Overview
About The Bluffs
The Bluffs occupies 150 gently rolling acres on the bluff above Upper Newport Bay, and more than 125 of them are open space: greenbelts, footpaths, thousands of trees and a reflection pond, with access down to the Upper Newport Bay Ecological Reserve. The City of Newport Beach records the Bluffs Homeowners Community Association at 650 residential units, not gated, one of the nine associations it maps inside its Eastbluff area. The association keeps its own office inside the community at 2414 Vista del Oro, open Monday through Friday from 8:30 a.m. to 5:00 p.m., with Keystone Pacific Property Management running the day-to-day operation, and its rules bite on ordinary things: a driveway parking permit requires at least one vehicle designated in the garage.
The open land below is the community's real amenity. The Upper Newport Bay Nature Preserve and Ecological Reserve together hold roughly 1,000 acres, the preserve at about 135 acres under OC Parks and the reserve at 752 under the Department of Fish and Wildlife, with the Peter and Mary Muth Interpretive Center among them and the trails used by birders, joggers, cyclists, hikers and riders. Eastbluff Park, 13.2 acres of city land shared with a Boys and Girls Club, sits beside the community inside the same city area. The association names both of the neighborhood's schools as within walking distance: Eastbluff Elementary at 2627 Vista del Oro, and then Corona del Mar Middle and High School, one continuous campus for grades 7 through 12.
View available homes in The BluffsHistory
How The Bluffs was built
The Bluffs was not built on bluffs. The 300 acres beside Upper Newport Bay were flat, and they had spent the war years as the Palisades Naval Landing Field, in service from 1942 to 1951. When George Holstein and Sons took the ground on in 1964 and 1965 they scooped out more than a million and a half cubic yards of earth, at a cost of over a million dollars, to make the valleys and rises the houses now sit on. Everything a resident here calls a view was manufactured on purpose.
Holstein wanted a European sea village and planned for as many as 1,600 homes, opening at twenty eight thousand dollars. Richard Leitch was the architect. The advertised package went further than the houses: maid service, linen service, babysitting and full property management were all part of the pitch, and none of them ever happened. What did happen was the shared ground, and it is what people still buy for. Front yards, parks, green areas, pools and planting are maintained for the whole community rather than lot by lot, so the place has a continuous landscape instead of a run of separate gardens.
By the Numbers
The Bluffs by the numbers
Real Estate
Market snapshot
Real estate snapshot
26 closed sales · 01/01/26 – 08/17/26
| Median sale price | $2,015,000 |
| Median price per sq ft | $1152 |
| Median home size | 1,829 sq ft |
| Median days on market | 18 |
| Sale-to-list ratio | 97.5% |
| Price range | $1,250,000 – $3,224,200 |
| Year built | 1964 – 1979 |
Price range distribution
Share of closed sales by price band
Our Sales
Our recent sales in The Bluffs
No transaction of ours in this neighborhood yet. The section renders only real transactions.
Lifestyle
The The Bluffs lifestyle
Schools
Schools serving The Bluffs
Two campuses serve The Bluffs, and the association's own site names both as within walking distance. Eastbluff Elementary at 2627 Vista del Oro enrolls 346 students in transitional kindergarten through grade 6. From there the assignment runs to Corona del Mar Middle and High School, one continuous 7-12 campus of 2,117 students on Eastbluff Drive, so this pipeline has no separate middle school. Newport-Mesa Unified adjusts boundaries periodically; confirm the assignment for a specific address with the district's school locator at web.nmusd.us.
TK-6 · 346 students
7-12 · 2,117 students
FAQs
Common questions about The Bluffs
What does a home in The Bluffs sell for?
Twenty-six homes closed between January 1 and August 17 of 2026, at a median of $2,015,000, or $1,152 a square foot on a median size of 1,829 square feet. Half of them landed between $1,000,000 and $2,000,000, eleven between $2,000,000 and $3,000,000 and two above $3,000,000, with a low of $1,250,000 and a high of $3,224,200. Half went into escrow within 18 days and the group closed at 97.5% of list price. Ten homes stood active at a median asking price of $1,909,000.
Is The Bluffs mostly single family homes?
Mostly, but the attached product is a real share of it. Of the 26 closings, 18 were detached single family homes, seven were townhomes and one was a condominium. On the MLS the community records under two subdivision names, Bluffs Original and Bluffs Homes on the Bay, with a few closings in the adjacent Bluffs Plaza area, so a comparable pulled under one name may not describe the same product as the subject. The city's record carries 650 residential units under the single association.
When was The Bluffs built, and by whom?
George Holstein & Sons developed the 300-acre parcel in 1964 and 1965 on the flat Eastbluff portion of the Irvine Ranch, with Richard Leitch as architect and Jack Raub & Associates as engineers, anticipating 1,600 units. The county recorded the association's ten subdivision maps between March 2, 1964 and July 18, 1968, all surveyed by William J. Frost. Before any of that the ground was the Palisades Naval Landing Field, a World War II satellite airfield for the Los Alamitos Navy Flight Training Station, built in 1942 and active until 1951.
What is the open space like?
More than 125 of the community's 150 acres are open space by the association's own count: greenbelts threading between the homes, footpaths, thousands of trees and a reflection pond. Below the bluff, the Upper Newport Bay Nature Preserve and Ecological Reserve hold roughly 1,000 acres between them, about 135 acres of preserve under OC Parks and 752 acres of reserve under the Department of Fish and Wildlife, with the Peter and Mary Muth Interpretive Center on the preserve. Eastbluff Park adds 13.2 acres of city land beside the community, shared with a Boys and Girls Club.
Which schools serve The Bluffs?
Two campuses, and the association's own site names both as within walking distance. Eastbluff Elementary at 2627 Vista del Oro enrolls 346 students in transitional kindergarten through grade 6, with 64% meeting or exceeding standard in English and 61% in math. From there the assignment runs to Corona del Mar Middle and High School at 2101 Eastbluff Drive, one continuous campus of 2,117 students for grades 7 through 12 with a 96.5% graduation rate, so there is no separate middle school move.