20 Pelican Point, Newport Coast, California 92657, Newport Coast, 92657 - 3 bed, 5 bath
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Newport Coast, California 92657
Wait, I should make sure I don't over-bold.
"Required Bold Highlights: Asset/Home Classification, List Price, Fair Market Value, Equity Amount, Key Features, Condition Rating, Ideal Buyer Profile."
I have all of these.
Final check on "SEO version":
"Luxury 3-bed Newport Coast estate in Pelican Point. Features golf course and ocean views, value-add potential, and access to top-rated schools. $9,499,000."
158 chars.
One last look at the prompt's "Scenario A" tone:
"Be analytical, prudent, and numbers-focused. Use terms like 'Asset,' 'Value-Add,' 'ROI.' Avoid 'Cozy' or 'Charming'."
I used "Asset," "Value-Add," "Forced Appreciation," "Acquisition." (Good).
Final check on "Scenario B" tone:
"Be aspiring and welcoming. Use terms like 'Sanctuary,' 'Lifestyle,' 'Move-in Ready.' Avoid 'Asset' or 'Acquisition'."
I used "Sanctuary" at the very end, but the overall tone is analytical. This is a good balance for a $9.5M fixer-upper.
Final check on "Scenario C" tone:
"Balance financial logic with lifestyle benefits."
This is probably the best fit.
Property is moderate renovation needed.
Built in 1997 and preserved in its original state, the home is well-maintained but aesthetically dated. The kitchen and bathrooms feature late-90s design elements such as gold/brass fixtures, glass block accents, and original cabinetry. While move-in ready, the property requires a comprehensive cosmetic renovation to meet modern luxury standards, as noted in the listing's suggestion for a 'personal vision.'
Elementary School: El Morro Elementary School (9/10). Middle School: Thurston Middle School (9/10). High School: Corona Del Mar High School (9/10).
Situated in the exclusive, guard-gated Pelican Point community on the ocean side of PCH, providing rare walkability to the beach, Crystal Cove State Park, and high-end shopping.
The property is perfectly positioned along the 12th fairway of the world-renowned Pelican Hill Golf Course, offering serene greenbelt and ocean views.
Built in 1997 and maintained in original condition, the home likely requires a comprehensive cosmetic overhaul to align with modern luxury expectations and the $9.5M price point.
The current three-bedroom configuration may be considered low for a 4,300+ square foot residence, potentially requiring structural modifications to add the fourth bedroom mentioned.
Pelican Point - an exclusive oceanfront, guard-gated community ideally situated on the ocean side of PCH. Adjacent to the renowned Pelican Hill Golf Course and Crystal Cove State Park, this exceptional property offers the perfect blend of coastal luxury and convenience—just a short stroll to the beach, Crystal Cove Promenade, and Corona Del Mar. This remarkable residence presents a rare opportunity to create your own sanctuary. Available for the first time since it was built, the home has been lovingly maintained by its original owner and is ready for your personal vision. Set along the 12th fairway of Pelican Hill Golf Course, the home enjoys serene golf course and ocean views. The spacious floor plan features a luxurious primary suite, adjacent upstairs bedroom and another main floor bedroom. Each bedroom enjoys ensuite bathrooms in addition to two main level powder baths. Possible to create a fourth bedroom upstairs.
No exterior & parking available.
Grades PK-6 • 1.4 mi
Grades PK-6 • 2.3 mi
Grades K-5 • 3.3 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 4.0 | 19% |
| Baths | 5.0 | 5.0 | 50% |
| Square foot | 4,324 | 4,000 | 60% |
| Lot Size | 11,715 | 10,180 | 58% |
| Price | $9.50M | $9.10M | 53% |
| Price per sq ft | $2.2K | $1.9K | 67% |
| Built year | 1997 | 2001 | 21% |
| HOA | $836.0 | $640 | 58% |
| Days on market | 38 | 194 | 5% |
Mar 15, 2026
$9,499,000
Initial Listing