Newport Coast at a glance
- Where: the hillside section of Newport Beach beside Crystal Cove State Park, part of the city since its annexation on January 1, 2002.
- ZIP code: 92657. See the 92657 market data page.
- Typical home value: $5,540,657 (Zillow, September 2026), the highest of any Newport Beach area Zillow tracks.
- Median sale price: $6,235,668 for ZIP 92657 (Redfin, three months to September 2026), from 27 sales.
- People and homes: 9,920 residents and 4,238 homes in ZCTA 92657; 68.5% of occupied homes are owner-occupied, the highest share of the city's six ZIPs; median household income $185,042 (Census ACS 2020-2024).
- Schools: Newport-Mesa Unified, Corona del Mar zone.
Is Newport Coast a good area to live?
Newport Coast offers newer, larger homes with views, and most errands need a car. It does not have an old village center; it was built as a set of planned communities, and its residents organize largely through master homeowners associations. The city still keeps a Newport Coast Advisory Committee, required by the annexation agreement, to advise on Newport Coast, Newport Ridge and Crystal Cove issues.
On price, it is the top of the Newport Beach market. Zillow's typical value has risen 69.5% in five years and 138.7% in ten, faster than the city as a whole. Sales are thin, though: Redfin counted only 27 in three months, with 6.2 months of supply. Buyers usually have more room to negotiate here than near the beach towns, since homes sold for 95.2% of list price on average and only 3.8% sold above list.
What Newport Coast is known for
Open space and golf. Crystal Cove State Park covers 2,791 acres, with 3.2 miles of beach and 2,400 acres of backcountry trails, plus a historic district of 46 cottages from the 1930s and 1940s, 21 of which are rented to the public overnight. Parts of the park closed in October 2026 after high surf and coastal erosion damage, so check State Parks notices before you plan around it.
The Pelican Hill resort sits on 504 acres in Newport Coast, with 36 holes of golf on its Ocean North and Ocean South courses and resort villas. Sage Hill School, an independent school for grades 7 to 12, has its 28-acre campus on Newport Coast Drive.
Newport Coast homes and prices
Redfin's ZIP 92657 figures for the three months to September 2026 split as follows. With so few sales, read them as ranges.
Single-family homes in Newport Coast
Houses made up 21 of the 27 sales, at a median of $8,947,743 and $2,035 a square foot, up 39.8% on a year earlier. Census figures show 86.5% of homes in ZIP 92657 were built between 1990 and 2009, so the stock is far newer than in the beach districts, with larger floor plans and lots. Ask for the community's architectural guidelines before you plan changes, since HOA design review applies on top of city permits.
Newport Coast condos and villas
Four condos sold, at a median of $1,677,450. That is the lowest entry price in the area by a wide margin, and it buys an attached home inside a master-planned community, usually with two layers of HOA dues. Ask for both budgets.
Newport Coast townhomes
One townhouse sale closed in the period, at $4,950,007. Large attached homes like this sit between the condos and the houses, so price them against both.
Living in Newport Coast
Shops and dining in Newport Coast
Errands happen at the neighborhood shopping centers and in nearby Corona del Mar and Newport Center. The resort restaurants at Pelican Hill and the Beachcomber Cafe in Crystal Cove's historic district are the local dining landmarks.
Parks and open space in Newport Coast
Crystal Cove State Park's inland trails are open to hikers, mountain bikers and riders. Day-use parking costs $20 on peak days, per State Parks. Homes backing onto canyon land may sit next to fuel modification areas; ask the HOA who maintains them and how often.
Schools lookup for Newport Coast addresses
Newport Coast Elementary, at 6655 Ridge Park Road, is in Newport-Mesa Unified's Corona del Mar zone and scored 82.8 points above standard in English on the 2025 Dashboard, rated Blue. The district's school locator gives the assigned school for any address. See our Newport Beach schools guide for every school's results.
Getting around Newport Coast
You will drive. The area is laid out for privacy rather than walking, and most trips start on Newport Coast Drive or Coast Highway. If your commute uses State Route 73, part of The Toll Roads network, budget for tolls.
Costs of owning in Newport Coast
- Property tax. Newport Beach tax rate areas range from 1.01226% to 1.14059% in 2026-27, and 1.05129% is the most common. Check the parcel's own rate. At 1.05129%, the Zillow typical value of $5,540,657, less the $7,000 homeowners' exemption, gives a base bill of about $58,175. Check the tax bill for special taxes or assessments listed below the 1% levy, and read our Mello-Roos guide.
- HOA dues. Expect a master association plus, in many tracts, a sub-association. Gate staffing, landscaping and private streets drive the cost. Get the budgets and reserve studies for both.
- Insurance and fire risk. Hillside homes near open space need a CAL FIRE hazard zone check and an early insurance quote. See California wildfire zones and the FAIR Plan.
- Water. The Irvine Ranch Water District serves parts of Newport Beach and the city's own utility serves others. Confirm the provider for the address.
Pros and cons of Newport Coast
Pro: newer, larger homes with views
Most homes date from the 1990s and 2000s, with larger floor plans and lots than the older beach districts offer.
Pro: state park and golf next door
Crystal Cove's beaches and trails and the Pelican Hill courses are part of daily life here.
Con: the highest prices in the city
A median house price near $9 million in Redfin's latest figures puts Newport Coast out of reach for most buyers, and resale depends on a small pool.
Con: HOA layers and car dependence
Two sets of dues, design rules and a drive for most errands are the trade for the planned setting.
To buy or sell here, read about our featured Newport Coast agent, see Newport Beach gated communities, or return to the Newport Beach guide.