Eight 80 Newport Beach: Pricing, Fees, and the Phase I/Phase II Difference

Current Pricing and Availability

Sixteen named floor plans are tracked across the property, from the 405-square-foot Dune I studio to the 1,085-square-foot Wedge two-bedroom, though several of the larger layouts show no current availability. The lowest live studio price, for the Balboa (E1A-N) plan at 406 square feet, was $1,810 to $1,999 for units available between “now” and August 2026, per the Apartments.com listing. One-bedroom plans (Catalina, Peninsula, Newport, Marina) span $2,011 to $2,506. Two-bedroom plans (Lagoon, Lido, Backbay, Castaway) span $2,661 to $3,046.

The Real Monthly Cost

Advertised base rent is not what most renters end up paying. Every unit carries a $37 trash fee, a $14 liability insurance fee, and a $6.95 RentTrack fee regardless of unit type, and parking is priced separately by lot type rather than bundled into rent.

Fee amounts are sourced from the property’s Apartments.com fee schedule, labeled community-supplied data subject to change. A studio budgeted at the advertised $1,810 base rent alone will run short by roughly $108 a month once trash, insurance, and the cheapest available parking spot are added. Add a pet and the gap grows by another $75 a month in pet rent, on top of a one-time $99 pet deposit.

How much should I budget for parking?The cheapest option is a Studio/1BR “Park-Auto” spot at $50 a month or a 2BR spot at $100. Reserved garage parking, the level between Phase I and Phase II, runs $90. Covered Phase II lot parking and uncovered Phase I lot parking both run $120. The single most expensive option, an assigned Phase II lot restricted to the “1700/02” building, runs $140.

Floor Plans and the Phase I/Phase II Split

The property was built in 1968 and splits into two construction phases separated by a shared middle parking garage. Phase I centers on Buildings D and F, served by an uncovered surface lot and sports-court-adjacent parking. Phase II centers on Buildings CS, DS, ZS, and YS, served by a covered lot, plus a separate assigned lot serving only the “1700” (also labeled “02”) building.

Unit listings show a mix of original 1968 layouts and units carrying a “premium interior” designation with upgraded finish packages, named on the listing as “Grey on Sand,” “Teak on White,” and “Ivory Teak on White,” which command higher prices within the same floor-plan code. A prospective renter comparing two units with the same square footage should ask specifically which finish tier a unit carries, since that is where the price variation within one floor plan comes from.

What’s the real difference between Phase I and Phase II?Beyond the parking-lot assignment, a Yelp resident thread describes Phase II as the quieter, more laid-back side of the property, though multiple posters in the same thread note ongoing patio-remodeling work has caused daytime noise there. No systematic difference in pest reports between the two phases turned up in the available resident threads.

Amenities Worth Knowing About

Two heated pools, two fitness centers, tennis and basketball courts, a dog park, and a clubhouse with co-working space and conference rooms are shared across both phases. Unit-level features vary by finish tier and include quartz or granite counters, stainless appliances, and walk-in closets in most plans. There is no in-unit laundry in any unit type; laundry is shared-building only, per Zillow’s listing. Fewer than 15% of buildings in Newport Beach carry an on-site fitness center at all, per the same listing, one of the few externally benchmarked claims on any page covering this property.

Does Eight 80 have in-unit laundry?No, not in any current floor plan.

Location, Walk Score, and the Commute Reality

The property carries a Walk Score of 91, rated “Walker’s Paradise,” and a Transit Score of 29, described as limited transit with three nearby bus routes and no rail access, both sourced to Walk Score data reflected on Apartments.com. In practice, a 91 Walk Score means daily errands, groceries, coffee, a bank, are reachable on foot, while a 29 Transit Score means commuting to a job outside walking distance will realistically require a car. The property sits near the 73 Toll Road and the 405 and 55 freeways for that purpose.

Assigned schools are Mariners Elementary, Horace Ensign Intermediate, and Newport Harbor High School, within the Newport-Mesa Unified School District, per Zillow’s listing, sourced to GreatSchools.

Pet Policy

Both cats and dogs are allowed, up to two per unit, with a $99 deposit and $75 monthly rent per pet. A standard breed-restriction list applies to dogs, covering large or historically insurance-flagged breeds. Check the current list directly before signing.

What Residents Report

Cockroach complaints recur across multiple independent Yelp Q&A threads spanning 2017, 2020, and 2024, not a single isolated post, and appear tied to specific buildings rather than the property as a whole in most accounts. One respondent in the “TS” section thread stated plainly that most residents “can contest there is a bit of a roach problem,” while others in the same and later threads report going months or years without seeing one, often specifically in Building C. Noise complaints cluster around parking-garage traffic and, in Phase II specifically, ongoing patio-remodeling work rather than resident behavior. Safety-related posts are older and more anecdotal, and none of the available sources corroborate a specific, dated incident count.

Reading across every thread found, pest and noise issues concentrate in specific buildings and specific stretches of time. They do not describe the property evenly, and no single thread contradicts that concentration.

Is there a pest problem at Eight 80?Recurring, based on multiple years of independent resident reports, but not universal. It shows up more in some buildings than others, and several residents report no issues at all in the same period.

Who This Property Suits

A studio-seeker prioritizing walkability over transit access is well served here: Walk Score 91 covers daily errands, and the studio price band undercuts the Newport Harbor submarket average by roughly $140 a month. A commuter without a car should look elsewhere, given the Transit Score of 29. A renter sensitive to pest issues should ask the leasing office directly about recent treatment history for the specific building and unit under consideration, given the recurring pattern above, instead of relying on a property-wide “no known issues” answer.

Against these figures, a $1,810 to $1,999 studio at Eight 80 sits below both the submarket and citywide studio averages, while its two-bedroom band sits close to the submarket average and well below the citywide one.

How to Apply

The application fee is $63.90 per applicant, and the security deposit ranges $525 to $900 depending on credit and rental history. A commonly cited rule of thumb holds that rent should not exceed 30% of gross income; applied to the current lowest studio rent of $1,810, that works out to roughly $72,400 in annual income to qualify, a calculation derived from that rule rather than a figure the property itself publishes. Confirm current credit and income thresholds directly with the leasing office, since neither is published on any of the aggregator or operator pages checked for this article.