Overview
About Eastbluff
Eastbluff occupies the mesa on the east side of Upper Newport Bay, and the association describes vistas running across the water from Palos Verdes in the west to Saddleback Mountain in the east. The Eastbluff Homeowners Community Association covers 460 single-family homes, 463 residential units on the city's record, not gated, in Council District 4, and it keeps Blue Heron Park at 2615 Basswood Street private for residents and their accompanied guests, sunrise to dusk daily, with a resident-built Little Free Library on it. The city maps nine separate associations across its wider Eastbluff area, the largest of them the Bluffs Homeowners Community Association at 650 units, so the association a specific address answers to is worth establishing early.
The village plan carried its own retail and school sites from the start. Eastbluff Village Center at 2400 to 2555 Eastbluff Drive holds 73,033 square feet of leasable space and 343 parking stalls, anchored by a Ralphs Fresh Fare and a CVS. One city park sits inside the area, Eastbluff Park and Boys and Girls Club at 13.2 acres, and the Upper Newport Bay Ecological Reserve protects 752 acres of salt marsh, mudflat and estuary below the bluffs, with the Newport Back Bay Loop Trail at the neighborhood's edge. Two Newport-Mesa Unified campuses stand inside the village: Eastbluff Elementary at 2627 Vista del Oro, whose attendance area feeds Corona del Mar Middle and High School at 2101 Eastbluff Drive, one campus for grades 7 through 12.
View available homes in EastbluffHistory
How Eastbluff was built
Eastbluff is where the Irvine Company stopped being a farming operation and became a city builder. The ranch had been assembled from three Mexican land grants beginning in 1864 and incorporated in 1894, and for two thirds of a century it grew lima beans and ran cattle. In 1960 the company hired the architect William Pereira to draw a master plan for the whole 93,000 acres, and in 1964 it opened its first residential village on 619 acres of mesa above Upper Newport Bay. That village is Eastbluff, and everything the company built afterwards, including the villages of the city of Irvine, is descended from what it learned here.
The plan is the point. Rather than a grid of lots sold off to whoever wanted one, Eastbluff was laid out whole, with a community park, schools, a retail center and a church written into it from the start, and greenbelts threaded between the houses instead of pushed to the edges. Most of the mesa went down quickly in the mid 1960s and the wider area kept filling in for another fifteen years, but it reads as one continuous idea rather than a patchwork because it was drawn as one.
By the Numbers
Eastbluff by the numbers
Real Estate
Market snapshot
Real estate snapshot
11 closed sales · 01/01/26 – 08/17/26
| Median sale price | $3,650,000 |
| Median price per sq ft | $1605 |
| Median home size | 2,364 sq ft |
| Median days on market | 6 |
| Sale-to-list ratio | 96.4% |
| Price range | $3,280,000 – $5,275,000 |
| Year built | 1964 – 1984 |
Price range distribution
Share of closed sales by price band
Our Sales
Our recent sales in Eastbluff
No transaction of ours in this neighborhood yet. The section renders only real transactions.
Lifestyle
The Eastbluff lifestyle
Schools
Schools serving Eastbluff
Two Newport-Mesa Unified campuses sit inside the neighborhood. Eastbluff Elementary at 2627 Vista del Oro enrolls 346 students from transitional kindergarten through sixth grade, and its attendance area feeds Corona del Mar Middle and High School, a single campus for grades 7 through 12 at 2101 Eastbluff Drive. There is no separate middle school in this pipeline; grades 7 and 8 are taught on the Corona del Mar campus. Newport-Mesa adjusts boundaries periodically, so confirm the assignment for a specific address with the district's school locator before it matters to an offer.
TK-6 · 346 students
7-12 · 2,117 students
FAQs
Common questions about Eastbluff
What does a home in Eastbluff sell for?
Eleven homes closed between January 1 and August 17 of 2026, every one a detached single family house, at a median of $3,650,000, or $1,605 a square foot on a median size of 2,364 square feet. Ten of the eleven landed between $3,000,000 and $5,000,000 and one above $5,000,000, with a low of $3,280,000 and a high of $5,275,000. Half went into escrow within 6 days, yet the group closed at 96.4% of list price, so homes move quickly here while buyers still negotiate on the asking number. Two homes stood active on August 17.
Which association covers my address?
Nine of them share the city's Eastbluff area, so the answer is address-specific. The Eastbluff Homeowners Community Association carries 463 residential units on the city's record, is not gated, and is managed by Tritz Professional Management Services from 1525 E. 17th Street in Santa Ana. Beside it the city maps the Bluffs Homeowners Community Association at 650 units, North Bluff Bayview at 229, North Bluff Park at 217, Eastbluff Apartment Owners at 216, Plaza Homeowners at 132, North Bluff Villa at 67, Villa Granada at 34 and Entrada at 14. Assessments here are billed annually and no amount is published, so the figure comes from that address's own documents.
Can I change the outside of my house?
Not without written approval first. The association's CC&Rs require Architectural Review approval before any exterior improvement begins, and applications run through Tritz Professional Management Services rather than through the board directly. That makes the review calendar the thing to plan a renovation timeline around, and it applies to work a buyer may be assuming is routine, so the approval status of anything already built or in progress is worth confirming before an offer is written.
What parks and open space are close by?
Blue Heron Park at 2615 Basswood Street is the association's own, open to residents and their accompanied guests from sunrise to dusk daily, with a resident-built Little Free Library registered with LittleFreeLibrary.org. Eastbluff Park and the Boys and Girls Club sit on 13.2 acres of city land inside the area, the only city park polygon that falls within it. Below the bluffs the Upper Newport Bay Ecological Reserve protects 752 acres of salt marsh, mudflat and estuary habitat, and the association names the Newport Back Bay Loop Trail among the recreation in the neighborhood's immediate reach.
Which schools serve Eastbluff?
Two Newport-Mesa Unified campuses sit inside the neighborhood. Eastbluff Elementary at 2627 Vista del Oro enrolls 346 students from transitional kindergarten through sixth grade, with 64% meeting or exceeding standard in English and 61% in math, and the district's own boundary polygons show its attendance area feeding Corona del Mar Middle and High School at 100% of its area. Corona del Mar, at 2101 Eastbluff Drive, is a single campus of 2,117 students for grades 7 through 12 with a 96.5% graduation rate, so there is no separate middle school in this pipeline.