Harbor View Hills South: streets, rules and a 2024 sale

01Where is Harbor View Hills South, and which streets does it include?

Harbor View Hills South is a tract in Corona del Mar, part of the City of Newport Beach, east of Marguerite Avenue and south of San Joaquin Hills Road. The open-space canyon of Upper Buck Gully runs along its eastern side, and Jasmine Creek lies across Marguerite to the west^1,3. The City’s community-associations map shows a Harbor View Hills South Homeowners Association covering the tract².

Streets inside that mapped area, as labeled on the City’s zoning map, include^1,2:

• Outrigger Drive, Seacrest Drive, Keel Drive, Sand Key and Blue Key.
• Catamaran Drive, Park Green Drive, Topside Lane, Inlet Isle Drive and Sandune Lane.
• Tiller Way, Quiet Cove, Seabreeze Lane, Surfview Lane and Sausalito Drive.
• Sandcastle Drive, which runs along the tract’s southern edge.

Association boundaries follow recorded tracts, so confirm membership for a specific address with the association. The cul-de-sacs off San Joaquin Hills Road at the tract’s northeast corner, for example, are mapped to a separate Spyglass Ridge Community Association². The Corona del Mar Residents Association also seats a director for Harbor View Hills South, apart from its Harbor View Hills seat⁴.

02What does the Harbor View Hills planned-community text (PC-3) regulate?

PC-3, the City’s Harbor View Hills Planned Community text, regulates the district north of San Joaquin Hills Road, including the Port Streets and Spyglass Hill. It sets a 32-foot height limit and its own setback and lot-coverage rules⁵. PC-3 does not cover Harbor View Hills South: the City’s zoning map shows this tract as R-1-6000, outside the PC-3 boundary¹.

The shared name makes it easy to read PC-3’s 32-foot limit, or its school note about San Miguel Drive, as rules for this tract. In Harbor View Hills South, building limits come from the citywide zoning code for R-1-6000 and from the association’s own documents. R-1-6000 is a single-unit district, and the code sets 6,000 square feet as the minimum area for a newly created lot in it⁶.

Before planning an addition or a rebuild, ask the City’s Planning Division to confirm the height, setback and floor-area limits for the specific lot. Check the coastal zone too: about 47 percent of the City’s land area lies inside it, and the City’s coastal zone map shows whether an address does¹¹.

03Is there an HOA, and what do the CC&Rs say about views and building?

Yes, there is an association. The City’s community-associations map lists the Harbor View Hills South Homeowners Association², and the MLS record for 1205 Outrigger Drive showed association dues of $108 a month at its September 2024 sale. This guide has not reviewed the association’s CC&Rs, so it makes no statement about what they say on views, heights or design review.

Read them before buying, remodeling or pricing a view. If the tract is a common interest development under the Davis-Stirling Act, the seller must give the buyer the governing documents, a statement of current assessments, any unresolved violation notices and other disclosures⁷. On a written request, the association must deliver them within 10 days and may charge only a reasonable fee based on its actual cost⁸.

Questions to put to the association:

• Do the CC&Rs or architectural guidelines limit height, rooflines or landscaping to protect neighbors’ views?
• What design review applies to an addition, a rebuild or a new fence?
• What are current dues, and are any special assessments approved or planned?
• Are there rental restrictions?

04Which school districts serve the area, and where is the line?

The MLS record for 1205 Outrigger Drive lists Newport-Mesa Unified School District. Newport-Mesa’s Corona del Mar feeder zone includes Corona del Mar High, Corona del Mar Middle and Harbor View Elementary among its schools⁹. Assignment is by address, so confirm any house in the district’s school locator before relying on a listing¹⁰.

The San Miguel Drive line comes from PC-3. Its text says the area west of San Miguel Drive is served by Newport-Mesa Unified and the area east of it by Irvine Unified and Newport-Mesa Unified⁵. That statement describes the planned community north of San Joaquin Hills Road, so it does not set the line for this tract.

05What kinds of homes are here, and when were the tracts built?

The tract is zoned for detached single-family houses: the City’s code describes R-1 districts as areas for detached single-family homes, each on its own legal lot⁶. The City documents reviewed for this guide give no construction date for the tract. The MLS record for 1205 Outrigger Drive lists a one-story house built in 1969, with 1,930 square feet on a 9,483-square-foot lot.

Neighboring dates give some context. The City’s 2022 determination for Spyglass Hill, across San Joaquin Hills Road, describes tracts there developed in 1972⁵. For a specific house, the listing record and the City’s permit history show the original construction year and later additions.

06What has Michael sold here?

Michael Hahn was the listing agent for 1205 Outrigger Drive, whose MLS remarks place it in the “Harbor View Hills South Community of Corona del Mar.” It sold on September 5, 2024, for $3,650,000, with Michael representing the seller. The listing invited buyers to remodel the existing house or build new.

07What should a seller or buyer check first?

Sellers and buyers in Harbor View Hills South need the same handful of documents, and most questions about value and plans turn on what they say. Pull them early, before pricing a view, planning a rebuild or removing contingencies in escrow.

1. 01Zoning: confirm R-1-6000 for the parcel on the City’s zoning map, and ask the Planning Division for the lot’s height, setback and floor-area limits¹.
2. 02Association documents: CC&Rs, architectural guidelines, budget, assessments and any violation notices⁷.
3. 03Coastal zone: check the address on the City’s coastal zone map before planning major work¹¹.
4. 04Natural hazards: read the Natural Hazard Disclosure for the address, which covers flood, dam-failure inundation, fire hazard severity, wildland fire risk, earthquake fault and seismic hazard zones¹².
5. 05Schools: confirm assignment in the Newport-Mesa school locator¹⁰.
6. 06Marketing images, for sellers: since January 1, 2026, a licensee advertising with a digitally altered image must say so and link to the unaltered original¹³.
7. 07Pricing: compare recorded sales of similar houses on similar lots, and note how each comparable’s condition and view differed.