- The highest-valued homes in California have shifted over the past 25 years from Northern California to Southern California.
- Newport Beach, in Orange County, has three of the state’s top 10 ZIP Codes for highest home values
It’s hundreds of miles from the AI boom and tech billionaire class of Silicon Valley.
It maintains an image, at least in some minds, as a beachside mecca for old money, big yachts and conspicuous consumption.
And now, a new Times analysis of the highest home values in California shows Newport Beach perched at the top. Among California’s most upscale neighborhoods, a subtle reshuffling has taken place in recent decades, with the highest home values migrating from Northern California to Southern California.
A Times analysis for 2026 shows three of the top 10 ZIP Codes for highest home value were on Newport Beach. Only one other community showed up twice on the list: Los Altos in Silicon Valley.
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Shift from north to south
Property values are just one way of assessing wealth and do not take into account such markers as income and tax base. But they do offer a window into the demographic patterns of the rich.
In 2001, seven of the 10 ZIP Codes with the highest home prices were in Northern California: Atherton, Portola Valley, two in Los Altos, Ross, Palo Alto and Tiburon. Three were in Southern California: Rancho Santa Fe, Newport Beach and Montecito, per Zillow data.
By 2026, the dynamic had flipped. Seven of the state’s 10 richest ZIP Codes are now in Southern California, and three are within Newport Beach — up from just one in 2001. Beverly Hills and Santa Monica ZIP Codes also joined the list, replacing Portola Valley, Ross, Palo Alto and Tiburon.














