$2,459,809Average Value$1,137Average Price per Sq Ft12Homes 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
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to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
East Bluff
US
Homicide
2
4
Sexual Assault
2
4
Assault with Weapon
2
4
Robbery
2
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
East Bluff Demographics and Home Trends
On average, homes in East Bluff, Newport Beach sell after 37 days on the market compared to the national average of 54 days. The median sale price for homes in East Bluff, Newport Beach over the last 12 months is $2,169,437, up 7% from the median home sale price over the previous 12 months.
It has been a long time since this single story/ Linda plan was on the market. The location for this property is prime. With a panoramic view of the Original Bluffs large green belts. It has a view of the reflection pond, the rose garden and three large green belt fingers with trees and grass. This single level, three bedroom, 2 bath is well designed. It is in original condition and is the
This unbelievable home is perched at the highest point of the Bluffs with the most magnificent sunset views and continuous ocean breeze. This beautiful, end-unit Carmelita floor plan is a turnkey home ready to move in. This Newport Bluffs home is a 3-bedroom 2-bath top-level living, 1,689 Sq. feet, single-family residence, with newly-created 320 SF of extra storage and work area on the first
Welcome to 2111 Vista Entrada, a masterfully reimagined residence in The Bluffs at Newport Beach—where modern luxury and coastal serenity converge. Completely rebuilt from the studs up, this exceptional home offers sweeping bay views and one of the largest private patios in the community, opening to a lush greenbelt that leads directly to the water’s edge. Inside, the open-concept design exudes
Tastefully updated 4-bedroom, 3-bath home located on a quiet cul-de-sac in the highly sought-after Bluffs community of Eastbluff. Offering over 2,000 sq ft of light-filled living space, this home features a flexible floorplan with a main-level bedroom and full bath, ideal for guests or a home office. The upper level showcases vaulted ceilings, wood flooring, an open living area with expansive
Welcome to 2428 Vista Hogar, a beautifully refreshed 3-bedroom residence tucked within The Bluffs of Newport Beach, one of the most sought-after enclaves along the California coast. This darling home blends comfort, style, and coastal living with a fresh look. The remodeled kitchen and baths offer modern finishes, generous cabinetry, and clean lines that create a bright, functional flow.
Welcome to The Bluffs neighborhood in Eastbluff in Newport Beach. This Bluffs original Linda plan has 2 bedrooms and 2 baths with a den that is easily converted back to a third bedroom. This floorplan plan is designed for ultimate privacy with separation between the main bedroom ensuite and the two bedrooms and bath on the other side of the home. You can never have enough storage, and this home
A beautifully reimagined Eastbluff residence offering three bedrooms and two levels of comfortable coastal living. This single-family home blends thoughtful updates with timeless style, featuring one full bath, one three-quarter bath, and a convenient downstairs powder room. The interior showcases an upgraded kitchen and baths, new flooring, fresh paint, and custom built-ins throughout —
Recently remodeled, single-level home located in the highly desirable Eastbluff / Bluffs neighborhood of Newport Beach. This light-filled residence features an open floor plan with vaulted ceilings, wide-plank wood flooring, and a dramatic stone fireplace anchoring the main living space. The updated kitchen offers white shaker cabinetry, quartz countertops, stainless steel appliances, and a
Nestled along a serene greenbelt, this impeccably renovated three-bedroom, three-bathroom home occupies a premier location on the largest greenbelt within The Bluffs—one of Newport Beach’s most picturesque and desirable communities. The thoughtfully designed open-concept layout is bathed in natural light and spectacular views of the greenbelt. This chic upgraded home features an expansive dining
Beautiful move in ready Bluffs home. Featuring 3 bedrooms, 2.5 bathrooms, and 2,108 square feet, this fully remodeled single-family residence offers an exceptional combination of privacy, space, and modern comfort. Step inside to a bright, open-concept layout with abundant natural light, new paint, upgraded flooring, new carpet, and a spacious living room with recessed lighting. The thoughtfully
Charming single-level, ranch-style residence, beautifully updated throughout and situated on a lushly landscaped, oversized lot in one of Newport Beach’s most sought-after neighborhoods. Light-filled and inviting, the open floor plan offers four bedrooms and two-and-a-half bathrooms. Gleaming hardwood and antique paver flooring flow throughout this exceptional Eastbluff family home. The gourmet
Located in the highly sought-after Bluffs Tennis Villas community of Newport Beach, this rare single-level residence offers effortless coastal living with brand-new luxury vinyl flooring, soaring vaulted ceilings, and an abundance of natural light that fills the expansive living room anchored by a cozy fireplace. The thoughtfully designed layout features a formal dining room ideal for
Step into coastal elegance and modern comfort in this beautifully updated Newport Beach home. Situated on a quiet, tree-lined street, this residence offers the perfect combination of style, functionality, and convenience—just minutes from the beach, shopping, and dining. Inside, enjoy sun-filled living spaces with rich wood floors and freshly painted interiors. The remodeled kitchen features
Welcome to your dream home on the Bluffs edge, offering breathtaking views overlooking the upper back bay. This stunning E Plan townhome has undergone a complete remodel, exuding modern elegance and unparalleled comfort. Spanning two stories, this residence boasts three bedrooms and 2.5 baths, providing ample space for relaxation and entertainment. Step inside to discover a seamless blend of
Property Id: 2349540Located off Eastbluff near Corona Del Mar High School and Our Lady Queen of Angels Community, Darby Banks, pharmacies, and grocery stores, our 2-story townhomes offer elegant three-bedroom, two-full bathroom floor plans. Our 2-story townhomes offer elegant three-bedroom, two-full bathroom floor plans with primary suite bedroom on the first floor and two
Newport Beach Short Term Rental. 6 MONTH RENTAL available between March 1 - August 31st, 2026. Completely remodeled, fully furnished, multi - level home. 4 bedrooms, 2 1/2 baths, with a private enclosed patio . This large patio overlooks a gorgeous greenbelt. Located in the beautiful Bluffs with acres of greenbelts, biking trails, community pools, parks, playgrounds. Spacious two car garage.
Beautiful 3 Bedrooms, 2.5 bath with two car garage. Light and bright. Highly upgraded home. Wood floor, marble bath rooms. Modem Kitchen with Marble countertop , large refrigerator with screen. Large living room with fire place. Locate at a desirable area, easy access to local amenities and entertainment.
Beautifully remodeled 3-bedroom, 2.5-bath two-story home with stunning views of the Newport Back Bay. This light-filled residence features a spacious living room with a fireplace and large wall-mounted flat-screen TV, overlooking the water and creating a comfortable space to relax. The home offers a private outdoor area with a newly installed 600 sq. ft. patio complete with a hot tub, fire pit,
Beautiful Two-Level 5Bd 3.5Ba Home in Newport Beach Introducing a stunning two-level home in Newport Beach, CA. This thoroughly remodeled home blends timeless craftsmanship with modern upgrades, set on an elevated lot offering views of the bay. Located a few minutes away from Vista Point and the Back Bay Loop hiking trail, the home has been reimagined with careful attention to detail preserving
Now available for lease with sweeping sunset views over the Back Bay, this light-filled 3-bedroom, 2.5-bath residence offers a rare combination of location, lifestyle, and long-term comfort. Ideally situated within walking distance to Eastbluff Elementary, Corona del Mar High School, and the Eastbluff Village Center, home to grocery stores, restaurants, cafes, and everyday conveniences, this home
Welcome to 306 Avenida Cumbre in Eastbluff! This amazing end unit view property features 3 bedrooms and 2.5 baths each with views from every room! The exterior is surrounded by a wrap around deck with trex flooring, and space for hosting many memorable gatherings. Upon entering the open floorplan the spaciousness with beautiful views throughout, you will feel the tranquility that this house
Stunning Newport Beach Luxury Home with Unmatched Back Bay & City Skyline Views. Experience elevated coastal living in this luxurious 3-bedroom, 3-1/2 baths, single-family residence in the heart of Newport Beach. The crown jewel of this home is its unparalleled panoramic views—enjoy sights of the Back Bay and the city skyline, creating a breathtaking backdrop from sunrise to sunset. Thoughtfully
Light and Bright 3 bedroom, 2 full bath, remodeled home in the "Bluffs" with Back Bay View and spacious wrap around patio on the gorgeous greenbelt. View the romantic sunsets from the second story deck facing the Bay View. This comfortable home features open beam cathedral ceilings, skylights, wood look tile floors, built-in desk cabinetry in two of the bedrooms, gorgeous stainless and white
Welcome to this quintessential Newport Beach home, expertly designed and constructed in 2020. Located on a single-loaded street within the desirable, central enclave of East Bluff. This seamless, timeless and flawless design, awaits the most discerning clientele. The impeccable, quality construction and distinguished design is truly a masterpiece with every amenity desired, starting with the
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