Posted July 8, 2026 | Updated October 21, 2026 | By Eric Engelbert
October 2026 Update
| Topic | Latest |
|---|---|
| Approval | Planning Commission approved unanimously in April 2026 |
| Next door | The 132-home Redstone project at 1300 Dove Street won City Council approval in July 2026 |
| Construction and sales | Not yet announced |
| Measure H | Approved projects are expected to proceed either way |
Correction: an earlier version said MacArthur Court was approved in December 2025 with $3.3 million for road improvements. The City Council approved it on November 18, 2025, with a $3.25 million public benefit fee.
Lincoln Property Company won unanimous Planning Commission approval in April 2026 to replace the seven-story, 86,000 sq ft office building at 1500 Quail Street with 100 for-sale townhomes. Every home has 3 or 4 bedrooms and a two-car garage, a product Newport Beach has rarely offered in new construction. With the Redstone townhomes next door, more than 230 for-sale homes are coming to this corner of the Airport Area. See all new construction homes in Newport Beach.
Project Snapshot
| Detail | The Residences at 1500 Quail Street |
|---|---|
| Developer | Lincoln Property Company (Quail Newport Owner LLC) |
| Site | 4.8 acres in the Newport Place Planned Community |
| Replaces | 86,000 sq ft, seven-story office building bought by Lincoln in 2018 for $32 million |
| Homes | 100 market-rate, for-sale townhomes in 24 buildings |
| Floor plans | 3 or 4 bedrooms, about 1,591 to 1,876 sq ft |
| Height | Up to 39 feet |
| Garage | Two-car garage for every home |
| Amenities | Outdoor dining with barbecues and pizza ovens, a game lawn, fountains, and seating |
| Connection | Walkway to the 132-home Redstone project at 1300 Dove Street |
| Pricing | Not released |
Email Eric to join the 1500 Quail Townhomes Newport Beach update list or call/text 949-430-7500
Two Lincoln Projects, One Neighborhood
| Detail | 1500 Quail Street | Redstone, 1300 Dove Street |
|---|---|---|
| Homes | 100 | 132 |
| Bedrooms | 3 to 4 | 2 to 4 |
| Sizes | About 1,591 to 1,876 sq ft | About 1,251 to 2,562 sq ft |
| Affordable | None | 7 very low income homes |
| Approval | Planning Commission, April 2026 | City Council, July 2026 |
Parke Miller, Executive Vice President at Lincoln Property, told the Planning Commission, "Our team has taken a lot of time to put together a really thoughtful development that we're really proud of." Read our full Redstone townhomes post.
The Affordable Housing Debate
1500 Quail has no affordable homes. About 3,436 of the city's 4,845 required homes (71%) must be for lower and moderate income households, so every market-rate approval shifts more of that need to other sites. One speaker warned the city "will come back to bite us." Planning manager Ben Zdeba responded, "We do have an adequate buffer, even considering the possible approval before you today." Staff said the city still meets the state's no net loss rule.
Pricing and Tax Impact
No pricing has been released. New townhomes in the Airport Area have recently traded around $1.4 million to $2 million, so we expect roughly $1.5 million to $2.5 million here, depending on the market at launch.
| Item | Estimate |
|---|---|
| Average price (assumed) | $2 million |
| Total sellout | About $200 million |
| Base 1% tax per home | About $20,000 a year |
Each home is reassessed at its sale price, shared among the city, schools, county, and special districts. Compare what is on the market now: Newport Beach condos and townhomes for sale.
The Airport Area Pipeline
| Project | Homes | Status |
|---|---|---|
| Redstone Townhomes, Dove Street | 132 for-sale homes | Approved July 2026 |
| 1401 Quail Street (Intracorp) | 67 for-sale condos | Under construction |
| Uptown Newport and Park Palm | 458 apartments, 30 condos, 23 townhomes | Phase I nearly complete |
| 1300 and 1400 Bristol (Picerne) | 422 apartments | Approved 2022 and 2024 |
| 4400 Von Karman (Picerne) | 312 apartments | Approved 2021 |
| Residences at Airport Village (Picerne) | 444 apartments | Approved 2024 |
| MacArthur Court (Irvine Company) | 700 apartments | Approved November 2025 |
What Measure H Means Here
Newport Beach voters decide Measure H on November 3, 2026. It would cut the city's housing capacity from 8,174 homes to 2,900, all for lower and moderate income households. The state housing department (HCD) has said projects that filed applications before a measure like this passes generally keep the rules in place when they filed, so approved projects are expected to proceed either way. Future projects face more uncertainty. See our Newport Beach Housing Element post for the full breakdown.
Frequently Asked Questions
What is being built at 1500 Quail Street?
100 for-sale townhomes with 3 or 4 bedrooms and two-car garages, replacing a seven-story office building.
Is 1500 Quail approved?
Yes. The Newport Beach Planning Commission approved it unanimously in April 2026.
How much will the townhomes cost?
Pricing has not been released. We estimate roughly $1.5 million to $2.5 million based on Airport Area comparables.
When will homes be available?
No construction date has been announced. A 2028 or 2029 sales window is realistic.
Get 1500 Quail Pricing First
I will send pricing, floor plans, and sales dates for 1500 Quail and Redstone as soon as they are public.
Call or text Eric at 949-430-7500 | Schedule a free 15-minute strategy call
New construction homes in Newport Beach | Newport Beach homes for sale | Redstone townhomes | Newport Beach condos and townhomes | Newport Beach housing plan | View all OC new developments
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