Newport Beach Neighborhoods
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The Last $2 Million Front Door in Newport Beach
By NJ Johnson | Published July 1, 2026
Every buyer who calls me wants three things: detached, a yard, Newport Beach schools. Then they hear the number and start editing the list.
Eastbluff is where you stop editing. As of August 2026, the median sits around $2.19 million against a ZIP median of $3.195 million — roughly 2.4 times cheaper than the Port Streets, four streets and one bridge away. It is the only detached tract in 92660 that still starts with a two.
What you get for it:
1,636 homes on the Upper Newport Bay bench, most one story
Built in the 1960s by two builders — Lusk and Macco
Six floor plans, 1,650 to 2,565 sq ft
Back Bay trails at the end of the block
No gate; no published dues
Eastbluff Elementary at the center of it
What you also get is the flight path. The FAA's SoCal Metroplex rollout in 2017 substantially increased takeoff noise over Eastbluff's homes and schools, and the Eastbluff Homeowners Community Association has kept a standing aviation page ever since. The JWA settlement amendment expires at the end of 2030; the nighttime curfew, 2035.
I don't lead with that to talk anyone out of it. I lead with it because the discount is not free, and buyers who understand what they're trading tend to stay happy. Come stand on Vista del Oro at 7:40 on a weekday morning. But also, take a walk around Back Bay. Grab a bite at Mutt’s. Then decide.