Unlock the Benefits of Living in Campobello, Newport Beach, California
Additionally, A gated neighborhood in the coastal hills of Newport Beach, Campobello delivers affluent family living with strong schools and premium amenities.
About Campobello in Newport Beach
Campobello is an exclusive gated neighborhood in the rolling hills of Newport Beach, California, designed for affluent families and established professionals seeking privacy and top-tier education. Additionally, with a median home value of $1.7 million and 87% owner occupancy, this community attracts married couples, many with children, and older empty-nesters who value quality schools and strong household income. The neighborhood's walk score of 13 reflects its car-dependent character, but that trade-off comes with a highly educated population (70.5% hold bachelor's degrees), exceptional safety, and proximity to renowned schools like Sage Hill.
Real Estate Market in Campobello
| Median home price | $1.7m |
|---|---|
| Year over year change | +3% to +5% |
| Price per sq ft | $850 to $950 |
| Median rent | $2,900 to $3,200 |
| Typical days on market | 25 to 40 days |
| Buyer competition | Moderate |
| Walk Score | 13 |
| Transit Score | |
| Bike Score | 12 |
Additionally, campobello commands one of Orange County's highest price points, with homes consistently above $1.6 million. The neighborhood's 87% owner occupancy and strong household income of $168,217 underscore its desirability among established buyers.
Competition in Campobello is selective but intense among qualified buyers. Properties often receive multiple offers within the first two weeks. Expect to offer at list price or above, with strong proof of funds and minimal contingencies critical to winning in this market segment.
Who Thrives in Campobello
The $1.7 million entry price point excludes most first-time buyers; only well-capitalized young professionals with substantial down payments can compete here.
Additionally, campobello is purpose-built for families: 40% of the neighborhood has children, top-ranked schools (Newport Coast Elementary, Sage Hill), and gated security appeal to parents seeking established communities.
Additionally, rental demand exists but is limited by the neighborhood's premium positioning; low rental yields and high acquisition costs make Campobello a lifestyle purchase, not an investment play.
Additionally, with 65% of residents working from home and excellent broadband infrastructure, remote workers thrive in Campobello's quiet, professional environment and can avoid car dependency on workdays.
Additionally, the median age of 55.5 reflects an older demographic; retirees appreciate the gated security, low-maintenance newer construction, and proximity to quality healthcare like Ocean Hills Dentistry.
Property Types in Campobello
Additionally, newer construction and custom homes dominate; most built within the last 15 to 20 years with modern finishes and smart-home integration.
Limited inventory; low-density townhomes in prime locations near the community center appeal to downsizers.
Active new home developments; buyers often choose spec homes and semi-custom builds to avoid existing-home competition.
Living in Campobello, Newport Beach
Daily life in Campobello centers on the gated community's private amenities, top-rated schools, and the short drive to dining and shopping in Newport Center. Additionally, residents enjoy access to Coastal Peak Park for hiking and outdoor recreation, and local favorites like Zov's Restaurant and Newport Fusion Sushi offer convenient dining without leaving the immediate area. The neighborhood's car dependency is offset by excellent road infrastructure, minimal traffic congestion within the gates, and a culture of established, affluent families who prioritize privacy and quality of life over walkability.
- Sharky's Woodfired Mexican Gill · 12 min walk
- Zov's Restaurant · 12 min walk
- First Class Pizza · 12 min walk
- Newport Fusion Sushi · 13 min walk
- Mustard Cafe · 13 min walk
- Starbucks · 13 min walk
- Coastal Peak Park · 22 min walk
- Pavillions · 14 min walk
- Living Fitness · 13 min walk
Annual events: Newport Beach holiday parades, community school fundraisers at Newport Coast Elementary and Sage Hill, seasonal farmers markets at Newport Center
Schools Near Campobello, Newport Beach
Education is a cornerstone of Campobello's appeal, with proximity to top-performing public and private schools. Newport Coast Elementary (K-6, rating 81) serves the younger demographics, while Sage Hill School (9-12) attracts families seeking premier secondary education within 10 minutes of the neighborhood.
Elementary Schools
School Score 81 with 81% math and 81% reading proficiency
Proximitii 2026Private Schools Nearby
- Sage Hill School (9-12) — 22-minute walk
Feeder pattern: Campobello families typically transition from Newport Coast Elementary to Sage Hill School, creating a cohesive educational community that spans elementary through high school.
Source: Proximitii 2026
Commute from Campobello
Additionally, campobello's location in Newport Beach's northern hills requires a car for nearly all commutes, but proximity to major employment centers in Irvine and Orange County makes commuting straightforward for most residents. The neighborhood's car-dependent character (walk score 13, transit score 0) is accepted by residents who value seclusion and school quality over public transportation access.
Additionally, public transit is minimal; OCTA local bus service is available but rarely used by residents. Most commuters rely on personal vehicles or carpool arrangements.
Neighborhoods Near Campobello
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Frequently Asked Questions about Campobello
What is the average home price in Campobello, Newport Beach?
The median home price in Campobello is approximately $1.7 million, with homes ranging from $1.5 million to $2.5 million depending on size, age, and finishes. Prices per square foot typically run $850 to $950, reflecting the neighborhood's premium positioning within Orange County. Additionally, year-over-year appreciation has averaged 3% to 5%, consistent with broader coastal Orange County trends. These price points attract affluent, established buyers and families with substantial equity or income.
Is Campobello a good neighborhood to live in?
Campobello is an excellent neighborhood for families and remote workers who value top schools, gated security, and a quiet, affluent community. Additionally, with 87% owner occupancy, a median household income of $168,217, and 70.5% of residents holding bachelor's degrees, the neighborhood attracts educated, financially stable households. Moreover, the primary trade-off is car dependency (walk score 13); daily life requires a vehicle for shopping, dining, and most errands. If you prioritize education, privacy, and community stability over walkability, Campobello delivers strong returns on your investment.
What schools serve Campobello, Newport Beach?
Newport Coast Elementary (rating 81, K-6) is the primary feeder school and is located within the immediate area, serving most neighborhood families. For secondary education, students typically attend Sage Hill School (9-12), a highly regarded private institution about 10 minutes away. Both schools maintain strong academic records and attract families seeking top-tier education. Newport Coast Preschool also operates nearby for younger children and families seeking early childhood programs.
Is Campobello safe?
Yes, Campobello is one of Orange County's safest neighborhoods. Additionally, the gated community design, resident security infrastructure, and affluent demographic (poverty rate 2.7%) combine to create a secure environment. The neighborhood's 72.8% married-couple household rate and high owner-occupancy reflect residential stability. Newport Beach overall maintains above-average public safety statistics, and Campobello's gated status adds an additional layer of access control appreciated by families and security-conscious buyers.
Who is Campobello best suited for?
Campobello is ideal for affluent families with school-age children, established professionals, remote workers, and retirees seeking privacy and community stability. Additionally, the $1.7 million median price point targets buyers with substantial equity or household income of $150,000 or more. First-time homebuyers typically cannot compete; investors find low rental yields limiting. The neighborhood suits those willing to accept car dependency in exchange for top schools, security, and an educated, stable community.
What dining and shopping options are near Campobello?
The neighborhood benefits from proximity to Newport Center and local favorites including Zov's Restaurant, Newport Fusion Sushi, Sharky's Woodfired Mexican Grill, and First Class Pizza. Pavillions grocery store serves day-to-day needs, while Starbucks and Mustard Cafe provide quick coffee and casual dining. Retail options include Eyesite, Happy Nails, and Newport Beauty Salon. Most amenities are within 10 to 15 minutes by car, making Campobello convenient despite its low walkability score.
Where this Campobello 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.
Explore Homes in Campobello Today
Additionally, connect with a Newport Beach real estate specialist to view available properties, understand market conditions, and develop an offer strategy tailored to this exclusive community.
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