Newport Heights vs. Cliff Haven: Which Newport Beach, CA Neighborhood is Right for You?

When it comes to neighborhoods in Newport Beach, two areas consistently stand out for homebuyers seeking a mix of coastal charm, convenience, and luxury: Newport Heights and Cliff Haven. While both areas are known for their stunning homes and proximity to the beach, they offer distinctly different lifestyles. Newport Heights is an elevated, centrally located neighborhood with panoramic ocean views, while Cliff Haven is a more private and secluded enclave with a close-knit community feel.

If you’re considering buying a home in Newport Beach, this guide will help you compare the real estate options, amenities, and lifestyle of these communities to determine which neighborhood is the best fit for you.

Cliff Haven is an exclusive neighborhood within Newport Beach, known for its limited number of homes and tight-knit community feel. With only 376 homes and a population of approximately 888 residents, Cliff Haven offers a quieter, more secluded atmosphere compared to its neighbor, Newport Heights.

• Exclusivity and Prestige: Cliff Haven is often perceived as more prestigious than Newport Heights due to its limited number of homes and higher property values. Home prices here can be significantly higher than comparable properties in Newport Heights, ranging from $5 million to $14 million.

• Tight-Knit Community: With fewer residents, the neighborhood fosters a strong sense of camaraderie among homeowners. Children frequently play outside, and neighbors often gather for impromptu social events, creating a friendly and welcoming environment.
  
  
• Convenient Shopping and Dining: The neighborhood is close to Westcliff Shopping Center, which offers an array of upscale retail options. Residents can enjoy fine dining at the new and highly regarded Nick’s Newport, shop at stylish houseware boutiques like Open House Gift, or browse fashionable selections at The Red Balloon.
  
  
• Minimal Through Traffic: Since the neighborhood consists only of residential streets such as Saint Andrews, Pirate Road, Snug Harbor, Signal, Kings Road, and Kings Place, most of the traffic comes from residents rather than passersby. This enhances privacy within the community.

• Under the Flight Path: Like nearby Dover Shores, Cliff Haven is located under a flight path, which can result in periodic airplane noise. While many residents adjust to this over time, it may be a consideration for those sensitive to sound disturbances.
  
  
• Higher Price Point: The exclusivity and prestige come at a premium, making Cliff Haven less accessible for budget-conscious buyers. This can limit the pool of potential homeowners who can afford to live in this coveted neighborhood.

Newport Heights, a larger and more bustling neighborhood, is a great option for homebuyers and young professionals looking for a lively atmosphere with more accessibility to bars, restaurants, and community events. With 1,194 homes and a population of 3,332, Newport Heights is known for its walkability and engaging social scene.

• Larger Community with More Housing Options: Newport Heights has over three times the number of homes as Cliff Haven, making it easier to find a property that fits various budgets. The broader selection provides more opportunities for buyers who want to live in Newport Beach but may not be looking for an ultra-exclusive enclave.
  
  
• Entertainment and Dining Options: The neighborhood is close to the popular 17th Street, which is home to a variety of dining and entertainment choices. Residents can easily grab a coffee or take advantage of the weekday happy hour and live music at Miligram Coffee & Kitchen or savor a sweet treat at Sidecar Donuts.
  
  
• Parks and Outdoor Activities: Cliff Drive Park is a beloved community space where residents walk their dogs, meet neighbors, and enjoy outdoor activities overlooking the scenic Newport Harbor. The park also has a rentable space for events such as birthday parties and yoga classes, providing a perfect setting for community engagement.
  
  
• Proximity to Pacific Coast Highway: Newport Heights is conveniently located near Pacific Coast Highway, offering quick access to top-rated dining establishments and nearby attractions. For food lovers, C’est Si Bon Bakery is a local favorite for sandwiches and baked goods, while Starfish Newport offers exceptional sushi and Asian cuisine.
  
  
• Exclusive Waterfront Dining: Residents can also take advantage of The House Newport, a members-only restaurant with a prime waterfront location. Guests can arrive by boat, enjoy high-end dining and drinks, and take part in exclusive events hosted at this one-of-a-kind establishment.

• More Activity and Traffic: Unlike Cliff Haven, which experiences minimal through traffic, Newport Heights’ accessibility means more cars and pedestrians throughout the area. This can make some streets busier, particularly during peak hours or on weekends.
  
  
• Less Prestige Compared to Cliff Haven: While still an upscale neighborhood, Newport Heights does not have the same exclusivity as Cliff Haven. Home prices tend to be lower, making it a more attainable choice for a wider range of buyers but without the same cachet.

Both Newport Heights and Cliff Haven provide access to highly regarded schools that offer rigorous academic programs and strong extracurricular activities. These schools consistently rank well in student performance, making both neighborhoods attractive options for families seeking quality education.

• Horace Ensign Middle School: A well-regarded middle school known for its strong academic curriculum and a wide range of extracurricular activities, including music, athletics, and student leadership programs. The school emphasizes critical thinking and prepares students well for high school and beyond.
  
  
• Newport Harbor High School: A top-performing high school with a strong emphasis on college preparation, offering Advanced Placement (AP) and International Baccalaureate (IB) programs. Students benefit from sports teams, arts programs, and career-focused pathways that prepare them for higher education and future careers.
  
  
• Newport Heights Elementary School: A highly rated elementary school focusing on foundational learning, providing small class sizes, experienced teachers, and an engaging curriculum. The school fosters a strong sense of community among students and parents, making it a desirable choice for young families.

Deciding between Newport Heights and Cliff Haven ultimately depends on individual lifestyle preferences and financial considerations.

• Choose Cliff Haven if you value exclusivity, prestige, and a quiet residential setting with limited traffic. This neighborhood is ideal for those seeking a luxurious and private living experience within a small, close-knit community.
  
  
• Choose Newport Heights if you prefer a dynamic, walkable environment with abundant dining, shopping, and entertainment options. With a larger selection of homes at different price points, Newport Heights appeals to buyers looking for a balance between convenience and coastal charm.

If you are considering making a move to Newport Heights or Cliff Haven, having an experienced real estate professional by your side can make all the difference. Contact Cassie French for expert guidance in finding your dream home in Newport Beach. Whether you are looking for a prestigious retreat or a house in a walkable community, Cassie can help you navigate the local real estate market to help you find the right fit.