Costa Mesa.
The City of the Arts, minutes from the sand.
Source: CRMLS MLS data via InfoSparks, residential sales, rolling 12 months through October 2026; year over year compares to the prior 12 months. Figures change monthly; ask us for the latest numbers for your street.
Costa Mesa calls itself the City of the Arts, and it lives up to the name. It's home to Segerstrom Center for the Arts, South Coast Repertory and South Coast Plaza, with creative spots like The LAB and The CAMP mixed in. Many neighborhoods are only a few minutes from Newport's beaches.
For many buyers, Costa Mesa is the smart way into coastal Orange County: bigger lots, more character and a strong food scene, all next to Newport. We help clients compare the Eastside, Mesa Verde and the Westside block by block, and we help sellers reach the buyers who are priced out of the beach.
Who it's for: Buyers who want to be close to the beach without beach prices, and who value larger lots, a central location and a strong arts and food scene.
Costa Mesa neighborhoods.
Eastside Costa Mesa
Larger lots, ranch homes and modern rebuilds a short bike ride from Newport Heights and the beach.
Mesa Verde
A well-kept mid-century neighborhood around Mesa Verde Country Club and the Costa Mesa Golf Course.
College Park
Mid-century tract homes near Orange Coast College and the 405.
Westside
A mix of older homes, new small-lot developments and creative businesses near the Banning Ranch bluffs.
South Coast Metro
Condos and townhomes near South Coast Plaza and the Segerstrom arts district.
Why people love it.
- South Coast Plaza, one of the country's best-known luxury shopping centers
- Segerstrom Center for the Arts and South Coast Repertory
- Fairview Park bluffs and trails, and TeWinkle Park
- Strong independent food scene at The CAMP, The LAB and SoCo
- Newport Beach's beaches about 10 minutes from much of the city
- Central location with access to the 405, 55 and 73 freeways and John Wayne Airport
Where locals go.
- South Coast Plaza. Luxury flagships, department stores and fine dining.
- Segerstrom Center for the Arts. Broadway tours, ballet and the Pacific Symphony.
- The LAB Anti-Mall. Independent shops and eateries in a converted industrial space.
- The CAMP. An outdoor-lifestyle center with restaurants and specialty retail.
- SoCo and The OC Mix. Design showrooms, a food hall and weekend farmers market.
Trails and surf.
Hiking
- Fairview Park. Bluff-top trails and vernal pools overlooking the Santa Ana River.
- Talbert Nature Preserve. Easy loops that connect to the river trail and the beach.
Surf
- Newport's beach breaks. Blackies and the River Jetties are about 10 minutes away.
- Huntington State Beach. Wide-open peaks just across the river.
A perfect day in Costa Mesa.
Breakfast at Plums, then a wander through The LAB and The Camp for coffee and shops. Lunch at SOCO (Taco María's lunch counter, or the OC Mix stalls). Afternoon at South Coast Plaza or a show-day walk around Segerstrom Center and the Noguchi garden. Dinner at Taco María if you booked ahead, then a drink on the 17th Street patios or a show at the Segerstrom.
Where we send clients to eat.
Knife Pleat
Refined French cooking in a quiet penthouse dining room at South Coast Plaza.
Mesa
Rooftop-adjacent lounge and restaurant on the Westside; the late-night patio.
Plums Café
Pacific Northwest brunch in the 17th Street corridor; the smoked salmon hash.
Wahoo's Fish Taco (original)
The chain started here in 1988; the Placentia Ave original is still the move.
The Camp / The LAB
Anti-mall dining: Native Foods, Milk + Honey, Old Vine Café and the courtyard coffee scene.
Brennan's running list. Menus and hours change, so check before you go.
What you'll find.
Mid-century single-level homes, Eastside ranch homes on generous lots, new modern builds, and condos and townhomes near South Coast Metro. Rough tiers: condos and townhomes from about $700K to $1.2M; single-family homes from about $1.3M to $2.5M; new construction on the Eastside from about $2.5M to $4M+.
Price ranges are rough guides. Ask us for current comps.
Public & private.
| Estancia High School | Newport-Mesa Unified School District |
| Costa Mesa High School | Newport-Mesa Unified School District |
| Orange Coast College | Coast Community College District |
Newport-Mesa Unified School District
Source: Niche, 2027 Best School Districts in California, checked November 2026. Rankings change yearly.
Always confirm school boundaries for a specific address with the district.
Costa Mesa has prohibited non-hosted short-term rentals in residential zones, so don't plan on vacation-rental income. If you're looking at the Eastside or Santa Ana Heights edge, also check whether the home sits under the John Wayne Airport departure path before you fall in love.
Read the Buyer's GuideYour best buyer pool is often families priced out of Newport Heights and Corona del Mar. Market lot size, distance to the beach and school boundaries directly, and consider showing what a rebuild or ADU could look like on a larger lot.
Get a home valuationRecent Costa Mesa deals.
Costa Mesa questions.
What is the median home price in Costa Mesa?
About $1.56M as of September 2026, according to Houzeo's MLS-based data.
Is Eastside Costa Mesa a good place to live?
Many buyers like the Eastside for its larger lots and quick access to Newport Heights and the beach. It also has some of the city's highest prices.
Are short-term rentals allowed in Costa Mesa?
Non-hosted short-term rentals are generally prohibited in residential zones. Check current city rules before buying for rental income.
Talk to someone with over half a billion in career sales.
Get a personal valuation, a custom search or a straight answer. Brennan replies within one business day.