$3,774,674Average Value$2,242Average Price per Sq Ft36Homes For Sale
Living next to the Pacific Ocean
West Newport Beach is sun, sand and surf — and all those things are close to home. “Most people park their car on Friday and don’t drive it again until Monday. Everyone walks or bikes around and spends as much time outside as possible,” says Brandon Hobbs, the vice president of sales with Arbor Real Estate. He’s been in real estate since 2014, and he lives in neighboring Newport Heights. “You see a lot of kayakers, paddleboarders and boaters, and it’s really popular with surfers because of the big breaks.” Even so, this western part of the beach gets less traffic than the touristy eastern side, a short walk down the Balboa Peninsula. That peace draws many different groups to the area. “It’s a mix of longtime locals and short- and long-term renters. You also have second homeowners who come here from Big Canyon or Newport Coast,” Hobbs says. “People want to live as close to the water as they can.”
In West Newport Beach people want to live as close to the water as they can.
West Newport Beach brings sun, sand and surf all close to home.
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Surfing at River Jetties, tennis at West Newport Park
This neighborhood’s portion of Newport Beach is about 2 miles long, but its westernmost segment stands out. Nicknamed “River Jetties” for its proximity to the Santa Ana River, this is where surfers can enjoy large swells and fewer crowds. West Newport Park has handball, basketball and tennis courts next to the sand, and beach parking lots are connected via a greenway. Sunset Ridge Park is just north of here with a baseball field, playground, and, as the name implies, sunset views. Boaters are often on the horizon, considering the proximity to Newport Bay and its harbor. “Duffy boats are really popular in Newport,” Hobbs says. “People dock them to shops and restaurants along the peninsula, plus the bigger boats and yachts.” Newport Beach Pier is a busy fishing spot on this eastern part of the beach; Marina Park has a lighthouse slide and harbor views.
Surfers can enjoy large swells and fewer crowds in West Newport Beach.
Marina Park has a lighthouse theme with view of the harbor in West Newport Beach.
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Oceanfront property in Newport Beach
People buy in this neighborhood for beach proximity, and the highest-dollar homes are right on the sand. Mostly on Oceanfront Drive and Seashore Drive, these single and multifamily properties often have contemporary architecture, large square footage and verandas with views of the water. Smaller inland properties start at $2 million, but these waterfront ones max out at $10 million. Toward the neighborhood’s east side, some homes are packed on a small land mass called Newport Island, and others crowd an outcrop called the Lido Peninsula. High-rise condos are near this peninsula and range from $2 million to $6 million. Whatever the home type, lots are typically on less than a tenth of an acre and prioritize verticality over a yard. Flood insurance is recommended since, like the rest of Southern California, this coast can experience high seasonal rainfall.
People buy in West Newport Beach for ocean proximity.
Smaller inland properties start at $2 million in West Newport Beach.
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Local spots off the PCH, waterside events in Lido Marina Village
Local restaurants are just north along the Pacific Coast Highway. Hobbs recommends the omelet and other breakfast platters at Cappy’s Café, a casual spot with a full bar. Spaghetti Bender, a low-key Italian place, is nearby too. Next to River Jetties, The Frog House is an iconic surf shop founded in 1962, and it’s the only one on this segment of the beach. Boutiques and other shops are on the neighborhood’s east side, clustered in Lido Marina Village. This mall also has outdoor dining spaces and harbor views, and it’s close to a Pavilions grocery. The Newport International Boat Show is here every April, garnering 20,000-plus visitors for 200-plus yachts. The Newport Beach Christmas Boat Parade and Ring of Lights is a tradition that started in the early 1900s; boat owners decorate with elaborate displays and cruise them through the harbor.
The Frog House is an iconic surf shop founded in 1962 in West Newport Beach.
Spaghetti Bender, a low-key Italian dinner spot and a favorite of West Newport Beach locals.
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Top-tier education at Newport-Mesa Unified Schools
Schools are a couple of miles from the neighborhood, bikeable from most homes. Newport Elementary is just east on the Balboa Peninsula, while Ensign Intermediate and Newport Harbor High are north of Newport Bay. They all get A ratings from Niche and are in the highly regarded Newport-Mesa Unified School District, where students score higher than Orange County and California averages.
Newport Beach Elementary School is located right on the Balboa Peninsula sand.
Students can take advantage of numerous sports opportunities at Newport Harbor High School.
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Next to the Pacific Coast Highway
Despite West Newport Beach’s sidewalks and bike-friendly roads, most people drive around the region. The Pacific Coast Highway runs along the neighborhood’s north side and can often back up with traffic during rush hour. It follows the ocean, leading west to Huntington Beach and east to Laguna Beach. Orange County Transit Authority operates several bus routes in the area, including the No. 1 along the PCH. Hoag Hospital is just north of the neighborhood. John Wayne Airport is roughly 5 miles north with domestic and international flights.
Pacific Coast Highway runs along the northside of West Newport Beach.
John Wayne Airport offers domestic and international flights roughly 5 miles north of West Newport Beach.
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
Teresa Gorman,
an experienced agent in this neighborhood.
Parks in this Area
Channel Place Park
Basketball
Grills
Picnic Area
38th Street Park
Basketball
Picnic Area
Playground
Sunset Ridge Park
Baseball/Softball
Grills
Picnic Area
West Newport Park
Basketball
Grills
Picnic Area
Lido Park
Transit
Airport
John Wayne/Orange County
11 min drive
Bus
balboa-35th
Bus
balboa-32nd
Bus
balboa-28th
Bus
balboa-41st
Bus
balboa-38th
Bus
Balboa-River
Bus
Coast-Balboa Coves
Crime and Safety
1 - Low Crime, 10 - High Crime
West Newport Beach
US
Homicide
2
4
Sexual Assault
4
4
Assault with Weapon
3
4
Robbery
3
4
Burglary
5
4
Motor Vehicle Theft
4
4
Larceny
5
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in West Newport Beach, Newport Beach sell after 57 days on the market compared to the national average of 47 days. The average sale price for homes in West Newport Beach, Newport Beach over the last 12 months is $4,180,118, down 13% from the average home sale price over the previous 12 months.
Enjoy coastal living with this FULLY REMODELED DUPLEX, located in the highly sought-after Peninsula of Newport Beach. This unique property offers a total of 2,440 square feet and brings together modern luxury and functionality within its intelligently designed open floorplan, promoting an effortless flow of space and light. The lower unit is 1376 sq ft and the top unit is 1064 sq ft. Each
LOCATION. LOCATION. Opportunity awaits!PLEASE NOTE - SQUARE FOOTAGE NOTED ON MLS DOES NOT INCLUDE THE UPSTAIRS UNIT SQUARE FOOTAGE. Awaiting confirmation for that information.Discover coastal living at its finest in this charming TWO UNIT residence located at 3608 Park Lane in the desirable West Newport Beach. Just a couple blocks from Newport's stunning beaches, this darling duplex offers the
Tucked into one of Newport’s most iconic bayfront neighborhoods on the Balboa Peninsula, this thoughtfully newly designed 1-bedroom, 1-bath home offers easy, coastal living with a modern touch. Built in 2023 and meticulously maintained, the space feels open and calm, with soaring ceilings and generous windows that pull in natural light throughout the day.Just steps from the community
Short Term Rental Permit- Located just steps from the Pacific Ocean, 6711 Seashore Drive captures the essence of coastal luxury with breathtaking ocean views. This exceptional property holds a short-term rental permit, offering a rare opportunity for both personal enjoyment and investment potential. Thoughtfully designed, the home features 4 bedrooms, 3.5 bathrooms, and two kitchens, making it
Set directly on the sand with panoramic ocean views, this Coastal transitional beach home provides a rare combination of luxury, ideal layout, and location. A massive beachfront patio with built-in fire pit and covered patio with heaters opens to the main living area through large sliding glass doors, creating a seamless indoor-outdoor flow. Inside, the open-concept great room features a
Vacation rental ready with the City of Newport Beach short-term rental permit, this modern farmhouse property features a 3 bedroom plus den (or 4th bedroom) 3-bathroom front unit and a 3 bedroom, 2 bath back unit. The property has been highly upgraded with white exterior siding, black windows, modern aluminum roofing, front patio and two rooftop decks, making this the perfect investment property.
Experience the ultimate in coastal luxury in this stunning peninsula home, just steps from the beach. Designed for both comfort and entertaining, the gourmet chef's kitchen boasts granite counters, stainless steel appliances, a six-burner stove, double oven, and an oversized eat-in island. The open-concept layout flows seamlessly to a private patio with a built-in barbecue, perfect for hosting
9 Month Rental_Available September 2025_Upper level duplex with a two patios, bright, and airy upper unit, offers 3 large queen bedrooms & 2 full bathrooms. Attached living room sofa bed & balcony offers ocean view. New central a/c! Newly renovated kitchen 2025! On the beach side - no crossing major streets! This property is just a hop, skip, and a quick beach cruiser ride away from shopping,
Don't miss out on this one! Rarely available bright and airy Newport Beach Peninsula 2 Bedroom 1 Bath front home located 1 block from the beach available for a 12-Month lease. Great location, close to the beach and boardwalk, local Newport Beach shops, restaurants, coffee houses, and grocery store. Property features spacious living room, dining area, kitchen with granite counters, upgraded bath
Interested in learning more about homes in this area?
Reach out to
Teresa Gorman,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
6,176
Median Age
40
Population under 18
14.3%
Below the national average
23.8%
Population over 65
19.8%
On par with the national average
19.1%
Finances
Median Household Income
$129,712
Significantly above the national average
$71,702
Average Household Income
$161,705
Education and Workforce
High School Graduates
97.2%
Above the national average
89.1%
College Graduates
59.5%
Significantly above the national average
34.1%
Advanced Degrees
18.9%
% Population in Labor Force
71.6%
Weather
Annual Precipitation
9''
Average Winter Low Temperature
50°F
Average Summer High Temperature
72°F
Annual Snowfall
0''
Area Factors
Bikeable
Bike Score®
62/ 100
Very Walkable
Walk Score®
74/ 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.
