Overview
About Ziani
Ziani is one of the twenty community association areas the City of Newport Beach maps, and the only one the city names for a single association. The Ziani Community Association is registered with the city as a master with no mapped sub-associations beneath it, recorded as gated and active in Council District 7, with Seabreeze Management Company of Aliso Viejo as managing agent on a record last updated September 12, 2019. Two city figures describe its size and they do not agree: the association registry carries 194 residential units, while the city's address layer returns exactly 168 residential addresses inside the polygon. Both are the city's own, and each is given here as its own layer states it.
The plan is unusually legible for a Newport Coast community. The address layer places those 168 addresses 28 to a street across six streets, Altino, Mandria, San Pietro, San Sovino, Saraceno and Talmont, plus the community address at 1 Ziani, every one in zip code 92657. Coastal Peak Park, an 11.17-acre City of Newport Beach park, shares a boundary with the community; the city's facility page lists an athletic field, a ball diamond, a basketball court, benches, a barbecue, picnic tables, play equipment, restrooms, water fountains and a parking lot on it, with a picnic area reservable for 35 people. The city zones nearly all of Ziani's ground under the Newport Ridge Planned Community, PC-53. Newport-Mesa Unified runs Newport Coast Elementary as a TK-6 campus and Corona del Mar Middle and High School as a single 7-12 campus, so students here change schools once, after grade 6.
View available homes in ZianiHistory
How Ziani was built
Newport Coast was county ground the whole time it was being planned and mostly built. The city approved the annexation in 2001 and it took effect on the first day of 2002, and Ziani was laid out immediately afterwards, which makes it one of the few communities up here that has never been anything but a Newport Beach address. The Irvine Community Development Company built it across 20.3 acres at twelve homes to the acre, with JZMK Partners designing it around courtyards and motor courts rather than streets of driveways, and Brookfield selling the 168 homes from 2004. It took two Gold Nugget awards that year, for residential project of the year and best attached community at its density.
The look was borrowed from Tuscan hill towns, gabled, hipped and shed roofs stacked at different heights so the whole thing reads as a village that grew rather than a tract that was built. The six street names carry the theme further and they are worth reading: Altino, Mandria, San Pietro, San Sovino, Saraceno and Talmont. Mandria is Italian for a herd, Saraceno for a Saracen, and Altino was the Roman town on the lagoon whose people fled into the water and settled Torcello.
By the Numbers
Ziani by the numbers
Real Estate
Market snapshot
Real estate snapshot
6 closed sales · 01/01/26 – 08/17/26
| Median sale price | $2,170,000 |
| Median price per sq ft | $1018 |
| Median home size | 2,197 sq ft |
| Median days on market | 16 |
| Sale-to-list ratio | 96.32% |
| Price range | $1,575,000 – $2,825,000 |
| Year built | 2003 – 2004 |
Price range distribution
Share of closed sales by price band
Our Sales
Our recent sales in Ziani
No transaction of ours in this neighborhood yet. The section renders only real transactions.
Lifestyle
The Ziani lifestyle
Schools
Schools serving Ziani
Ziani sits in the Newport-Mesa Unified School District. Newport Coast Elementary, a TK-6 campus enrolling 403 students, serves the community, and from seventh grade students move to Corona del Mar Middle and High School, one campus that carries them through grade 12 with a 96.5% graduation rate. NMUSD adjusts attendance boundaries periodically, so confirm the assignment for a specific address at web.nmusd.us before it matters to an offer.
TK-6 · 403 students
7-12 · 2,117 students
FAQs
Common questions about Ziani
What is Ziani?
A gated community in the Newport Coast hills that the City of Newport Beach maps as its own community association area, one of only twenty in the city and the only one named for a single association. The Ziani Community Association is a master with no sub-associations beneath it, recorded as active and gated in Council District 7. Its streets are Altino, Mandria, San Pietro, San Sovino, Saraceno and Talmont, each carrying 28 addresses, all in zip 92657. Coastal Peak Park, an 11.17-acre city park, shares its boundary.
How many homes are there?
The city publishes two numbers, and they are given separately rather than averaged. The community association registry records 194 residential units. The city's own address layer returns exactly 168 residential addresses inside the Ziani polygon, evenly distributed at 28 to each of the six streets, plus the community address at 1 Ziani. The address count is the more granular measurement and the registry figure is the older one, but both are the city's, so a buyer comparing an assessment or a reserve study against a unit count should confirm which figure that document used.
What has sold in Ziani recently?
Six homes closed between January 1 and August 17 of 2026, four condominiums, one townhome and one recorded as single family, at a median of $2,170,000, or $1,018 a square foot on a median size of 2,197 square feet. Four landed between $2,000,000 and $3,000,000 and two between $1,000,000 and $2,000,000, with a low of $1,575,000 and a high of $2,825,000. Half went into escrow within 16 days and the group closed at 96.3% of list price. A single home stood active as the window closed, which in a community this size is the whole visible supply.
Who manages the association, and what does it cost?
The city's registry names Seabreeze Management Company of Aliso Viejo as the managing agent, on a record the city last updated on September 12, 2019, so the current agent should be confirmed rather than assumed. No assessment amount is published by the city, the association or its manager, and the association keeps no public website, so the monthly cost, the reserve position and the governing documents all come from that address's own disclosure package rather than from anything available in advance.
Which schools serve Ziani?
Newport-Mesa Unified's own directory lists Newport Coast Elementary as a TK-6 campus and Corona del Mar Middle and High School as a single 7-12 campus, and the district's feeder pattern sends Newport Coast Elementary students there, so children change campus once, after grade 6. Newport Coast Elementary enrolls 403 students, with 83% meeting or exceeding the state standard in English and 78% in mathematics. Corona del Mar enrolls 2,117 across grades 7 through 12 and graduated 96.5% of its four-year cohort. Assignment follows the address, so confirm a specific one with the district.