$2,439,698Average Value$1,634Average Price per Sq Ft4Homes For Sale
A touch of rural life in Upper Newport Bay
When someone thinks of Newport Beach, the first things that might come to mind might be sun, sand or deep blue water. It’s probably not horses. “One of the main reasons people move to Bayview is to have horses and bigger acreage,” says Annie Clougherty, a Realtor with Compass born and raised in Newport Beach. She’s sold homes in the area for over 20 years. “Lots are zoned for equestrian use, so a lot of people have stables. You’ll be driving around, and all of a sudden, you’ll see someone riding a horse down the street.” Despite these rural touches, palms line pristine streets, and a corporate business park is on the neighborhood’s west side. Many homes have pools and Spanish architecture, and highways are close. With Upper Newport Bay views and nearby trails, that sun, sand and deep blue water isn’t far away either.
Some of the largest homes in Bayview can house equestrian lots and stalls for horses and riding.
Bayview residents can enjoy the scenic trails of the Upper Newport Bay Nature Preserve.
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Single-family homes on equestrian lots, mansions on the Back Bay
Many homes have stables, especially on Cypress Street and Mesa Drive. These properties usually have small, grassy front lawns and larger dirt backyards. Other properties are on tighter lots with grass in front and back, sometimes with a pool. Stable or not, most homes were built in the 1950s and have traditional architecture. The typical one-story home ranges from $1 million to $2 million, while two-story estates are pricier. They can sell upwards of $3 million, with exclusive acreage on the bayfront nearing $25 million. “Some of Newport Beach’s most valuable real estate in the last few years was in this area,” Clougherty says. Homes don’t go on the market often, though, and they’ve likely had just a few owners since they were built.
There are varying styles of homes in Bayview, such as traditional-style homes to contemporary-style homes.
A modern craftsman-style home is one of several remodeled styles that can be found in Bayview.
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All As for local schools, Newport Harbor High football
Mariners Elementary, Ensign Intermediate and Newport Harbor High all receive As from Niche, and they’re within 5 miles of the neighborhood. The high school has a mentorship program that partners students with leaders in their desired career fields. Newport Harbor’s annual football game against Corona del Mar High — what locals call the Battle of the Bay — draws crowds from across the city.
Horace Ensign Intermediate School is located in Newport Beach, and serves Bayview students.
Newport Harbor High School is a highly rated school that serves Bayview's upper class students.
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Walking to the Back Bay, Newport Bay Golf Course
Bayview residents are a few steps north of the Back Bay. Also called Upper Newport Bay, this marine conservation area is one of the few remaining natural estuaries in southern California, and it’s home to a variety of mammals, birds and fish. The Bayview Trail follows the water for about 5 miles here, and sandy shorelines cater to kayakers wanting to drop in. On the neighborhood’s west side, Newport Beach Golf Course is an 18-hole executive course — a shorter course designed for quick rounds — and its lighted fairways allow for nighttime play. Santa Ana Country Club is a few blocks up for an 18-hole private course, and membership is by invitation only. The golden sand of Newport Beach is about 5 miles south.
The Santa Ana Country Club is an exclusive golf course that Bayview residents can sign up for.
Bayview residents can enjoy the scenic trails of the Upper Newport Bay Nature Preserve.
Bayview is next to the Upper Newport Bay Nature Preserve, which is home to a variety of species of birds and other animals.
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Worldly tastes at Sgt. Pepperoni Pizza, Stereoscope Coffee
Some fast food restaurants and locally owned businesses are on the neighborhood’s north side, along Bristol Street. Sgt. Pepperoni Pizza is an LA chain that’s had its flagship store here since 1976. It specializes in global flavors like The Al Pastor Pie and The Capri Pie, and Beatles memorabilia fills its retro dining room. Another internationally influenced business on this street, Stereoscope Coffee sources from small farms in Rwanda, Colombia and other spots around the globe. Newport Beach Vineyards & Winery is on the neighborhood’s south side, and though by appointment only, it’s the only vineyard in the city. The closest chain grocer is Albertsons, a few miles east near the University of California, Irvine, and Fashion Island is a popular outdoor mall with over 200 retailers.
Bayview residents frequently dine at Moulin, a Parisian-style cafe with French-inspired dishes and pastries.
Bayview residents can enjoy tasty pies at Sgt Pepperoni Pizza.
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Within a mile of state Route 73, John Wayne Airport
Sidewalks are rare, but with little through traffic, residents can walk around the neighborhood. To drive to other parts of Newport Beach, state Route 73 runs along the area’s north side and connects to other freeways like state Route 55 and Interstate 405. John Wayne Airport is just north of the neighborhood, and since it’s in a direct flight path, noise is considerable. Orange County Transit Authority operates several routes around the city, and roughly 5 of them are near Bayview.
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Bayview Demographics and Home Trends
On average, homes in Bayview, Newport Beach sell after 58 days on the market compared to the national average of 55 days. The median sale price for homes in Bayview, Newport Beach over the last 12 months is $2,200,000, up 15% from the median home sale price over the previous 12 months.
Modern, private, and designed for entertaining, this gated Newport Beach residence offers approximately 5,463 sq. ft. of living space on an expansive 19,800 sq. ft. (0.45 acre) parcel. Built in 1995, this 3-level home offers exceptional indoor-outdoor living, privacy, and amenities rarely found together in Newport Beach. The property boasts a very long, private gated driveway constructed with
For the first time in over 80 years, 2173 Orchard is available for purchase—a rare opportunity to own a landmark estate in Newport Beach’s only equestrian neighborhood. Spanning an expansive 37,950-square-foot flat lot, this is the largest parcel currently for sale in Newport Beach. The property features a modest home alongside a fully operational equestrian stable, accommodating 8 to 11 horses,
BEST VALUE FOR NEW CONSTRUCTION IN NEWPORT BEACH! This custom residence completed in 2025 blends timeless design, exceptional craftsmanship, and the seamless indoor/outdoor lifestyle that defines Newport Beach living. Spanning approximately 3,962 square feet on an expansive 8,370 square foot lot, the home offers four ensuite bedrooms, four-and-one-half baths, a bonus room, and a private
Welcome to 66 Baycrest Ct #55, a spacious single-level 2-bedroom, 2-bath condominium offering approximately 1,397 sq. ft. of living space in Newport Beach. This light-filled home features an open living and dining area, an updated kitchen with quartz countertops, custom cabinetry, and stainless-steel appliances, plus updated flooring, plantation shutters, and dual-pane sliding doors. Enjoy
FULLY FURNISHED, SHORT TERM RENTAL at PRIME Back Bay Location. Bright and Spacious Single level 2 Bedroom 2 Bath Condo (Only 1 Common Wall), Remodeled Kitchen With New Cabinets and Granite Counter Tops, New Refrigerator, Stove, Dishwasher, Separate Dining, Brick Fireplace, Tile Flooring throughout, Blinds, Private Patio and Double Pane Windows, NEW A/C, Washer And Dryer, (2) Community Pool (1
Beautifully Remodeled 2-Bedroom Home in Newport Beach!Welcome to 82 Shearwater, a beautifully remodeled 2-bedroom, 2-bathroom home offering stylish, turnkey living in Bayview Terrace, one of Newport Beach’s most desirable gated communities. Thoughtfully updated throughout, this gorgeous residence features a fresh, modern interior with quality finishes and a bright, inviting atmosphere.
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