$2,407,239Average Value$208Average Price per Sq Ft4Homes For Sale
Walkable schools and more green space in Newport Beach's East Bluff
East Bluff is one of Newport Beach's most sought-after neighborhoods. It's especially desired for its planned layout that places parks, schools, shopping and athletic clubs within the community. "People love it for that planned community feel," says Realtor Mary Golding, who's been selling in Newport Beach since 2010. "You've got some of Newport Beach's prettiest parks and best schools right in the neighborhood. A lot of kids walk to the parks and schools because it's all right there." Another one of East Bluff's amenities is its larger lot sizes. "East Bluff's prices are normal for Newport Beach, but you get noticeably more yard space than even in some of Newport Beach's most expensive areas," says Golding. East Bluff's lawns aren't expansive, but having a grassy front lawn and sizable backyard adds to the neighborhood's residential feeling.
In addition to its various architectural styles, Eastbluff features larger split-level homes, offering expansive living spaces with a perfect balance of privacy and open-concept design, ideal for family living.
Children particularly enjoy the playground and the ample sand available for play at Eastbluff Park, a staple for Eastbluff residents.
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Suburban yard space and evolving home styles
East Bluff has been one of Newport Beach's most desired communities for decades. "It was developed in the 1960s by two of Orange County's most popular builders at the time," says Golding. "But it doesn't look old because many homes have been rebuilt and remodeled." The neighborhood's roomy suburban streetscape has continually drawn buyers, leading to 1960s ranch-style and split-level homes evolving into large Spanish Revivals and contemporary mansions. Still, many 1960s homes remain and range from $2.5 million to $3.5 million. Remodeled homes and newly constructed mansions can cost $4 million to over $5 million. The east side of the neighborhood, across Eastbluff Drive, is comprised of 1960s Mediterranean-style condos and attached-single-family homes. They sit along looping drives, some surrounding shared lawn area and pools and others facing Newport Back Bay — the local term for Upper Newport Bay. Walking paths cut through the community lawn spaces, connecting homes to East Bluff's schools and amenities. Smaller condos in organized rows range from $1 million to $1.5 million. Condos with yard space and driveways can start around $1.5 million, while larger five-bedroom models and those facing Back Bay can cost over $3 million.
Eastbluff features contemporary mansions that seamlessly blend modern design with coastal elegance, offering expansive living spaces and panoramic views of the Pacific Ocean and Newport Back Bay.
The Eastbluff neighborhood in Newport Beach is home to charming ranch-style homes, known for their single-story designs, spacious layouts, and seamless connection to the surrounding natural beauty.
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A-rated and Hollywood-famous schools in the neighborhood
East Bluff is served by the Newport-Mesa Unified School District, which Niche gives an A rating and ranks in the top 10 districts in Orange County. Two of the district's top schools are within the neighborhood. Students begin at Eastbluff Elementary, graded an A, from kindergarten to sixth grade. They finish seventh through 12th grade at Corona Del Mar Middle and High School, which also earns an A. Corona Del Mar is famously the inspiration for The Harbor School in the hit 2000s drama "The O.C." Students looking to follow the school's path of on-screen prowess can work at the school's student-run news station, Trident TV.
Eastbluff Elementary School Serves Students in Grades Transitional Kindergarten Through Sixth.
A National Blue Ribbon School, Corona Del Mar High School offers excellent education.
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Community parks, Newport Beach Tennis Club and Upper Newport Bay trails
Blue Heron Park is in the center of the community. This recreation space offers a playground, paved walking paths and grassy area for picnicking and playing games. Eastbluff Park is a larger space on the neighborhood's west side, with a playground, a baseball field and a few acres of lawn space where dogs are allowed next to Eastbluff Elementary. The Newport Beach Tennis Club is also on the west side. Members of this private club have access to 19 fully lit courts and one stadium court, along with a clubhouse and swimming pool. Those looking to get out in nature can walk or cycle along the Upper Newport Bay State Marine Conservation Area, which connects to the Mountains to the Sea Trail and bikeway. There are also dirt trails, like the Big Canyon Trailhead, just south of the neighborhood. Corona Del Mar State Beach is the closest section of Newport Beach's coastline, only 5 miles south.
Blue Heron Park's location offers convenient access to the Upper Newport Bay, a popular spot for bird-watching and nature walks.
The Upper Newport Bay Conservancy hosts its Annual Earth Day at the Bay event, featuring family-friendly activities such as hands-on educational experiences and arts and crafts, just a short distance from the Eastbluff neighborhood.
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Groceries at the East Bluff Village Center and retail at Fashion Island
There's a bounty of shopping within a short radius of neighborhood homes. Residents can get groceries in the neighborhood at the East Bluff Village Center. This small plaza has a Ralphs and a CVS, as well as convenient businesses like dentists and yoga studios. The Newport North Shopping Centre has additional shopping and eateries just a few minutes east on Bison Avenue. Fashion Island, Newport Beach's most popular mall, is 2 miles down Jamboree Road. The corridors of this outdoor complex are lined with almost every trendy fashion brand imaginable, from standard outlets to designer labels. There are also restaurants, department stores like Nordstrom and supermarkets like Whole Foods. Most of Newport Beach's buzzing high-end restaurants, like Nobu, are in Lido Marina Village and the Balboa Peninsula, 6 miles southwest.
Located within the Eastbluff Village Center, the Eastbluff neighborhood enjoys easy access to Ralphs Fresh Fare, which offers a variety of products, including fresh produce, meats, and bakery items.
Fashion Island, a short distance away from Eastbluff, offers an upscale shopping and dining experience for its guests.
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Five-mile drive to Irvine
Commuters don't even have to get on the freeway to drive to Irvine, Orange County's commercial capital, just 5 miles up the road. The University of California, Irvine, is just 2 miles east across state Route 73. Along with being a prestigious university, it's also a prominent employer. UCI Health Irvine Hospital is the nearest medical facility, 3 miles north. Flights are also nearby, with John Wayne Airport 4 miles north. Planes from John Wayne take off over East Bluff, which does cause some noise. However, Newport Beach enforces a noise ordinance that requires planes to quiet their engines while flying over the city. State Route 73 is the nearest freeway along the neighborhood's north side. It leads northwest to Interstate 405, which car commuters can take up and down Orange County and Los Angeles County. Those getting around town without walking or driving can catch the bus on Eastbluff Drive or Jamboree Road.
University Park and Town Center is homes to UC Irvine.
Eastbluff residents can utilize the public transportation to get to other nearby areas.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Julia Calderon,
an experienced agent in this neighborhood.
Parks in this Area
Eastbluff Park
Blue Heron Park
Transit
Airport
John Wayne/Orange County
8 min drive
Bus
Eastbluff-Vista Del Sol
Bus
Jamboree-Eastbluff
Bus
Eastbluff-Vista Del Oro
Bus
Eastbluff-Mar Vista
Bus
Eastbluff-Cacao
Crime and Safety
1 - Low Crime, 10 - High Crime
East Bluff
US
Homicide
1
4
Sexual Assault
3
4
Assault with Weapon
2
4
Robbery
2
4
Burglary
3
4
Motor Vehicle Theft
3
4
Larceny
3
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
East Bluff Demographics and Home Trends
On average, homes in East Bluff, Newport Beach sell after 15 days on the market compared to the national average of 70 days. The median sale price for homes in East Bluff, Newport Beach over the last 12 months is $557,000, up 132% from the median home sale price over the previous 12 months.
Tucked away at the end of a quiet cul-de-sac in one of Newport Beach’s most desirable communities, 2012 Baja blends tasteful updates with timeless design in a coveted bluff-top setting above the Back Bay. Just steps from a resort-style pool and lush greenbelt, this single-level 3-bedroom, 2-bath home (Anita Plan) offers effortless indoor-outdoor living. The interior features classic terracotta
LOCATION!! LOCATION!! Gorgeous remodeled "C" plan located on a spacious greenbelt in "Bluffs Homes on the Bay" just a short distance to one of the HOA pools. Some of the many features of this home include: Large patio on the greenbelt, new redesigned kitchen with all new appliances, new bathrooms with custom tile, new Milgard sliding windows and doors, new luxury vinyl wood look flooring
Imagine waking up to breathtaking bay views every morning in a home where every detail exudes elegance and modern luxury. This is the ultimate turnkey home—everything is taken care of for you! Welcome to this exquisite, recently remodeled Delores plan, an elegant end unit that offers the best in coastal living. Step onto a spacious glass-railed deck and into a gated entry courtyard that sets the
Incredible opportunity to lease a master suite in a fully renovated home located in coveted Eastbluff, Newport Beach. Master suite with private bathroom and balcony. Enjoy sunset views overlooking Fashion Island. Community pool and spa. Conveniently located close to UCI, the airport and world class beaches. Do not miss out, call now!
Available 8/13/2025 3D Scan - Beautifully remodeled Extended Stay 3-bedroom, 2.5-bath, 2-story home with a brand new 600 sq ft patio facing Back Bay. This property has a private patio which includes a hot tub & barbecue. It has plenty of natural light and a spacious living room that overlooks the Newport Back Bay. The living room also has a fireplace and a large wall-mounted flat screen TV. The
Prime East bluff Location – Single-Level Newport Beach Residence with Greenbelt ViewLocated at the end of a quiet cul-de-sac in the highly desirable East bluff community of Newport Beach, this elegant single-level home offers a rare combination of comfort, privacy, and scenic surroundings in a tranquil, park-like setting.The open and airy floor plan features vaulted ceilings and
Interested in learning more about homes in this area?
Reach out to
Julia Calderon,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
4,547
Median Age
50
Population under 18
20.8%
On par with the national average
23.8%
Population over 65
27.6%
Above the national average
19.1%
Finances
Median Household Income
$172,774
Significantly above the national average
$71,702
Average Household Income
$191,144
Education and Workforce
High School Graduates
97.6%
College Graduates
73.7%
Significantly above the national average
34.1%
Advanced Degrees
26.8%
Above the national average
13.3%
% Population in Labor Force
67%
Weather
Annual Precipitation
9''
Average Winter Low Temperature
50°F
Average Summer High Temperature
72°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
49/ 100
Somewhat Walkable
Walk Score®
61/ 100
Some Transit
Transit Score®
36/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
