Newport Beach Neighborhoods: Jasmine Creek
By Amanda Jones | Market review: October 26, 2026
One of my favorite moments in Jasmine Creek comes as I drive out of the neighborhood toward the water. The view opens up, the coast comes into focus, and on a clear day Catalina Island can appear on the horizon. That drive still amazes me. It is a reminder of why this part of Corona del Mar feels so special.
Inside the gates, I love the combination of an established neighborhood, tennis courts and homes where the ocean breeze becomes part of everyday life. Some properties have beautiful coastal views; others offer a different relationship to the landscape. The experience changes from one location to the next, which is part of what makes looking closely at individual homes so worthwhile.
I also see Jasmine Creek changing. Renovations are introducing warmer, more contemporary interiors: natural-looking materials, generous lighting and a relaxed elegance that sometimes reminds me of the Restoration Hardware aesthetic. To me, it feels like an established neighborhood entering a new chapter.
For anyone considering buying or selling in Jasmine Creek, that evolution raises an interesting question: how much of the pricing story comes from the market, and how much comes from the particular homes changing hands? I reviewed two years of CRMLS sales to look beyond the headline numbers.
Jasmine Creek home prices: what changed over the last two years?
The review covers October 26, 2024 through October 25, 2026, divided into two equal 12-month periods. I found 42 closed transactions involving 36 distinct properties in the Jasmine Creek subdivision. Six properties sold twice. A similarly named Jasmine Park sale was excluded.
Measure | Prior 12 months | Latest 12 months |
Closed sales | 13 | 29 |
Median sale price | $2,600,000 | $3,075,000 |
Median price per sq ft | $1,361 | $1,337 |
Median home size | 2,013 sq ft | 2,296 sq ft |
Median days on market | 39 days | 39 days |
Median sale / final asking price | 96.8% | 96.3% |
Sales below final asking price | 8 of 13 | 23 of 29 |
Prior period: October 26, 2024–October 25, 2025. Latest period: October 26, 2025–October 25, 2026. Source: CRMLS; retrieved October 26, 2026.
The median sale price increased 18.3%, but that does not mean every Jasmine Creek home gained 18.3% in value. The median size of the homes sold increased 14.1%, while the median price per square foot slipped 1.7%. Different homes, sizes, views and levels of renovation were represented in each period. Price per square foot also has limitations; it is not a substitute for comparing genuinely similar properties.
The pace was mixed. There were more closings, yet median marketing time stayed at 39 days. In the latest period, 23 of 29 sales closed below the final asking price, and 12 had a reduction from their original asking price. That suggests pricing discipline and negotiation remained relevant, even as some individual homes attracted quick sales.
The remodeling story: visible reinvestment, with very different outcomes
The repeat sales give some substance to the transformation I have been noticing. Later listing descriptions for all six repeat-sale properties mention renovations or updates, although the scope varies substantially. Three examples illustrate the range of activity:
37 Beachcomber Drive
This home sold for $2.30 million on October 28, 2025 and $3.25 million on March 18, 2026. The later listing described a comprehensive renovation with white oak, quartzite and building-system upgrades. The gross sale-price difference was about 41%.
5 Maritime
The recorded sales were $2.25 million on November 5, 2025 and $3.60 million on July 18, 2026, a 60% gross difference. The later listing described a redesigned interior, stone finishes and added daylight.
10 Shoal Drive
This property sold for $2.60 million on February 3, 2026 and $4.45 million on October 19, 2026, a gross difference of about 71%. The later listing described a complete renovation and premium appliances.
These are sale-price comparisons, not renovation profits. Construction, financing, taxes, carrying costs, selling costs and any concessions are not deducted, and the listing descriptions have not been independently inspected or verified against permits. Timing and other property changes also matter. For perspective, another repeat sale, 18 Shoal Drive, increased only 2.8%, from $2.50 million to $2.57 million, despite later remarks describing updates.
My takeaway is that buyers are encountering meaningfully different products within the same neighborhood. A thoughtfully finished home and one requiring substantial work need separate comparisons. These examples do not establish a guaranteed renovation premium or show that every seller should undertake a major remodel.
Jasmine Creek homes for sale: an October 2026 snapshot
As of October 26, 2026, the scoped MLS search showed four active homes and one active under contract. Active asking prices ranged from $3.35 million to $3.90 million. Asking prices are seller expectations, rather than completed-sale evidence, and availability can change quickly.
The four active homes had been on the market for 7, 9, 90 and 203 days. The two longer-running listings had cumulative marketing times of 144 and 534 days. That is a useful reminder that a small selection of homes does not mean every listing sells immediately. Condition, location, presentation and price still need to work together.
What I would look at when buying in Jasmine Creek
Evaluate the view from the places you will actually use
Ocean and Catalina views are property-specific and weather-dependent. I would look from the main living areas, outdoor spaces and different levels, then consider orientation, privacy and how the light changes during the day. A beautiful drive toward the coast is part of the neighborhood experience; it does not establish the view from a particular home.
Compare the full cost of a finished home with a renovation project
A lower purchase price can leave room for improvements, but a project also takes time, design work and realistic estimates. For a remodeled home, I would review the documented scope, permits where applicable, workmanship and remaining maintenance needs. For a project, I would identify association and city requirements before building a budget around a desired design.
Understand the home and the association
All 42 closed records in this review identify the homes as attached, even though most are classified in the MLS as single-family residences. Review the specific property’s shared-wall arrangement, maintenance responsibilities and ownership documents. The five current listings report monthly HOA dues of $1,260; confirm current dues, assessments, reserves, insurance and what is included through the association documents for the home you are considering.
What the numbers mean if you are selling a Jasmine Creek home
I would start with a small set of relevant sales: similar layout and size, comparable view and outdoor space, and a similar level of finish. Applying the neighborhood’s 18.3% median-price increase to every home would overlook how the mix of sales changed.
Before spending heavily on improvements, compare the likely benefit of targeted preparation with the cost and disruption of a full remodel. The repeat-sale examples show that renovated homes can trade at very different prices, but they do not tell us the owners’ net returns. For some homes, presentation, repairs and a well-supported asking price may be the more sensible starting point.
With 23 of the latest 29 closings below the final asking price, I would also plan for negotiation from the outset. The goal is to position your particular home convincingly against the choices a buyer has today.
Questions buyers and sellers ask about Jasmine Creek
Where is Jasmine Creek?
Jasmine Creek is a neighborhood in Corona del Mar, within Newport Beach in coastal Orange County, California.
Is Jasmine Creek guard gated, and does it have tennis courts?
Yes. The guarded entrance and tennis courts are among the features I appreciate most. The community association also identifies pools, spas, a clubhouse and greenbelt common areas. Confirm current amenity access and rules in the association documents.
Do all Jasmine Creek homes have an ocean view?
No. Views vary by location, elevation, orientation and obstructions. Some homes offer ocean or Catalina views, with visibility affected by weather; assess each home individually.
What have Jasmine Creek homes sold for recently?
In the latest 12-month period reviewed, the 29 recorded sales ranged from $2.25 million to $4.45 million, with a $3.075 million median. That range describes the homes that sold, rather than a valuation of every home in the neighborhood.
Considering a move in Jasmine Creek?
If you are buying, I can help you compare available homes by condition, layout, view and the work you would be taking on. If you are selling, I can prepare a property-specific comparison and discuss which preparations are worth considering before you list.
Call Amanda Jones at (949) 781-9165 to discuss buying or selling in Jasmine Creek.
Data and sources
Market data: CRMLS Matrix, retrieved October 26, 2026. Residential records in ZIP 92625 with the exact subdivision Jasmine Creek (JASC); closed-sale analysis October 26, 2024–October 25, 2026. The search returned 42 qualifying closings, including six repeat-sale properties. Off-MLS transactions and homes coded differently may be missing. Prices are gross, without adjustment for concessions or renovation costs. Ratios and price-per-square-foot figures are medians of individual listing calculations. Days on market is recorded marketing time, not time to close escrow; the sample includes three zero-day sales. Listing fields and renovation descriptions are agent-reported and can contain errors. Current inventory is a dated snapshot, not a two-year inventory history.
Neighborhood impressions are Amanda Jones’s firsthand observations. Market figures should be refreshed before making a current pricing decision.
About Amanda
I’m Amanda Jones, a real estate agent and Newport Beach resident for 20 years. Through Living Coastal, I share local insight on homes, neighborhoods, dining, and the places that make Newport Beach feel like home.
Amanda Jones | Call or text (949) 781-9165 erealtycalifornia@gmail.com License ID: 01964419 Harcourts Place | Newport Beach 2902 W Coast Hwy Unit 120, Newport Beach, CA 92663 Broker License ID: 02222263 - CA
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