2209 Cliff Drive, Newport Beach, CA 92663
2209 Cliff Drive, Newport Beach, CA 92663
Property Description
Best development opportunity on the market in Newport Beach. Set high on the cliff with straight-on ocean and harbor views, this is the kind of vantage point that almost never comes available. No angles, no peeking through rooftops, just wide-open water, boats moving through the harbor, and clear-day views all the way to Catalina Island. The two existing structures are a teardown, which is exactly where the opportunity lives. You’re starting clean on one of the most valuable view lots in the area, surrounded by new high-end builds pushing values higher. Build up and you unlock multiple levels of unobstructed ocean and harbor views, plus a front-row seat to the Newport Beach Christmas Boat Parade. Opportunities with this kind of view, positioning and future value rarely hit the market and are gone quickly.
Features & Amenities
Property Details
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About Newport Heights
This property is located in Newport Heights, a community in Newport Beach. Explore more listings in this neighborhood to compare options and pricing.
View Newport Heights ListingsComparative Market Analysis
Luxury Tier · 5 active · 5 closed
Newport Heights · Newport Beach · Single Family Residence
Listed 3.8% below the median closed sale of $3,900,000. Price per sqft ($832) is a 60% discount to closed comps ($2,095). Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 300 Holmwood Drive | Newport Beach | 1950 | 3 | 2 | 1,586 | 7,215 | $2,333 | $3.70M | 261 | 70 |
| 215 Ocean View | Newport Beach | 1964 | 3 | 2 | 2,264 | 11,400 | $1,634 | $3.70M | 65 | 69 |
| 228 Costa Mesa Street | Costa Mesa | 2026 | 4 | 5 | 3,502 | 7,533 | $1,141 | $4.00M | 47 | 56 |
| 1578 San Bernardino | Costa Mesa | 2004 | 6 | 6 | 4,000 | 7,841 | $825 | $3.30M | 98 | 53 |
| 211 Bay | Newport Beach | 2009 | 3 | 4 | 2,668 | 2,400 | $1,572 | $4.20M | 261 | 52 |
| Total: 5 · Average | 3.8 | 3.8 | 2,804 | 7,277.8 | $1,501 | $3.78M | 146.4 | |||
| Median | 2,668 | $3.70M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2700 Cliff | Newport Beach | 1941 | 09/04/2026 | 2 | 2 | 2,369 | 6,875 | $5.00M | $4.05M | $1,710 | 0.81 | 77 | 82 |
| 425 Tustin Avenue | Newport Beach | 1953 | 06/25/2026 | 5 | 4 | 3,002 | 6,373 | $4.39M | $4.03M | $1,341 | 0.92 | 149 | 77 |
| 415 San Bernardino | Newport Beach | 1941 | 02/17/2026 | 2 | 2 | 1,599 | 5,781 | $3.60M | $3.90M | $2,439 | 1.08 | 32 | 75 |
| 426 El Modena Avenue | Newport Beach | 1955 | 08/31/2026 | 3 | 2 | 1,332 | 9,562 | $3.85M | $3.85M | $2,890 | 1.00 | 25 | 70 |
| 2316 Cliff Drive | Newport Beach | — | 09/04/2026 | 0 | 0 | 0 | 5,625 | $3.45M | $3.55M | $0 | 1.03 | 37 | 61 |
| Total: 5 · Average | 2.4 | 2.0 | 2,075.5 | 6,843.2 | $3.88M | $3.88M | $2,095 | — | 64 | ||||
| Median | 2,369 | $3.90M | $3.90M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.