Unlock the Benefits of Living in Pelican Hill, Newport Beach
Additionally, an affluent neighborhood in Orange County's most coveted coastal community, defined by premium properties and family-focused amenities.
About Pelican Hill in Newport Beach
Pelican Hill stands as Newport Beach's most exclusive residential quarter, where median home values exceed $2 million and 91.8% of properties are owner-occupied. Additionally, the neighborhood caters primarily to affluent families and established professionals, with a median household income of $216,375 and 76% of residents holding bachelor's degrees or higher. Moreover, true to Orange County's coastal character, Pelican Hill prioritizes single-family homes and privacy over walkability, with a walk score of just 4, reflecting the car-dependent nature of Southern California living. The median age of 55.5 and 66.7% married households underscore a stable, long-term community focused on quality of life.
Real Estate Market in Pelican Hill
| Median home price | $2.0M+ |
|---|---|
| Year over year change | Stable |
| Price per sq ft | $850-$1,200 |
| Median rent | $3,474/month |
| Typical days on market | 45-75 days |
| Buyer competition | Fierce |
| Walk Score | 4 |
| Transit Score | 14 |
| Bike Score | 3 |
Additionally, pelican Hill real estate moves at a deliberate pace in this ultra-premium segment. Inventory remains tight, and pricing reflects the neighborhood's exclusivity and proximity to coastal amenities.
Offers in Pelican Hill require substantial earnest money deposits and preapproval from premium lenders. Buyer representation from agents familiar with ultra-high-net-worth transactions is essential. Plan for extended due diligence and inspections, as properties often include custom features and unique architectural elements.
Who Thrives in Pelican Hill
Entry price points in Pelican Hill exceed $2 million, placing the neighborhood beyond reach for most first-time purchasers without substantial capital.
Additionally, established families with school-age children find Pelican Hill ideal, with top-rated schools like Roy O. Andersen Elementary and Newport Coast Elementary nearby, plus amenities like Spyglass Hill Park and San Joaquin Hills Park.
Additionally, rental demand remains steady at median $3,474 per month, and coastal property appreciation historically outpaces broader markets, though transaction frequency is moderate.
Additionally, with 25.8% of residents working from home, Pelican Hill offers spacious estates suited to home offices and abundant broadband infrastructure throughout the neighborhood.
Additionally, the median age of 55.5 reflects a retiree-friendly environment with access to the Oasis Senior Center and medical facilities like MED | LOUNGE and Ocean Hills Dentistry.
Property Types in Pelican Hill
Custom estates and newer construction with ocean views dominate the neighborhood.
Smaller inventory; appeal primarily to downsizing empty-nesters and investors.
Modern builds with smart home features and coastal design command premium pricing.
Living in Pelican Hill, Newport Beach
Daily life in Pelican Hill revolves around upscale dining, coastal recreation, and family-centered community events. Residents enjoy proximity to Five Crowns for fine dining and Fresh Brothers for casual fare, while Gelson's and Bristol Farms supply premium groceries. The neighborhood's low walkability (score of 4) means most errands require a car, but this trade-off affords access to quieter streets, larger properties, and a sense of privacy uncommon in urban areas. Active residents frequent Rooted Soul Movement Pilates, CDM LAGREE, and A7 Personal Training, while families gravitate toward Spyglass Hill Park and Jasmine View Park for weekend outings.
- Five Crowns · 27 min walk
- Fresh Brothers · 29 min walk
- Rose Bakery Cafe · 29 min walk
- El Cholo · 29 min walk
- Domino's · 29 min walk
- Starbucks · 33 min walk
- Starbucks · 37 min walk
- Peet's Coffee · 38 min walk
- Spyglass Hill Park · 23 min walk
- Jasmine View Park · 25 min walk
- San Joaquin Hills Park & Lawn Bowling Center · 26 min walk
- Grant Howald Park · 28 min walk
- Gelson's · 28 min walk
- Mothers Market · 33 min walk
- Pavillions · 35 min walk
- Bristol Farms · 36 min walk
- Oasis Senior Center · 24 min walk
- CDM LAGREE · 34 min walk
- A7 Personal Training · 36 min walk
- Rooted Soul Movement Pilates · 36 min walk
- Living Fitness · 37 min walk
- New Port Theatre · 33 min walk
Annual events: Newport Beach Holiday Parade, Balboa Bay Regatta, Orange County Fair (summer), coastal cleanup initiatives
Schools Near Pelican Hill, Newport Beach
Pelican Hill benefits from some of Orange County's highest-performing public schools, with Roy O. Additionally, andersen Elementary (score 87) and Newport Coast Elementary (score 81) anchoring the elementary tier. Private options like Harbor Day School offer boutique K-8 education for families prioritizing smaller class sizes.
Elementary Schools
School Score 87 with 85% math and 89% reading proficiency
Proximitii 2026School Score 81 with 81% math and 81% reading proficiency
Proximitii 2026School Score 80 with 78% math and 82% reading proficiency
Proximitii 2026School Score 66 with 63% math and 69% reading proficiency
Proximitii 2026Private Schools Nearby
- Harbor Day School (KG-8) — 17-minute walk
Feeder pattern: Most students transition from elementary schools to Newport Beach public middle and high schools, creating a cohesive K-12 pathway.
Source: Proximitii 2026
Commute from Pelican Hill
Pelican Hill's car-dependent infrastructure (67.6% drive to work) reflects Orange County's sprawling geography. Despite low transit scores, the neighborhood offers straightforward freeway access for commuters heading inland or north.
Additionally, coast Transit operates local routes, but service is limited; most residents rely on personal vehicles or rideshare for daily mobility.
Neighborhoods Near Pelican Hill
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Frequently Asked Questions about Pelican Hill
What is the average home price in Pelican Hill, Newport Beach?
The median home value in Pelican Hill exceeds $2.0 million, with the neighborhood consistently ranking among Orange County's priciest ZIP codes. Single-family estates typically range from $1.8 million to $5.0 million or more, depending on lot size, ocean views, and construction age. Additionally, newer builds and premium locations command top-tier pricing. Buyers should expect to invest significantly in inspections and custom renovation planning.
Is Pelican Hill a good place to live?
Pelican Hill is an excellent choice for affluent families and retirees seeking privacy, coastal access, and top-rated schools. Additionally, with 91.8% owner occupancy and a median household income of $216,375, the neighborhood attracts educated professionals who value stability and long-term community ties. The primary trade-off is limited walkability (score 4) and car-dependent daily life, which suits many residents but may frustrate those seeking urban convenience.
What schools serve Pelican Hill?
Roy O. Andersen Elementary (score 87, K-6) and Newport Coast Elementary (score 81, K-6) are the top-rated public options, with Harbor View Elementary (score 80) also serving the area. Additionally, for private education, Harbor Day School offers a K-8 program for families prioritizing smaller enrollments. All schools maintain strong academic records and draw from the affluent, highly educated resident base.
Is Pelican Hill safe?
Pelican Hill ranks among Newport Beach's safest neighborhoods, with low crime rates and strong police presence including Newport Beach Fire Station 5 nearby. Additionally, the neighborhood's gated community model, vigilant resident associations, and high homeowner engagement contribute to a secure living environment. Poverty rates sit at just 7.5%, and the cohesive, established demographic creates a stable, watch-oriented community.
Who should consider moving to Pelican Hill?
Established families with school-age children, affluent retirees, remote workers seeking large estates, and high-income professionals thrive in Pelican Hill. The neighborhood is not ideal for first-time homebuyers, young couples on modest budgets, or those who prioritize walkable urban living. If you value privacy, top schools, coastal access, and can afford $2 million or more, Pelican Hill warrants serious consideration.
What amenities and dining options are near Pelican Hill?
Nearby dining ranges from fine-casual at Five Crowns to casual family fare at Fresh Brothers and Rose Bakery Cafe. Grocery shopping is convenient via Gelson's and Bristol Farms, while fitness enthusiasts enjoy Rooted Soul Movement Pilates and CDM LAGREE. Spyglass Hill Park and San Joaquin Hills Park provide outdoor recreation, and retail shops like Blooms and Ace Hardware round out daily convenience.
Where this Pelican Hill data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
Find Your Dream Home in Pelican Hill
Additionally, work with a Ficustree agent experienced in ultra-premium Newport Beach transactions to navigate this exclusive market with confidence.
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