Spyglass Hill rises above Corona del Mar with some of the broadest sightlines in Newport Beach: ocean, harbor, Catalina on clear days, and city lights after dark. Built largely in the 1970s, it was designed as a view neighborhood from the first grading plan, and the streets still deliver on that intent.
Homes here are substantial, set on generous lots along wide, quiet streets, with a mix of proudly original 1970s architecture and complete modern rebuilds. Because the neighborhood was built for the long haul, turnover stays low, and listings often represent the first sale in decades.
That long tenure is exactly why Proposition 19 matters here. An owner who bought decades ago holds a property tax base far below today's value, and a sale without planning would surrender it. Prop 19 lets a homeowner 55 or older carry that base to the next primary residence, in full at an equal or lesser price, with a modest blended adjustment when trading up within the allowance. The worked examples are on the Prop 19 downsizing page.
Spyglass Hill Park hangs on the edge of the slope with a view most parks cannot match, Corona del Mar's village and beaches sit at the bottom of the hill, and Fashion Island is minutes away. It is a quiet, established neighborhood that residents rarely have reason to leave, until the house itself becomes more than they need.
This page is general educational information, not legal, tax, or financial advice. Property tax outcomes vary by parcel; confirm specifics with the Orange County Assessor, your CPA, or a qualified attorney. For the wider picture, start at the Newport Beach neighborhood hub.
2,087 people live in Spyglass Hill, where the median age is 52 and the average individual income is $108,912. 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
Spyglass Hill has 878 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Spyglass Hill do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,087 people call Spyglass Hill home. The population density is 8,188 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
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
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There's plenty to do around Spyglass Hill, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including San Miguel Park.
