How has pricing changed in Upper Bay, Newport Beach, California over the past year?

Pricing in Upper Bay, Newport Beach, California is down 6.6% over the past year. The neighborhood is priced about 43% below the city median and 36% above the state median, with a gross yield of 3.0 and a Red Flag score of 59.

How does Upper Bay compare with Newport Beach, California overall?

Upper Bay, Newport Beach, California is priced about 43% below the city median, which is a notable relative discount within Newport Beach. It also carries a gross yield of 3.0, a Red Flag score of 59, walkability of 62, and education in the 6th percentile.

What are the walkability and education scores in Upper Bay, Newport Beach, California?

Upper Bay, Newport Beach, California has walkability of 62 and education in the 6th percentile. Those figures sit alongside a gross yield of 3.0, a Red Flag score of 59, and prices that are about 43% below the city median but 36% above the state median.

Neighborhood

Upper Bay

Newport Beach, California US

Upper Bay, Newport Beach, California is a lower-priced coastal market relative to Newport Beach, with a gross yield of 3.0 and a Red Flag score of 59. Prices are about 43% below the city median but 36% above the state median, and values are down 6.6% over the past year. Walkability is 62, while education is in the 6th percentile, indicating a mixed profile with moderate accessibility and a weaker school-district test-score percentile.

AI Summary•Updated May 2026

Area

4.74 mi²

ZIP Code

92612

County

Orange County

State

California

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$1,299,114

YoY-6.6%

Gross Rental Yield

3.0%

Listed rent · ZORI annualized

Red Flag Index

Moderate

59 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

6 / 100

Limited · better than 6% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Limited

DistrictScore attractiveness · national model

Upper Bay Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Upper Bay, Newport Beach.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$1,299,114	-6.6%
Price / Sq Ft (Verified)	$763/sqft	-8.4%
Asking Rent (Median)	$3,210/mo	+2.1%
Gross Rental Yield	3.0%	—
Liquidity Score	27 / 100	Low
Homes Sold (Period)	72	+20.0%

Is Upper Bay Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited California crime context.

Red Flag Breakdown

59 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Earthquake100Very High

Wildfire60High

Tornado40Moderate

Heat40Moderate

Hail40Moderate

Hurricane20Low

Strong Wind20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): California averaged 25.6 crimes and 4.9 violent per 1,000 residents (-8.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Active transaction volume — 72 homes sold last period

Dense amenities — 54 dining & 8 grocery options nearby

Flood risk is Very High (100/100)

Earthquake risk is Very High (100/100)

Insights are generated from Upper Bay's live DistrictScore metrics.

Upper Bay Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (California-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.4 µg/m³ Meets EPA, above WHO guideline-21.5% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Upper Bay centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 34% of U.S. neighborhoods.

California Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	25.6	4.9	-8.9%
2023	28.3	5.1	-0.7%
2022	28.6	5.0	+8.0%
2021	26.5	4.8	+1.9%
2020	25.8	4.4	-7.3%
2019	27.8	4.4	—

Reported at the state level — the finest official US crime aggregation; Upper Bay inherits the California figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Upper Bay

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor15 nearbyVery High

Aviation noise53 dBLow

Point-source screening near Upper Bay: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Upper Bay

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

62

Somewhat Walkable

Walkability Score

8

Grocery

54

Dining

1

Schools

1

Universities

10

Hospitals

0

Pharmacies

9

Parks

0

Rail Transit

1

Coworking

POI counts are amenities within Upper Bay's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Upper Bay vs Newport Beach vs California

How Upper Bay benchmarks against its city and state medians.

Benchmark vs City & State

In Upper Bay, the median sale price sits about 43% below the median for Newport Beach neighborhoods and about 36% above the statewide median. Gross rental yield is 3.0%, against 1.3% for Newport Beach neighborhoods and 3.7% statewide. Over the past 12 months, prices fell 6.6%. Transaction liquidity sits below the median for Newport Beach neighborhoods and in line with the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Upper Bay	$763/sqft	3.0%	27
Newport Beach	$1,344/sqft	1.3%	29
California	$559/sqft	3.7%	28

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Buying Property in the US as a Foreigner

Federal & California tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.69% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 13.3%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: documentary transfer tax $0.55 per $500 + local.

Assessment Cap

Prop 13 caps assessed-value growth at 2%/yr; property is reassessed to market value when you buy.

Mansion Tax / Rent Control

No statewide mansion tax (LA has a local one); statewide rent control caps increases at 5%+CPI (AB 1482).

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Senior & Veteran Exemptions

Disabled-veteran property-tax exemption (~$161,083 in 2025, more if low-income); senior programs available.

1031 State Conformity

California conforms to 1031 but claws back deferred CA-source gain (Form FTB 3840) if you move out of state.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & California property-tax guidance for foreign buyers

Latest Newport Beach Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Upper Bay Real Estate FAQ

Upper Bay, Newport Beach, California has a mixed investment profile based on the numbers provided. It shows a gross yield of 3.0, prices about 43% below the city median and 36% above the state median, plus a Red Flag score of 59. Prices are down 6.6% over the past year.

Neighborhoods near Upper Bay

Compare Upper Bay with nearby neighborhoods in Newport Beach.

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