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$15,900,000
Newport Beach, CA 92625 · Spyglass Hill Custom
Listing agent: Oscar Chavez
Listing office: RE/MAX One
Contact: 949-204-2192
Advertising broker: NJV Realty, DRE #02446814
MLS# OC26034024 · CRMLS
The best VIEWS in Newport Beach! Positioned on one of the few true custom-home parcels in Spyglass Hill, 17 Muir Beach Circle occupies an elevated setting on the neighborhood’s most prized single-loaded hillside street.…
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Spyglass Hill Custom
Micro-markets vary by street. Ask NJV for street-level comps and commute notes.
Schools
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Official ratings and boundaries must be confirmed with the school district.
Price / sq ft
$2,244
This home only. Sold comps give better context than a single automated value.
Walk & lifestyle
Tour the block
Live Walk Score® appears in the Walk & access panel when coordinates are available. For block-level feel, schedule a tour or ask about parks, shopping, and transit.
17 Muir Beach, Newport Beach, CA, 92625
Map location is approximate and for reference only. Confirm boundaries, access, and disclosures with your agent before relying on location for decisions.
Listed Feb 19, 2026 at $16,750,000. On the market for 261 days. Asking $15,900,000, which is $850,000 less than the first price.
Feb 19, 2026
Listed at $16,750,000
The listing agreement is dated Jan 30, 2026. It went on the market Feb 19, 2026.
Apr 10, 2026
Asking $15,900,000
$850,000 less than the first price.
Source: CRMLS
List prices, original list price, previous list price, and price-change timestamps shown here are supplied by CRMLS through the IDX feed when available. NJV Realty does not invent intermediate price points. A listing may have had additional changes that are not included in the public IDX fields. Data is deemed reliable but not guaranteed. This is not an appraisal, formal opinion of value, or Comparative Market Analysis (CMA). For a formal CMA or valuation discussion, contact NJV Realty.
The first asking price was $16,750,000. It is now $15,900,000, which is $850,000 less.
1. First price
$16,750,000
Listed Feb 19, 2026
2. Now
$15,900,000
Since Apr 10, 2026
Source: CRMLS
List prices, original list price, previous list price, and price-change timestamps shown here are supplied by CRMLS through the IDX feed when available. NJV Realty does not invent intermediate price points. A listing may have had additional changes that are not included in the public IDX fields. Data is deemed reliable but not guaranteed. This is not an appraisal, formal opinion of value, or Comparative Market Analysis (CMA). For a formal CMA or valuation discussion, contact NJV Realty.
Always confirm attendance boundaries with the district — assignment is by address, not city name alone.
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District & public links
School data © GreatSchools.org. Ratings and assignment should be verified with the district.
Work with NJV
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Map search, offer strategy, and local comps with a licensed buyer’s agent.
Match with a buyer agent →Pricing, airmets aerial marketing, and negotiation with the listing team.
Talk to a listing agent →5.0 from 3 Google reviews
As first-time homebuyers, we couldn't have asked for a better experience! From the day we started looking to getting our offer accepted took only two months, and just a month to close on the house. Since we both work during the week, we could only go house hunting on weekends. We'd find properties online, send them over, and Nick would set up everything for us, fitting in at least 3 or 4 house tours every weekend. He really knew the market and gave us real, honest pros and cons for each area, especially around safety, location convenience, and long-term value. During the loan process, Jessica was amazing to work with. She was super informative, always on top of things, and constantly kept us in the loop while guiding and reminding us on how to prep all the required documents. Whenever a question or unexpected issue came up, she handled it fast and took the stress off our shoulders. NJV Realty made the whole experience way easier than we expected. We trust them completely, will definitely work with them again in the future, and highly recommend them to anyone looking to buy a home!
Joanna Hsu
September 26, 2026 · 5-star Google review
We were looking for someone to help us navigate the housing market and reached out to NJV realty. -nick and jessica were very responsive, knowledgeable, and a pleasure to work with -they helped make our first time buying process a breeze! we viewed dozens of listings over a short period before we landed on our current home. -equipped with our budget and preferences, we sorted through all of the homes that they presented to us. they also occasionally sent homes for us to review that were just a bit outside of what we were looking for, and it really helped to expand our preferences -we would first look at the homes online, takes notes, and then have a discussion. after narrowing down a handful of homes that we really liked, we would then make a plan to see as many as possible. -we saw our current home during the day while touring others, and we really wanted our family to see it as well (the family confirmation/review/comments/whatever you want to call it). unfortunately, it was already outside of viewing hours, so Nick and Jessica worked with the selling agent and got us access to view the house again at night. long story short, we submitted our offer the next day and closed just a month later. As someone who had never bought a house before, I wholeheartedly recommend NJV realty to anyone who is in the market but is looking for a helpful hand on how or where to start.
Kevin Chen
September 24, 2026 · 5-star Google review
We're so glad we had Nick and Jessica helping us with our home purchase. From the beginning, they made us feel comfortable and never made us feel pressured into making a decision just to get a sale. What we appreciated most was how available and helpful they were throughout the entire process. There were plenty of questions and things we didn't fully understand along the way, and they were always willing to take the time to explain things and help us figure out the best way forward. Buying a home is a pretty big deal, and having people you can actually trust makes the experience so much easier. We always felt like Nick and Jessica genuinely had our best interests in mind, and that meant a lot to us. We're very grateful for everything they did to help us get into our home, and we wouldn't hesitate to recommend Nick and Jessica to our friends, family, or anyone else looking to buy or sell. Thank you both for everything!
Kaiser Chen
August 20, 2026 · 5-star Google review
Past results do not guarantee a future sale.
This is not a star-rating marketplace. California DRE #02013597.
Listing information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by CRMLS or NJV Realty. © Multiple Listing Service. All rights reserved. Listing data may not reflect all real estate activity in the market. Properties may have sold, been withdrawn, or changed price without notice. Square footage, lot size, room counts, and other measurements are approximate and should be independently verified. The listing broker’s offer of compensation is made only to participants of the MLS where the listing is filed. NJV Realty (Advertising Broker, California DRE #02446814) displays listings under the CRMLS IDX program when enabled; listing agent and listing office are identified on each property display.
Payment figures are estimates only — not a loan offer or rate lock. NJV Realty is a real estate brokerage.
Estimated Monthly Payment Range
$94,181 – $95,926/mo
Scenario at 6.50% with a conservative buffer. Not a loan offer or rate lock.
Based on these assumptions
$94,181 – $95,926/mo estimated range
$15,900,000 home · $3,180,000 down (20%) · 30-yr fixed at 6.50% default rate assumption · $174,900/yr tax (~1.10% estimate) · $3,200/yr insurance · no PMI (20%+ down) · $685/mo HOA.
Even when a market rate snapshot is displayed, mortgage rates change daily and vary by borrower, loan amount, occupancy, and lock period. The rate shown is not guaranteed and is not a rate lock until confirmed in writing by a licensed loan originator.
Payment ranges on this site use stated assumptions — including an estimated interest rate, property tax rate by ZIP (or California average), home insurance by price tier, and HOA dues you provide or we assume. These figures are for budgeting only and are not a loan offer. Your actual monthly payment will depend on your locked rate, credit profile, loan program, impounds, insurance quote, Mello-Roos or special assessments, and other costs determined at application.Information on this page — including payment estimates, rate examples, and pre-qualification discussions — does not constitute a loan offer, loan commitment, rate lock, or guarantee of credit approval. A formal Loan Estimate will be provided after you submit a complete application, as required by the TILA-RESPA Integrated Disclosure rule (TRID), Regulation Z (12 C.F.R. Part 1026) and Regulation X (12 C.F.R. Part 1024). All loans are subject to credit approval, property appraisal, underwriting guidelines, and investor requirements.
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Market context
Educational snapshot from CRMLS inventory cached for this site (ZIP-level sample). Medians use available closed and on-market rows — not a complete MLS history and not an automated home value (Zestimate-style). Sample sizes and coverage improve as sold inventory syncs. For a broker CMA, request a valuation.
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Prior closed sales for this address from CRMLS (when available).
No prior closed sales found in the CRMLS data available to this site for this address. Public-record deeds outside MLS are not shown here.
Prior sale or closed-listing information, when shown, comes from CRMLS closed records available through IDX (or other sources clearly labeled on the page). Closed/expired/cancelled listings display primary photos only per CRMLS display rules. Prior sales are not a guarantee of future value. This is not an appraisal, formal opinion of value, or Comparative Market Analysis (CMA). For a formal CMA or valuation discussion, contact NJV Realty.