One Ford Road is the guard gated community on the north side of Ford Road at MacArthur Boulevard in Newport Beach, zip 92660, a few minutes from Fashion Island in one direction and the 73 toll road in the other. Bonita Canyon Sports Park, with its fields and courts, is across the street, Big Canyon's gate is down the hill on the other side of MacArthur, and Corona del Mar High is the zoned high school. It was built as a single planned development between 1998 and 2001. Of the homes that have traded here recently, seven were built in 1998, eleven in 1999, eight in 2000 and one in 2001. It went up in about four years and it has not changed shape since.
The streets are named for championship golf courses: Old Course, Long Bay, Spanish Bay, Gleneagles, Crooked Stick, Jupiter Hills, Colonial, Oak Tree, Edgewood and Thunderbird. In the MLS the community is filed under two subdivision codes, Balboa (One Ford Road) and Summer House, across three recorded tax tracts.
Homes are detached single family residences from 2,739 to 5,130 square feet, median 3,245, on lots from 3,586 to 9,649 square feet, median 5,039. That is a large house on a modest lot, which is the defining physical trade of the community. Inside the gate the streets are quiet and planted, the association runs the pool, the clubhouse, the sport court and the playground, and most of daily life, from the sports park to Fashion Island to the school run, is within a couple of miles.
One Ford Road is a family community first. The core buyer is the move-up family, often coming from the Port Streets, Eastbluff or a first house in Costa Mesa, who wants a big house that does not need work, a staffed gate the kids can ride bikes behind, a pool and clubhouse they do not have to maintain, and the Corona del Mar High zone. They compete for the 2,917 and 3,100 square foot plans, which is where most of the inventory is. The second buyer is the executive relocating into Newport Beach who wants certainty: a known plan, a known price, a known association, and a house that is move-in ready on a tight timeline. They buy whatever plan is available and they pay for turnkey condition. The third is the buyer stepping up to the top of the community, who wants the 5,130 square foot plan on one of the larger lots; four of those have traded between $6,800,000 and $8,000,000 and they draw buyers who were also looking at the Rue streets in Big Canyon.
What separates One Ford Road from Bonita Canyon across Ford Road and Big Canyon across MacArthur is uniformity. Bonita Canyon is the same vintage but splits into three associations with two very different home sizes. Big Canyon mixes 1972 originals with 2026 rebuilds around a golf course. One Ford Road is one builder, one four year window, one association, one set of plans and lots that barely vary. Nobody comes here for a view or a fairway. They come because the house is large, the gate is staffed, and the price is knowable before they walk in.
Here is what came out of the numbers, and it is the most unusual result I have gotten from any neighborhood on this site.
Three homes of the identical 2,739 square foot plan sold within five months of each other for $3,286,000, $3,300,000 and $3,300,000.
A total spread of $14,000. On a $3.3 million house. That is four tenths of one percent.
I have measured neighborhoods this year where identical lots produced a $5,750,000 spread. One Ford Road produced $14,000 across three sales of the same floor plan. That is not a coincidence, it is the structure of the place: one builder, one four year build window, a small set of plans, one association, and lots that barely vary.
The pattern holds across the other plans, loosening as the homes get larger and the renovations get more individual:
Across the whole community, price per square foot ran from $1,129.03 to $1,559.45. That is a 38 percent range, and it is by a wide margin the narrowest I have measured in coastal Orange County. For comparison, Newport Heights runs nearly four to one and Balboa Island runs more than four to one.
One Ford Road is one of the few places on this coast where I can price a home before I walk in. Find the plan, find the last two sales of that plan, adjust for condition and view, and you are within a few percent. There is very little room for a seller to argue their house is special and very little room for a buyer to hope for a bargain.
That is genuinely good news if you value predictability. Your appraisal is unlikely to surprise you, your resale is unlikely to depend on the market guessing right about your house, and the negotiation is about terms and timing rather than about whose comparables are correct.
It is less good news if you were hoping to find something mispriced. In a community this legible, mispricing does not last.
Dues here are $835 a month, consistent across recent sales, with one home at $839. One association, named One Ford Road, governs the whole community across both subdivision codes.
That consistency is worth naming because it is not the norm. In nearby Big Canyon, dues range from $214 to $925 a month across four subdivisions and seven differently named associations, and buyers there routinely get the wrong number. Here there is one number and it applies to everyone.
The dues cover the pool, barbecue and outdoor cooking area, playground, sport court, clubhouse, professional management, guard and security.
The gate is staffed. Security is a gated community with a guard, plus carbon monoxide and smoke detection, and it is recorded in the structured security fields, not only in marketing copy.
There is no land lease. One Ford Road is fee simple.
Across 21 recent closings, prices ran from $3,286,000 to $8,000,000, with a median of $4,300,000.
Price per square foot ran $1,129.03 to $1,559.45, median $1,344.83. Square footage ran 2,739 to 5,130, median 3,245. Lots ran 3,586 to 9,649 square feet, median 5,039.
The entry point into the community has been the 2,739 square foot plan in the low $3 millions. The top has been the 5,130 square foot plan, which recently reached $8,000,000 on Crooked Stick.
Both of these are the same house appearing twice in the record, which is the most honest way to measure a market.
Both are asking and pending figures, not recorded sales. An ask is an opinion. But in a community where the plan sets the price, a jump this size inside one plan is condition: the homes that reappear at these numbers have been taken from original 1999 and 2000 finishes to the turnkey standard the executive buyer here pays for, with the kitchen opened up, new flooring and baths throughout, and the systems replaced. Two homes reappearing that quickly at that much higher a number is a signal worth watching, and the 30 Long Bay turnaround in particular is a short window for that kind of move.
Days on market across recent sales ran 0 to 153, with a median of 21.
Three sales closed at zero days on market and seven closed within ten days, so a third of the market went quickly. Four took more than a hundred days, and one of those, 29 Old Course Drive, sold at 13 days on the current listing while carrying 101 cumulative days, which means an earlier listing that did not sell.
The pattern fits the pricing structure. When a home is priced at the plan, it goes fast. When it is priced above the plan, the market can tell immediately and it sits.
As of November 1, 2026, One Ford Road had five active listings and nothing pending. Actives run from $4,198,000 for a 2,476 square foot home on Old Course Drive to $5,095,000 for a 3,923 square foot Summer House home on Old Course, and the band has narrowed sharply: every listing in the community now sits between $4.2 and $5.1 million. Two of the five, 17 Spanish Bay and 23 Edgewood, have each been out 151 days.
Seven homes in play in a community of this size is normal turnover. Because the plans repeat, the useful move as a buyer is to decide which plan you want first, then wait for it, rather than shopping the whole community every week.
How much are HOA dues at One Ford Road?
$835 a month, consistent across recent sales, with one home at $839. One association governs the whole community.
What do the dues include?
Pool, barbecue and outdoor cooking area, playground, sport court, clubhouse, professional management, guard and security.
Is One Ford Road guard gated?
Yes. It is a gated community with a staffed guard, plus carbon monoxide and smoke detection systems.
When was One Ford Road built?
Between 1998 and 2001, with the bulk of recent sales built in 1999 and 2000.
What do homes at One Ford Road sell for?
Across 21 recent closings, $3,286,000 to $8,000,000 with a median of $4,300,000.
Why are prices here so consistent?
Because one builder produced a small set of floor plans in a four year window on similar lots. Three sales of the identical 2,739 square foot plan closed within $14,000 of each other, and the community's whole price per square foot range is only 38 percent, the narrowest I have measured on this coast.
What is the entry price into One Ford Road?
Recently the 2,739 square foot plan, which traded three times between $3,286,000 and $3,300,000.
What is the most expensive plan?
The 5,130 square foot plan, which produced four recent sales between $6,800,000 and $8,000,000.
What is the price per square foot?
Median $1,344.83, ranging $1,129.03 to $1,559.45.
How big are the lots?
3,586 to 9,649 square feet, median 5,039. Lots vary considerably more than the houses do, so lot size is a real differentiator within the same plan.
How fast do homes sell?
Median 21 days, ranging 0 to 153. Three sales closed at zero days on market and seven within ten days.
How much inventory is there?
As of November 1, 2026, five active listings from $4,198,000 to $5,095,000 and nothing pending.
Has the market moved recently?
Two homes reappeared quickly at higher numbers. 17 Spanish Bay sold at $3,300,000 in March 2025 and is asking $4,395,000 now. 30 Long Bay sold at $3,960,000 in June 2026 and went under contract at $4,580,000 in August 2026. Both are asking or pending figures rather than recorded sales, so they are signals rather than settled comps.
Is One Ford Road on a land lease?
No. One Ford Road is fee simple.
Is One Ford Road the same as Big Canyon or Bonita Canyon?
No. It is its own guard gated community with its own association and its own dues. Big Canyon nearby carries four subdivisions and dues from $214 to $925 a month, and Bonita Canyon is a separate gated community with dues of $475 to $625. All three sit in the same general area and are frequently confused.
Which school district serves One Ford Road?
Newport Mesa Unified School District. Attendance boundaries are set by the district and do change, so confirm your specific address with the district before relying on an assignment.
Where does the data on this page come from?
The California Regional MLS, using recorded closed sales rather than list prices or estimates, with the association name, dues and amenity list read from the structured HOA fields on individual listings. Figures are current as of the last update to this page; I verify them for any specific property before we write.
3,302 people live in One Ford Road, where the median age is 44 and the average individual income is $145,492. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
One Ford Road has 1,719 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in One Ford Road do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 3,302 people call One Ford Road home. The population density is 10,528 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
There's plenty to do around One Ford Road, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Newport Bluffs 24 Hour Gym.
