Broadmoor, Newport Beach: Luxury Living in Orange County's Most Coveted Neighborhood
Additionally, an affluent enclave in Newport Beach marked by exceptional schools, premium real estate, and an active lifestyle community.
About Broadmoor in Newport Beach
Broadmoor ranks among Newport Beach's most prestigious addresses, defined by luxury single-family homes averaging $2 million and an exceptionally educated, affluent resident base. Additionally, the neighborhood attracts established families and successful professionals seeking a mature community with strong schools, excellent walkability for a car-dependent area, and robust access to fine dining and fitness amenities. With a median household income of $226,528 and 65.6% of residents holding bachelor's degrees, Broadmoor appeals to buyers prioritizing quality of life, investment stability, and neighborhood cohesion over urban convenience.
Real Estate Market in Broadmoor
| Median home price | $2.0M |
|---|---|
| Year over year change | Stable |
| Price per sq ft | $1,100 to $1,400 |
| Median rent | $3,501 |
| Typical days on market | 25 to 40 |
| Buyer competition | Fierce |
| Walk Score | 61 |
| Transit Score | 41 |
| Bike Score | 63 |
Additionally, broadmoor real estate commands top-tier pricing reflecting its status as one of Newport Beach's most exclusive neighborhoods. The median home value of $2 million underscores strong demand from high-net-worth buyers seeking established luxury properties.
Competition for Broadmoor homes is intense; expect multiple offers and priced-to-market conditions. Additionally, working with a local agent familiar with the neighborhood's micro-markets is essential. Cash offers or strong pre-approval letters strengthen competitiveness.
Who Thrives in Broadmoor
Entry-level pricing in Broadmoor begins at $1.8M, placing it beyond most first-time buyer budgets; however, some attached properties and non-premium lots may appeal to wealthy newcomers.
Roy O. Andersen Elementary (87 rating) and Harbor View Elementary (80 rating) anchor a top-tier school feeder system; the neighborhood's 11.9% child population and 52.7% married household rate reflect its family-centric culture.
Additionally, broadmoor's 78.6% owner-occupancy rate and $2M median value ensure stable, long-term appreciation; rental demand is moderate at $3,501 median, limiting short-term cash-flow appeal.
Additionally, with 33.1% of residents working from home and excellent broadband infrastructure, Broadmoor suits remote professionals seeking a premium, quieter work environment outside a downtown office.
Additionally, the neighborhood's median age of 60.9 and proximity to Oasis Senior Center, healthcare specialists, and leisure amenities make Broadmoor ideal for affluent empty-nesters seeking active retirement living.
Property Types in Broadmoor
Additionally, the dominant property type; most homes sit on large lots with ocean or canyon views and premium finishes.
Lower-entry luxury options; less common but offer efficiency and shared amenity access.
Additionally, frequent teardowns and modern luxury rebuilds reflect demand for contemporary finishes in an established neighborhood.
Living in Broadmoor, Newport Beach
Daily life in Broadmoor centers on upscale amenities and leisure. Additionally, residents enjoy walkable access to Peet's Coffee, Farmhouse restaurant, and Whole Foods Market via the neighborhood's 61 walk score. Fitness options include CorePower Yoga, CDM LAGREE, and Rooted Soul Movement Pilates. The nearby Civic Center Park and San Joaquin Hills Park provide outdoor recreation, while The LOT and Edwards Big Newport 6 cinema deliver entertainment. The community's active lifestyle score of 10 reflects robust participation in clubs, events, and organized activities.
- Farmhouse · 8 min walk
- Fresh Brothers · 8 min walk
- Acai Republic · 11 min walk
- Gulfstream · 11 min walk
- Tommy Bahama · 11 min walk
- Peet's Coffee · 12 min walk
- Starbucks · 14 min walk
- Happy Lemon · 15 min walk
- Barnes & Noble Cafe · 15 min walk
- Starbucks · 17 min walk
- Civic Center Park · 5 min walk
- San Joaquin Hills Park & Lawn Bowling Center · 6 min walk
- Jasmine View Park · 12 min walk
- Harbor View Nature Park · 14 min walk
- Grant Howald Park · 14 min walk
- Gelson's · 9 min walk
- Bristol Farms · 9 min walk
- Whole Foods Market · 15 min walk
- Mothers Market · 21 min walk
- Olive Oil and Beyond · 32 min walk
- CDM LAGREE · 13 min walk
- A7 Personal Training · 14 min walk
- Rooted Soul Movement Pilates · 14 min walk
- Oasis Senior Center · 17 min walk
- CorePower Yoga · 18 min walk
- Edwards Big Newport 6 · 10 min walk
- Lahaina Galleries · 17 min walk
- The LOT · 17 min walk
- New Port Theatre · 18 min walk
Annual events: Newport Beach Wine Auction, Fashion Island summer concerts, Balboa Bay Club regattas, community book clubs and charity galas hosted throughout the year
Schools Near Broadmoor, Newport Beach
Broadmoor's school performance significantly exceeds Newport Beach and California averages, attracting families prioritizing education. Roy O. Andersen Elementary earns an exceptional 87 rating, while Harbor View Elementary achieves an 80 rating, both serving kindergarten through sixth grade.
Elementary Schools
School Score 87 with 85% math and 89% 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) — 18-minute walk
Feeder pattern: Broadmoor feeds into top Newport-Mesa Unified School District schools, with strong progression through middle and high school options serving the broader coastal area.
Source: Proximitii 2026
Commute from Broadmoor
Additionally, broadmoor residents enjoy convenient access to Newport Beach's job centers and regional destinations, though car dependency remains high at 56.4% of commuters. The neighborhood's transit score of 41 reflects limited public transportation, typical for coastal Orange County.
Additionally, the San Miguel-Macarthur and Avocado-Civic Center bus stops provide limited public transit; most residents rely on personal vehicles for daily commuting.
Neighborhoods Near Broadmoor
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Frequently Asked Questions about Broadmoor
What is the average home price in Broadmoor, Newport Beach?
The median home value in Broadmoor is $2.0 million, reflecting its status as one of Newport Beach's most exclusive neighborhoods. Additionally, prices range from approximately $1.8 million for smaller attached properties to $5 million or more for premier oceanview estates. The high median reflects consistent demand from affluent buyers seeking established luxury in an accomplished community.
Is Broadmoor a good neighborhood to live in?
Yes, Broadmoor offers an excellent quality of life for affluent families and professionals. Additionally, the neighborhood combines top-rated schools (Roy O. Moreover, andersen Elementary scores 87), strong walkability (walk score of 61), exceptional fitness and dining amenities, and an educated, stable resident base. It is best suited for buyers valuing school quality, community cohesion, and investment stability over urban convenience.
What are the best schools in Broadmoor?
Roy O. Additionally, andersen Elementary (rating 87, KG-6) and Harbor View Elementary (rating 80, KG-6) are the neighborhood's anchor public schools, both exceeding state and county averages. Moreover, harbor Day School provides a private option for K-8 students. The neighborhood's feeder pattern ensures strong progression through Newport-Mesa Unified's middle and high schools.
Is Broadmoor safe?
Broadmoor is considered one of Newport Beach's safest neighborhoods, with a poverty rate of only 4.5% and a median household income of $226,528. Additionally, the affluent, stable resident base and active community engagement contribute to low crime rates. Newport Beach Police maintain a strong presence throughout coastal neighborhoods including Broadmoor.
Who should consider moving to Broadmoor?
Additionally, broadmoor suits affluent families prioritizing excellent schools, retirees seeking upscale active communities, remote workers desiring premium suburban settings, and investors seeking stable long-term appreciation. The neighborhood's 52.7% married household rate and median age of 60.9 reflect a mature, family-oriented population.
What amenities and dining options are available in Broadmoor?
Residents enjoy upscale dining at Farmhouse, Fresh Brothers, and Tommy Bahama, specialty grocers including Bristol Farms and Whole Foods Market, and coffee at Peet's Coffee. Fitness amenities span CorePower Yoga, CDM LAGREE, and Rooted Soul Movement Pilates. Civic Center Park and San Joaquin Hills Park provide recreation, while The LOT and Edwards Big Newport 6 offer shopping and entertainment.
Where this Broadmoor 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 Home in Broadmoor Today
Additionally, connect with a local Broadmoor real estate specialist to explore available listings and navigate this competitive luxury market.
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