Where new homes are being built in Newport Beach
Newport Beach is almost fully built out, so new homes come from two places. The first is a short list of builder projects on former office and commercial land, mostly near John Wayne Airport, near 16th Street and Monrovia Avenue and on Mariner's Mile. The second is one home at a time: owners and small builders tearing down older houses on the peninsula, in Corona del Mar and in Newport Heights and building new ones, plus accessory dwelling units (ADUs) in back yards.
The city's 2050 General Plan Land Use Element (May 2026) shows where larger projects are allowed. Its housing opportunity overlay permits 20 to 50 homes per acre (up to 60 in Coyote Canyon) in five focus areas:
| Focus area | Homes allowed under the overlay |
|---|---|
| Airport Area | 2,577 |
| Newport Center | 2,439 |
| Coyote Canyon | 1,530 |
| West Newport Mesa | 1,107 |
| Dover/Westcliff | 521 |
These are limits, not projects. Some of the projects we found are rental apartments, and only a few sell homes to buyers. Here is each one we could confirm on a builder or city page, checked on October 30, 2026.
New home projects in Newport Beach
Offshore by Intracorp (townhomes, duplexes and houses, 1580 W. Monrovia Avenue)
Intracorp's Offshore is planned for 89 homes at 1580 W. Monrovia Avenue, at the corner of 16th Street and Monrovia Avenue. It mixes three-story townhomes, four-story duplexes and four-story detached houses. The duplexes and houses get rooftop decks and fourth-floor bonus rooms. Homes run from about 1,683 to 2,502 square feet, with 3 to 4 bedrooms. Amenities include a pool, spa and barbecue area. The architect is Bassenian Lagoni. Intracorp lists it as coming soon, with first-phase sales expected in spring 2027, and has not posted prices.
Onyx Newport by Intracorp (condos, 67 homes)
Onyx Newport is a planned six-story building of 67 single-level condos, from about 1,292 to 3,278 square feet with two to four bedrooms, including top-floor penthouses. It has underground parking, a pool and spa and a club room. Intracorp places it near John Wayne Airport and says pre-sales should begin in early 2027. The page does not give a street address or prices. Robert Hidey & Associates is the architect and Blackband Design the interior designer.
Parkhouse Residences by Shopoff (condos, Uptown Newport, sold out)
Parkhouse Residences is 30 condos in five buildings of six homes each, on 1.5 acres in the Uptown Newport plan near the airport. Homes are 2,052 to 2,861 square feet, with private garages, elevator entry and two-story penthouses. Construction finished in October 2024, and Shopoff says the project was sold out as of September 2026, so any home there now is a resale. It was part of the first phase of a master plan for 1,244 homes.
The Isle at Mariner Shores by Intracorp (townhomes, sold out)
The Isle is 36 townhomes next to Dover Shores, completed in 2022. Homes have up to four bedrooms and 3.5 baths, 1,683 to 1,858 square feet, with attached two-car garages and a private pool. Intracorp lists it as sold out, so this is a resale market now. It gives a rough guide to what Offshore's townhomes may look like, since the same builder and architect are involved.
Newport Village Mixed-Use (proposed condos, Mariner's Mile)
The city's planning page describes a proposed 9.4-acre project on both sides of West Coast Highway in Mariner's Mile: 181 rental apartments on the north side and 17 condos on the south side, with shops, restaurants and a public waterfront boardwalk. It needs several approvals, including a coastal development permit and an environmental impact report. Treat it as a future option, not something you can buy now.
Residences at 4400 Von Karman (apartments, Airport Area)
This planned project would add 312 rental apartments above a parking structure in the Koll Center business park, with a public park of about one acre. It will not sell homes, but it shows how the Airport Area is changing from offices to housing, which matters if you buy a condo nearby.
Custom rebuilds on existing lots
In a city with little vacant land, a brand-new detached house usually replaces an older one on the same lot. These custom and spec homes sell one at a time through the MLS, not through a sales office. In the Coastal Zone, the city's Local Coastal Program sets the permit rules for a rebuild, and Newport Coast permits still go through the County of Orange because the city has not yet added that area to its Local Coastal Program. If you are buying a newly built house from a small builder, ask for the final permit sign-off and the builder's written warranty.
Accessory dwelling units (ADUs)
The city runs an ADU resource site with a guidebook, pre-reviewed standard plans, a cost calculator and a dashboard that tracks ADU permits. If you are buying a lot to add a unit, read the city's ADU rules page there and our California ADU rules guide first.
Newport Beach new home projects compared
| Community | Builder | Home type | Homes | Size (sq ft) | Status, Oct 30, 2026 |
|---|---|---|---|---|---|
| Offshore | Intracorp | Townhomes, duplexes, houses | 89 | 1,683 to 2,502 | Coming soon, sales spring 2027 |
| Onyx Newport | Intracorp | Condos | 67 | 1,292 to 3,278 | Coming soon, pre-sales early 2027 |
| Parkhouse Residences | Shopoff | Condos | 30 | 2,052 to 2,861 | Sold out, completed October 2024 |
| The Isle at Mariner Shores | Intracorp | Townhomes | 36 | 1,683 to 1,858 | Sold out, completed 2022 |
| Newport Village Mixed-Use | Applicant per city | Condos and apartments | 17 condos | Not published | Proposed |
None of the builder pages we opened listed prices. Ask each builder for a price sheet and a list of fees before you join an interest list.
HOA dues and Mello-Roos on new Newport Beach homes
New condo and townhome projects carry homeowners association dues from the start, and the first budget is set by the builder before any owner has lived there. Ask for the association budget, the reserve study and what the dues cover, such as the pool, insurance and exterior maintenance. In a mixed-use building, ask how costs are split with the shops.
Some California new-home projects also carry Mello-Roos special taxes, which appear on the property tax bill. We found no Mello-Roos district named on the pages for these projects, but you should still ask the builder for the full tax bill estimate and check the county tax roll. Our California Mello-Roos guide explains how the taxes work, and the Orange County property tax guide shows how a new purchase is assessed.
New vs resale homes in Newport Beach: what costs more
Zillow's typical home value for Newport Beach was $3,710,827 in September 2026, and Redfin's median sale price for the city was $3,848,167 over the three months to September 2026, at $1,642 per square foot. Those figures are mostly older detached homes. New townhomes and condos near the airport are smaller, so their total price may be lower than the city median even if the price per square foot is high.
To compare a new home with a resale, add up the costs a builder price leaves out: HOA dues, any special taxes, window coverings and landscaping, and the higher supplemental property tax bill that follows a purchase at today's price. Then compare with recent resales in the same ZIP. Our Newport Beach ZIP codes page lists sales by ZIP, and the Newport Beach condos guide covers attached homes.
Inspections and warranties on new construction
Get your own inspection, even on a brand-new home. A builder's inspections check code compliance, not workmanship. Book a pre-drywall inspection if the builder allows it, and a final inspection before your walk-through. For condos in multi-story buildings, ask the association about balcony and deck inspections; our California balcony inspection law guide explains the rules.
Ask for the builder's warranty in writing: what it covers, for how long, and how to file a claim. Keep every document from closing. If the home is a rebuild by a small builder, ask who stands behind it if that company closes.
Buying a new home in Newport Beach with a local agent
A builder's sales office works for the builder. You can bring your own agent, but many builders require the agent to register you on your first visit, so call or bring them before you sign anything. After the 2024 commission changes, you will sign a written agreement with your agent, and whether the builder pays any of that fee is a negotiation. Our California real estate commission guide explains it. For help with Newport Beach purchases, see our featured local agent, or read the Newport Beach guide.