Sammy Veicer opens his presentation of Newport Beach with a line that gives the measure of the city: "Today, two million dollars in Newport Beach isn't a lot of money." It's one of the most expensive cities on the Orange County coast — and, even for those who don't plan to buy there, he recommends a visit.

The city

Sammy estimates the population at around 80,000; the 2020 Census counted 85,239. The city is built around Newport Harbor, with residential islands, marinas and beaches. Some names visitors and buyers will hear:

• Balboa Island, a residential island in the harbor, famous for its waterfront walk and small shops — one of the spots visitors seek out most, Sammy notes;
• Balboa Peninsula, the beach strip with the Newport and Balboa piers;
• Corona del Mar, which, as Sammy is careful to clarify, isn't a separate city, but an area of Newport Beach, known for its cove beaches and small commercial village;
• Fashion Island, the open-air mall he cites as one of the best known in the region.

The city is also known for its share of famous residents and as a weekend destination for people who live across Southern California.

How much it costs

The figures Sammy cited during the April 2026 recording:

• with a little over $2 million, you can buy a property further from the water — not close to the coast;
• houses at $5 million, $6 million, $8 million or $10 million are found "easily."

And there's little room left to grow. According to him, the city has practically no more space to build, and the only way is up — within the height limits coastal cities impose and the rules of the California Coastal Commission for coastal construction.

Prices cited reflect the agent's assessment at the time of recording and change quickly; confirm current values.

The overflow into Costa Mesa

The most interesting part of the presentation, for anyone considering living in the area, is what happened to neighboring Costa Mesa, a city a bit further inland. Sammy says that for a long time, it wasn't seen as a "fancy" or desirable city, and living there was associated with lower income than living in Newport Beach.

With Newport Beach out of space, people started moving to Costa Mesa, the city's values rose, and it began to be informally called "Newport Mesa." The name has a concrete basis: both cities are served by the same public school district, the Newport-Mesa Unified School District — one of the factors that helps explain why demand overflowed from one city into the other.

Who Newport Beach makes sense for

• Anyone seeking high-end coastal living in Orange County, with a harbor, beach and boating lifestyle.
• Anyone working in Irvine or the county's central job hubs, just minutes away.
• Anyone with a multi-million-dollar budget — or looking for a nearby alternative in Costa Mesa.

For properties near the water, coastal-specific issues come into play: insurance, flood and erosion risk in lower-lying areas, renovation rules within the coastal zone and, in some cases, land lease arrangements in specific communities. These are points to verify property by property.

Sources and verification

• U.S. Census Bureau — 2020 Census: population of 85,239 in Newport Beach.
• City of Newport Beach — city areas, including Corona del Mar, Balboa Island and Balboa Peninsula.
• Newport-Mesa Unified School District — school district serving Newport Beach and Costa Mesa.
• Prices cited: Sammy Veicer's assessment on the episode (April 2026).
• Transcript and chapters of episode 11 of the Cadê Moradia podcast (recorded in April 2026), with Sammy Veicer and the show's other agents.

Watch this part of the episode:

Regional analysis: The luxury of Newport Beach — starting at 40:51 · CADÊ BRAZIL