20091 Spruce Avenue, Newport Beach, California 92660, Newport Beach, 92660 - 4 bed, 3 bath

20091 Spruce Avenue, Newport Beach, California 92660 home-pic-0
ACTIVE$2,025,000
20091 Spruce Avenue, Newport Beach, California 92660
4Beds
3Baths
1,683Sqft
8,100Lot
Year Built
1954
Close
-
List price
$2.02M
Original List price
$2.08M
Price/Sqft
$1,203
HOA
-
Days on market
-
Sold On
-
MLS number
NP25259209
Home ConditionTear down
Features
Deck
View-

About this home

Possibly Over-Priced:The estimated price is 15% below the list price. We found 3 Cons,7 Pros. Rank: price - $2.02M(11th), sqft - 1683(10th), beds - 4(50th), baths - 3(50th).

Discover the perfect canvas to build your dream home or investment project on this spacious 8,100 sq. ft. lot in the highly desirable Santa Ana Heights neighborhood of Newport Beach. Situated on a quiet, established street with multiple custom homes, this spacious and flat lot offers endless possibilities to build a luxurious coastal residence with room for a pool, ADU, and an expansive outdoor living space. Located in the only equestrian neighborhood in Newport Beach, residents of the community enjoys direct access to the Back Bay Nature Preserve offering miles of picturesque view trails for walking and biking. With easy access to world-class beaches, Fashion Island, John Wayne Airport, and top-rated Newport-Mesa schools as well as restaurants, shops, and golf courses, the offering provides access to the best of Newport and yet is tucked away in a residential enclave known for it's large lots and laid back vibe.

Nearby schools

9/10
Eastbluff Elementary School
Public,K-61.1mi
8/10
Heinz Kaiser Elementary School
Public,3-62.0mi
/10
Woodland Elementary School
Public,PK-22.2mi
8/10
Mariners Elementary School
Public,PK-62.7mi
7/10
Horace Ensign Intermediate School
Public,7-83.7mi
9/10
Corona Del Mar High School
Public,7-121.5mi
7/10
Newport Harbor High School
Public,9-123.3mi

Price History

Date
Event
Price
12/15/25
Price Change
$2,025,000-2.4%
11/14/25
Listing
$2,075,000
Condition Rating
Tear down

The property was built in 1954, making it 70 years old. The listing description explicitly frames the property as a 'perfect canvas to build your dream home' on the 'spacious 8,100 sq. ft. lot,' emphasizing the land's potential for a new luxurious residence, pool, and ADU. The first image provided is a rendering of a modern new build, not the existing structure, further indicating the intent for redevelopment. The actual existing house (Image 2 and 3) shows an older, un-renovated exterior with basic landscaping and an aged deck. Crucially, there are no interior photos of the kitchen, bathrooms, or living spaces, which is a strong indicator that these areas are not in presentable condition and likely require complete replacement. The AI-generated analysis also explicitly states the '1954-built residence is likely considered a tear-down or requires substantial renovation.' Based on the age, the marketing focus on land value and new construction potential, and the absence of interior photos, the existing structure is considered beyond repair for modern living standards and its value is primarily in the land.
Pros & Cons

Pros

High Available Lot Utilization: The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 8100, living area = 1683.
Great Schools: Elementary School: Eastbluff Elementary School (9/10). High School: Corona Del Mar High School (9/10).
Prime Newport Beach Location: Situated in the highly desirable Santa Ana Heights neighborhood of Newport Beach, offering a prestigious address and a sought-after coastal lifestyle.
Generous & Flat Development Lot: A spacious and flat 8,100 sq. ft. lot provides an ideal canvas for building a luxurious custom home, complete with potential for a pool, ADU, and expansive outdoor living spaces.
Unique Equestrian & Nature Access: Located in Newport Beach's only equestrian neighborhood with direct access to the Back Bay Nature Preserve, offering miles of picturesque trails for walking, biking, and horseback riding.
Exceptional Local Amenities: Easy access to world-class beaches, Fashion Island, John Wayne Airport, top-rated schools, fine dining, shopping, and golf courses, enhancing convenience and lifestyle.
Top-Rated School District: Zoned for the highly-regarded Newport-Mesa Unified School District, with several top-rated elementary, middle, and high schools nearby.

Cons

Older Existing Structure: The 1954-built residence is likely considered a tear-down or requires substantial renovation, implying significant additional investment beyond the purchase price to realize its full potential.
Absence of Views: The property explicitly states 'None' for views, which can be a notable disadvantage in a premium coastal market where ocean or city views often command a significant premium.
Recent Price Adjustment: A recent price reduction from $2,075,000 to $2,025,000 suggests potential initial overpricing or a slower-than-anticipated market response, which could impact perceived value.

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