000, 1,533 sf, $1,125/sf, 26 days. Dues $355 to $375 plus $300 to $360 quarterly.
• Trovare, 14 listings, median $1,465,000, 1,326 sf, $1,123/sf, 34 days. Dues $800 as one figure, or $142 plus $677.

Three things fall out of that table that are worth saying plainly. Ziani and Trovare together account for 34 of the 221 listings, so more than one Newport Coast listing in seven is one of those two attached communities. Belcara, St. Michel, Altezza and Tesoro Crest all cleared in seven to nine days, faster than anything at the top of the market. And Pelican Crest, the most expensive village, took a median of 206 days.

Attached and detached are two different markets

Splitting the closed sales by whether the home sits on its own lot or a shared common lot:

Attached homes: 42 closings, median $2,710,000, 2,254 square feet, 21 days.

Detached homes: 120 closings, median $5,828,753, 3,787 square feet, 36 days.

So the attached side is less than half the price, two thirds the size, and sells in well under two thirds the time. Detached lots run 1,000 to 19,790 square feet, which is a wide range even before you get to the estate villages.

If you are weighing a Ziani or Trovare unit against a small detached home in St. Michel or Altezza, understand that you are choosing between a faster and more liquid resale market with high dues relative to value, and a slower one with lower dues relative to value. Neither is automatically better. It depends on how long you intend to hold.

What repeat sales show about renovation and timing

Six addresses traded more than once inside the two year window, and together they show what this market pays for: a finished product, priced inside its own village's comps.

11 Premiere Point closed at $11,950,000 in May 2025 after 87 days, and closed again at $13,000,000 in January 2026 after 7 days. Same 9,292 square feet. Up $1,050,000 in eight months, and twelve times faster the second time. The first time it was marketed four million above where it closed and sat for three months. The second time it came back turnkey and priced inside the Pelican Hill comps, and the buyer did not wait.

31 Vista Tramonto closed at $8,000,000 in January 2025 at zero days on market, and again at $9,450,000 in July 2025, that time taking 98 days. Same 5,048 square feet, up $1,450,000 in six months. The first trade was private, at a private price; the second was the public market pricing the same view home at retail.

7 Telescope closed at $8,780,000 in October 2024 after 160 days, and at $9,490,000 in September 2025 after 35 days, with the recorded size rising from 4,712 to 4,800 square feet. More finished house, priced where the village had already proven it would trade, and a sale in a fifth of the time.

36 Tidal Surf closed at $4,650,000 in April 2026 after 88 days. It is on the market now at $6,995,000 at the same recorded 2,964 square feet, four months later. That is a seller asking the market to pay for finish level, not for more house, and the close will tell us whether the product matches the number.

53 Mandria closed at $2,080,000 in March 2025 and at $2,295,000 in April 2026, same 2,089 square feet. 5 Sorrento Court closed at $1,420,000 in June 2025 and is listed now at $1,690,000.

Every one of the six resold higher. In four of the six the second sale was faster than the first.

Days on market is not what it looks like here

The area median is 28 days, but 8 sales closed at zero days on market, 59 closed within ten days, and 35 took more than a hundred. That is not a market with a typical speed. It is two markets averaged together.

Thirteen of the 221 listings show cumulative days at least 90 above the days on market of the current listing. 30 Pelican Crest Drive shows 170 days and 408 cumulative. If a listing looks fresh, check the cumulative figure before you assume the seller has no history of not selling.

At the very top the numbers get extreme in both directions. 1 Pelican Crest Drive closed at $42,000,000 at full asking price with zero days on market, the highest sale in the dataset. 14 Channel Vista closed at $30,000,000 after 466 days. Both are Newport Coast. Both closed within the same two year window.

What I check before writing an offer in Newport Coast

• Both dues figures and both frequencies, in writing. Most homes here pay a village association and a master association, and one of the two may be quarterly. A single number on a listing is often incomplete.
• Dues as a percentage of the purchase price, before deciding they are affordable. At the entry level of Newport Coast that ratio runs eight times what it does in the estate villages.
• Which master you are in. Newport Coast bills monthly, Newport Ridge bills quarterly, and the villages are not interchangeable.
• The reserve study for both associations. The attached villages date from the mid nineties and are at the age where roof and exterior reserves matter.
• Above seven million, a longer escrow and a real negotiation. Nine in ten sales in that range closed under ask, at a median of four to seven and a half percent, and above twelve million the median marketing time is 148 days.
• Cumulative days on market. Thirteen listings here carried a history at least 90 days longer than the current listing showed.
• Comps within the village, not across Newport Coast. Price per square foot runs $1,000 in Ziani and Verona and $2,302 in Pelican Point. An area wide per foot figure tells you nothing about the home in front of you.
• School assignment, with the district directly. Boundaries are set by Newport Mesa Unified and they do change.

Frequently asked questions about Newport Coast

Is Newport Coast one neighborhood?
No. It is an area containing roughly forty separate gated villages, each with its own association, architecture and price level. Recorded sales over the last two years span 37 distinct village subdivision codes.

What do homes sell for in Newport Coast?
186 closed sales over the last two years ranged $1,230,000 to $42,000,000 with a median of $5,062,500. The village you choose matters far more than the area median: Trovare closed at a median of $1,465,000 and Pelican Crest at $20,000,000.

What are the HOA fees in Newport Coast?
They range from roughly $320 a month to about $1,522, and most homes pay two associations rather than one. As a share of home value the range is 0.059 to 0.668 percent per year, an eleven fold spread.

Which Newport Coast village has the highest dues relative to price?
Trovare, at about $815 a month on a $1,465,000 median, or 0.668 percent of value per year. Ziani at 0.493 percent and The Vistas at 0.482 percent are next.

Which village has the lowest dues relative to price?
Pelican Point, at about $680 a month on a $13,925,000 median, or 0.059 percent per year.

Why do two Newport Coast listings on the same street show different HOA numbers?
Usually because one carries only the village association and the other carries the village plus the master, and because one of the two figures is often quarterly rather than monthly. Trovare dues appear both as a single $800 monthly figure and as $142 plus $677.

Do buyers pay asking price in Newport Coast?
Usually not. 149 of 186 closed sales, 80 percent, closed below list. The median was 3.92 percent under, and above $12,000,000 the median was 7.49 percent under with 90 percent of sales closing below ask.

How long do homes take to sell?
Median 28 days area wide, but it varies enormously by price. Between $2,000,000 and $4,000,000 the median is 18 days. Above $12,000,000 it is 148 days.

Which Newport Coast villages sell fastest?
Belcara at 7 days, St. Michel at 7, Altezza at 7, Campobello at 9, Tesoro Crest at 9, Sausalito at 12 and Ziani at 12.

Which sell slowest?
Pelican Crest at a median of 206 days, Fiano at 166, Perazul at 120, Pelican Point at 105 and Newport Ridge Estates at 102.

What is the most expensive sale recorded here recently?
1 Pelican Crest Drive at $42,000,000, a 13,437 square foot house built in 2010, which closed at full asking price with zero days on market.

What is the entry point into Newport Coast?
The lowest recorded close in two years is $1,230,000, a 1,095 square foot condominium in Trovare. Trovare and Summit are the two villages with medians under $1,750,000.

Are there condos and townhomes in Newport Coast?
Yes. 42 of the 162 closings with recorded lot data are attached homes on a shared common lot, closing at a median of $2,710,000 at 2,254 square feet in 21 days. Ziani, Trovare, Summit and Sancerre are the largest attached communities in the recent data.

Is Newport Coast gated?
The villages are individually gated rather than the area as a whole. Confirm the arrangement for the specific village, since guard gated and code gated are different products with different costs.

How old are the homes?
Recorded sales span 1992 to 2024. The Newport Ridge villages date from the mid nineties, the Pelican villages from the late nineties and early 2000s, and Ziani, Belcara, Cypress and Costa Azul from the mid 2000s.

What is the price per square foot?
Median $1,468 area wide, but the range by village runs from about $1,000 in Ziani and Verona to $2,302 in Pelican Point and $2,239 in Pelican Crest. Do not use the area figure to value a specific home.

How much inventory is there right now?
As of November 1, 2026, 32 active listings, one coming soon, four pending and four in the under contract range, out of 221 listings recorded over two years. Actives run from $1,698,888 for a Summit condominium to $44,998,000 in Pelican Hill.

Is Crystal Cove part of Newport Coast?
Geographically it is adjacent, across Pacific Coast Highway on the ocean side, but 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.

Is it worth renovating in Newport Coast?
Every one of the six addresses that traded twice in the two year window resold higher, and four of the six sold faster the second time. 11 Premiere Point went from $11,950,000 to $13,000,000 in eight months while the marketing time dropped from 87 days to 7. The gain goes to the seller who brings the home back finished and priced inside its own village's comps.

Which school district serves Newport Coast?
Newport Mesa Unified School District. Newport Coast Elementary is inside the community. 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 Newport Coast MLS area over the last two years, using recorded closed sales rather than list prices or automated estimates. Village assignments, dues, dues frequency and list versus close prices come 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.