Costa Mesa

Mesa Verde, a neighborhood in Costa Mesa, has a name that translates to “green table.” It fits a place teeming with parks, hiking trails and golf courses, ideal for outdoorsy residents seeking an active lifestyle. Even swimmers and surfers can flock to the neighborhood: “Costa Mesa is very desirable city nestled next to the ocean. It’s by Newport Beach and Huntington Beach,” says Heather Applegate who works with Mesa Group Real Estate and has over a decade of experience in the area. Although Mesa Verde is a city neighborhood, it has a calm suburban feel with midcentury cul-de-sac developments and well-rated public schools. “It’s nice and quiet, family-friendly, and the location is great, too — you’ve got access to the freeway and it’s close to the beach,” says Realtor Nick Skawinski, who works with First Team Realty and has over a decade of experience. For fresh air, many locals head to centrally located Estancia Park. The sprawling recreation space offers a dose of history: the Diego Sepulveda Adobe, a restored adobe dwelling dating back to Costa Mesa’s earliest days. Residents can also find open fields dotted with trees and plenty of picnic tables alongside barbecues, ideal for hosting parties. Shaded by a thicket of trees, Tanager Park offers pickleball courts, an open grassy area for walking and a playground. “I love Tanager Park. It’s one of my favorite parks in the city,” Applegate says. Golfers can join the Mesa Verde Country Club, located in the northwest corner of the neighborhood. The private 18-hole course and clubhouse have hosted many competitions from the Haig National Open to the United States Junior Girls Championship. Hikers can visit Fairview Park, over 200 acres of land featuring scenic trails along rolling hills and meadows. Those seeking a swim destination can visit Newport Beach, known for its scenic pier, or Huntington Beach, which features a paved bike trail. Mesa Verde’s residential streets and cul-de-sacs wind throughout the neighborhood, cutting down on traffic and giving kids plenty of space to play. The yards are sometimes compact but landscaped with flora, and backyards often have patios or pools. “It’s known for having beautiful planned communities and tree-lined streets,” Applegate says. Many of the subdivisions were built in the 1960s and 1970s, resulting in mostly midcentury architecture. Ranch-style homes range from $1.5 million to $2.1 million, while larger midcentury houses closer to the country club can start from $2.5 million and go up to $2.9 million. Currently, the neighborhood’s market is undergoing some changes: “Inventory is very depressed, and we’re seeing prices rise, so the median home price has increased over the last year,” Applegate says. Students in the area are served by the Newport-Mesa Unified School District, which earns an A grade according to Niche. California Elementary School is also given an A rating, while Charles W. Tewinkle Middle School has a B grade. Estancia High School earns a B-plus grade and has Career Technical Education programs from the Engineering Design Pathway to Estancia Medical Academy. Along Harbor Boulevard, located on the eastern edge of the neighborhood, there are many strip mall shopping centers with large chain stores like Target and grocery stores including Sprouts. “The size of the city is much smaller than surrounding areas. There are mom and pop restaurants and shops that not all cities offer,” Applegate says. One of the local eateries is Doria’s Haus of Pizza, which has been serving the area for 37 years. It features Italian dishes in a cozy setting lit by neon signs. Others include the Caffeine Club, a bright cafe, and Simply Fish, a seafood spot meets sports bar. For endless shopping, residents are less than five miles from South Coast Plaza, a well-known shopping mall in northern Costa Mesa offering over 275 retailers. The community features unique events like the AAPI Heritage Month Anime Night and Concert, a night of live music, food and an anime screening. At The Art of Flamenco Dinner Show, locals can enjoy a three-course dinner served with sangria and watch flamenco dance performances. Mesa Verde is about 20 miles from Anaheim. Residents can commute via California 55, which can take half an hour or longer during rush hour. The neighborhood is also about 10 miles from Irvine and Santa Ana. If residents want public transportation, they can hop on an Orange County Transit Authority bus. For medical services, residents can go to Hoag Hospital - Newport Beach, about 5 miles away. The closest major airport is John Wayne Airport, located 5 miles away in Santa Ana.

Located in the heart of Orange County, Westside Costa Mesa is an emerging neighborhood that offers easy access to shops and eateries and proximity to the beach. “You’re getting all the perks of beach living, the great weather, and the sea breeze without it being overly expensive,” says Keller Williams broker associate Sean Dezahd, who has been selling in the area since 1996. “It’s considered a little more affordable than many other areas in Costa Mesa, too.” Prospective buyers weary of the HOAs that rule much of Southern California appreciate Costa Mesa. “People who don’t like the strict rules in Irvine come here because there are very few gated communities,” says Coldwell Banker’s Brian Gibney, who has over 20 years of experience. “This is one of the only cities in the region to allow RV parking in driveways.” Westside Costa Mesa is a mix of single-family homes, condos and townhouses. Most are California ranch-style homes built in the 1950s and ‘60s. Pricing is between $900,000 for something needing updates and $1.7 million for something boxy and contemporary. Condos and townhomes start at around $800,000 and can climb as high as $1.5 million. Costa Mesa is an outdoor lover's paradise with easy beach access and many neighborhood parks. Newport Beach is about 2 miles away, and Huntington State Beach is about 4. Situated on over 200 acres with five distinct wild habitats, Fairview Park is the community's crown jewel. The park promises scenic views and hiking trails and hosts free concerts on Tuesdays in July. There is abundant green space and a model airplane runway where hobbyists gather. On the eastern part of the park, Goat Hill Junction Railroad is a human-sized model train that offers free rides to kids and adults. Golf enthusiasts can play a round at the Costa Mesa Country Club, a public course on the city's west side that offers two courses, chipping and pitching greens, and a driving range. Westside Costa Mesa is about 5 miles from world-class shopping and dining at South Coast Plaza, but many places are much closer to home. There is a collection of Mexican dining establishments near West 19th Street and Placentia Avenue. Wahoo’s Fish Tacos and Birrieria Guadalajara are two standout spots with great reviews from diners. Other restaurant options include 2145 Eats, which has made the Orange County 75 Best Restaurants List every year since 2018, and MoonGoat Coffee, an industrial-chic eatery that features a weekend brunch. There is another commercial corridor along West 17th Street that has a PetSmart and a Trader Joe’s for stocking up on groceries. Costa Mesa hosts over a half-dozen annual events, including the Orange County Fair, which attracts over one million visitors annually. In 2023, the fair ran from mid-July to mid-August, with 12 sold-out days during its 23-day run. More than 400,000 stuffed toys were won by fairgoers in the carnival midway. There are also community runs, an annual fish fry, the OC marathon and community events that celebrate the Fourth of July and the Christmas holiday. Newport-Mesa Unified serves children. It is a highly rated public school district graded A by Niche. Kids can start their education at Victoria Elementary before moving to Charles W. TeWinkle Middle, graded B-plus and B, respectively, by Niche. Estancia High School is graded B-plus by Niche, which ranks it in the top 10% of California schools for athletes. Estancia’s Lyceum Academy is a four-year program for gifted and academically motivated students seeking additional support and enrichment. Westside Costa Mesa is just 2 miles from the coast, so major thoroughfares like the Costa Mesa Freeway and the Pacific Coast Highway are heavily trafficked areas. “Traffic is always heavy near the beach, but you can actually get to Huntington Beach without getting on the freeways,” Gibney says. I-405, which connects the broader region, is about 5 miles north of the neighborhood. For commuters, downtown Los Angeles is about 45 miles northwest of the city, a heavy-lift drive that can take as long as an hour and 40 minutes during rush hours. John Wayne Airport is about 5 miles via the Costa Mesa Freeway, and Hoag Hospital is under 2 miles away in Newport Beach.

Costa Mesa’s Harbor Gateway neighborhood sits as a vibrant component of the broader Orange County tapestry. Enveloped by a blend of suburban charm and a touch of urban sophistication, it strikes a balance that appeals to a diverse demographic, from young professionals to growing families. “It’s a nice area,” says Realtor Matt Tilley. “There are a lot of nearby amenities, and the highway makes commuting really easy.” Housing in Harbor Gateway offers a distinct representation of Southern Californian architectural styles. Single-family homes, many dating back to the mid-20th century, showcase a blend of classic ranch-style designs and more contemporary constructions. A significant feature among many homes here is the thoughtful landscaping, with gardens often bearing citrus trees, bougainvillea, and palms, exuding a coastal yet cozy ambiance. The neighborhood's diverse range of residences also includes town houses and apartments, catering to various lifestyles and budgets. You can find a 1,000-square-foot town house in the neighborhood for around $650,000, while most single-family homes sell for between $1 million and $1.5 million and offer between 1,250 and 2,500 square feet of space. Shopping within and around Harbor Gateway reflects the needs and tastes of its inhabitants. Boutique shops offer unique finds from clothing to home decor, while larger shopping complexes ensure that residents have access to bigger retail chains without venturing too far. The SoCo shopping mall in the center of the neighborhood, for example, is home to multiple department stores and restaurants. When locals need to pick up groceries, they have a variety of neighborhood options, ranging from Sprouts Farmers Market to Japanese supermarket Tokyo Central. The dining scene in Harbor Gateway showcases a diverse palate. Local restaurants range from quaint cafes serving fresh Californian produce to international cuisines. Whether you're in the mood for a gourmet burger, sushi, or authentic Mexican fare, this neighborhood has something to satiate every craving. Top options in the neighborhood include hip modern eateries like Paragon and Arc Food and Libations, along with popular mom-and-pop diners like ramen shop Mogu Mogu and Hank’s Mexican Food. Education is another aspect where Harbor Gateway shines. The neighborhood's schools, under the Newport-Mesa Unified School District, are well-regarded for their commitment to providing quality education. Most local students attend public schools like Killybrooke Elementary, which has an A rating on Niche, and Costa Mesa High School, which also serves the neighborhood’s junior high students. In terms of commuting, Harbor Gateway's location is extraordinarily convenient. Close proximity to major highways ensures that residents can navigate to other parts of Orange County and beyond with relative ease. Public transport options, including buses, are also available for those seeking alternatives to driving. And when locals want to get some fresh air, Huntington State Beach is just ten minutes away by car. Harbor Gateway is a harmonious blend of suburban tranquility and urban amenities. It provides a backdrop where residents can experience community living, with all the modern conveniences within arm's reach. The neighborhood, with its tree-lined streets, diverse dining options, and a strong sense of community, offers a glimpse into the quintessential Southern Californian way of life.

In a part of Southern California where the HOA is king, Northside Costa Mesa is largely free from those restrictions. That is a huge draw for homebuyers, according to EQTY Forbes Global Properties Realtor Daniel Finder. “You can tear down and build new there,” he says. The neighborhood is conveniently located to some of the country's best shopping experiences, centrally located in Orange County and not too far from Los Angeles or the ocean. “It has a lot of things going for it,” Finder says. Shopping and dining in Costa Mesa happen near Bristol Street and Sunflower Avenue. South Coast Plaza is a high-end shopping destination with over 250 boutiques and 30 distinct eateries. Bloomingdales, Saks Fifth Avenue and Nordstrom are among the many stores. From quick bites to casual and fine dining, there is something for everyone among the many award-winning restaurants. Established in 1849, Boudin SF is a California bakery chain famed for its sourdough and light American bites. Diners love the grilled cheese and tomato soup and the clam chowder. AnQi Bistro serves Asian fusion small plates and noodles in a chic, clubby space with a fashion catwalk. Further north on Bristol is a Vons supermarket and a Trader Joe’s for groceries. To support small businesses, The Lab Anti-Mall is the place — "Lab" stands for "Little American Businesses." The shopping center is a modern, open-air destination with a range of independent stores, restaurants and an art gallery. Homes in Northside Costa Mesa are a mix of single-family, condos and townhomes. Homes from many decades line the neighborhood’s streets, with most homes constructed between the 1950s and ‘80s. The midcentury ranch-style home is typical; there are split-level homes and more contemporary Spanish-inspired offerings as well. Homes north of the I-405, which cuts through the neighborhood, are a little bigger. Prices start around $1 million for a three-bedroom home with about 1,300 square feet to $1.7 million for a five-bedroom home with about 2,700 square feet. Condos and townhomes cost between $560,000 and $900,000, depending on the size and state of renovation. Newport-Mesa Unified serves the school-aged children in Northside Costa Mesa. It's a highly rated public school district graded A by Niche. Kids can start their education at Paularino Elementary School, a walkable community school with a B-plus grade. Students advance to Costa Mesa High School, which also serves as a middle school. With an A-minus grade, CMHS has a Mandarin Chinese dual immersion program that promotes academic achievement, bilingualism and biliteracy, and sociocultural competence. Northside Costa Mesa has several arts and culture hotspots, including the Orange County Museum of Art. The museum features a collection of modern and contemporary artwork and hosts educational events. The Segerstrom Center for the Arts is a vast opera house-style hall with multiple theater and dance stages and an arts plaza. Several parks are within the neighborhood, including Wakeham Park, which, at 10 acres, is the largest park in Northside Costa Mesa. The park has many amenities, including basketball and volleyball courts and two playgrounds for kids. Tall trees, picnic tables and barbecue grills accent the sprawling green space. Wimbledon Park is a peaceful destination for meditation or exercising outdoors; it attracts dog owners to its open green space and kids to the playground and swing set. Costa Mesa hosts over a half-dozen annual events, including the Orange County Fair, which attracts over a million visitors annually. In 2023, the fair ran from mid-July to mid-August, with 12 sold-out days during its 23-day run. More than 400,000 stuffed toys were won by fairgoers in the carnival midway. Free concerts in the park occur on Tuesdays in July at Fairview Park and feature live bands, a beer and wine garden, gourmet food trucks and kids’ activities. There are also community runs, an annual fish fry, the OC marathon and community events that celebrate the Fourth of July and the Christmas holiday. Interstate 405 runs through Northside Costa Mesa and is the main thoroughfare in the neighborhood. The freeway and the area around Bristol Street are known for traffic. John Wayne Airport is on the neighborhood’s eastern border, meaning air traffic is heavy. Los Angeles is 40 miles north, a heavy-lift drive that can take as long as two hours at rush hour. The Orange County Transit Authority operates many bus routes along major thoroughfares that connect to the broader region.

Mere miles from the Pacific coast, Eastside Costa Mesa is a high-energy neighborhood in Orange County's heart. "This is a great area. You've got airport and highway access, a central location and it's Newport Beach adjacent," says Coldwell Banker's Brian Gibney, who has over 20 years of experience. Buyers in the community appreciate coastal access without coastal prices. "You're getting all the perks of beach living, the great weather and the sea breeze, without it being overly expensive," says Keller Williams broker associate Sean Dezahd, who has been selling in the area since 1996. Costa Mesa does not sit on the coast, but Newport Beach and Huntington State Beach are under 5 miles away. Most homes in Eastside Costa Mesa are walkable to the community parks scattered throughout the neighborhood. Jordan Park sits on about three acres and has picnic tables, a barbecue, a jungle gym and a swing set for kids to enjoy. There is a Little Free Library around the corner on East 21st Street. Heller Park has a shelter, picnic tables and a playground. The dog-friendly park has open spaces where pet parents gather after work and on the weekends. Right on the neighborhood's border is Upper Newport Bay Nature Preserve, situated on over 130 acres along the bluffs surrounding the bay. Renowned as a bird-watching spot, upwards of 35,000 birds come through the bay during winter migration — it's home to six rare or endangered species. The park has an amphitheater, conference center, hiking and biking trails, and a gift shop, among other amenities. Eastside Costa Mesa has a handful of townhouses and condos, but the inventory is predominately single-family homes. Most original homes are midcentury ranch-style, but more contemporary offerings like Colonial Revival and modern farmhouses exist. HOAs rule Southern California, but there are very few in Costa Mesa. "This is one of the only cities in the region to allow RV parking in driveways," Gibney says. "People who don't like the strict rules in Irvine come here because there are very few gated communities." Homes are priced between $1.1 million for a three-bedroom home with about 2,000 square feet and $3.5 million for a fully renovated five-bedroom home with about 3,200 square feet. Condos and townhomes sell between $900,000 and $1.1 million. The central commercial district is along East 17th Street, with stores like Sprouts Farmers Market, Ralphs Fresh Fare and Target for stocking up on groceries and essentials. For breakfast, Shirley’s Bagels has boiled and baked bagels, NYC style. The morning hotspot is known for its everything bagel, various sandwiches and reasonable prices. Nothing Bundt Cakes and Sidecar Doughnuts & Coffee are in the same shopping center, making the 17th Street Promenade a bit of a bakery district. Try the spam musubi or spicy ahi poke bowl, both favorites at ‘Ai Pono Cafe, a popular Hawaiian restaurant with a few locations. Everyone is a member at The Country Club, a restored 1950s bar venue offering robust happy hours and classic American fare. The crowd is diverse, and there is dancing after 10 p.m. on Fridays and Saturdays. Costa Mesa hosts over a half-dozen annual events, including the Orange County Fair, which attracts over one million visitors annually. In 2023, the fair ran from mid-July to mid-August, with 12 sold-out days during its 23-day run. More than 400,000 stuffed toys were won by fairgoers in the carnival midway. Free concerts in the park occur on Tuesdays in July and feature live bands, a beer and wine garden, gourmet food trucks and kids' activities. There are also community runs, an annual fish fry, the OC marathon and community events that celebrate the Fourth of July and the Christmas holiday. The Newport-Mesa Unified school district serves school-age children in Eastside Costa Mesa. It is a highly rated public school district graded A by Niche. Kids can start their education at a walkable community school; Woodland Elementary is a highly rated school graded A by Niche. Students advance to Costa Mesa High School, which also serves as a middle school. It is a well-performing school graded A-minus by Niche. CMHS has a Mandarin Chinese dual immersion program that promotes academic achievement, bilingualism and biliteracy, and sociocultural competence. Interstate 405 is about 5 miles north of the neighborhood and connects the broader region. Downtown Los Angeles is about 45 miles northwest of the city — a drive that can take commuters over 90 minutes during notoriously unpredictable rush hours. John Wayne Airport is about 5 miles via the 55, and Hoag Hospital is under 2 miles away in Newport Beach. Major thoroughfares like the 55 and Pacific Coast Highway are heavily trafficked areas near the coast. Most of the residents in Eastside Costa Mesa are car-dependent, but bus routes are along major roadways.

Downtown Costa Mesa blends the low-key suburban lifestyle with city amenities. This is a coastal community near the beach centrally located in Orange County, close to freeways and the airport, and has a great climate. The neighborhood is within walking distance of shops, restaurants and community parks. “It’s the hip area, there’s no doubt about that,” says Torelli Realty’s Valerie Torelli, who has been in real estate for over 30 years. “The food, the social scene and then, for families, the schools are fabulous. And it’s super, super close to the beach.” Homes in Downtown Costa Mesa are a mix of single-family, condos and townhomes. Homes in the neighborhood were built between the 1920s and 1960s, heavily emphasizing the traditional California ranch. Most houses are one story, but some spacious contemporary offerings have been developed more recently. “People who don’t like all the rules and HOAs in Irvine are drawn to Costa Mesa, one of the only cities in the region to allow RV parking in driveways,” says Coldwell Banker’s Brian Gibney, who has over 20 years of experience. Houses downtown can range anywhere from about 1,000 square feet to over 3,000 square feet, costing between $1 million and $4 million. “Because the lots are large, you have some great upside,” Torelli says. Townhomes and condos cost between $750,000 and $2 million. Torelli says anything priced well will sell fast and receive multiple offers. Sidewalks line all the streets downtown, making it easy for many to walk to the schools and bustling commercial corridors. There is a hotspot around 17th Street near Newport Boulevard. “Seventeenth Street is just chock full of shops, restaurants, bike stores and some great clothing shops,” says Torelli. One of the most popular places along this stretch is Sidecar Doughnuts & Coffee. “The lines are out the door,” Torelli says. Playa Mesa is a well-liked Mexican restaurant down the street, beloved for its brunch and mean margaritas. There is a Trader Joe’s for stocking up on groceries. Costa Mesa hosts over a half-dozen annual events, including the Orange County Fair, which attracts over one million visitors annually. In 2023, the fair ran from mid-July to mid-August, with 12 sold-out days during its 23-day run. More than 400,000 stuffed toys were won by fairgoers in the carnival midway. Free concerts in the park occur on Tuesdays in July and feature live bands, a beer and wine garden, gourmet food trucks and kids’ activities. There are also community runs, an annual fish fry, the OC marathon and community events that celebrate the Fourth of July and the Christmas holiday. Newport-Mesa Unified serves school-aged children. It is a highly rated public school district graded A by Niche. "You've got some fabulous, fabulous schools here," Torelli says. Kids can start their education at Everett A. Rea Elementary, a walkable community school in downtown Costa Mesa graded C-plus by Niche, then continue at Charles W. TeWinkle Middle, a B-graded school. Students advance to Costa Mesa High School, which also serves as a middle school. It is a well-performing school graded A-minus by Niche. CMHS has a Mandarin Chinese dual immersion program that promotes academic achievement, bilingualism and biliteracy, and sociocultural competence. Costa Mesa does not border the coast, but the beach is about 5 miles west via the Costa Mesa Freeway. Huntington State Beach is a popular surfing destination on over 120 acres with over 8 miles of paved trails. In downtown, Lions Park is a classic community park with a playground, picnic tables, a baseball field and a community center. The Downtown Recreation Center has adult and youth programs, and courts for pickleball, basketball and volleyball. Dog-friendly Heller Park is a cute little offering for kids, with a robust playground and swings, open grassy areas shaded by trees, benches and a public restroom. Costa Mesa is near several cities it borders, including Huntington and Newport beaches, Irvine, Santa Ana and Orange. It sits along the Costa Mesa Freeway, which cuts straight through town. "Traffic can be heavy because we're so close to the beach, but you can get to Huntington Beach without even getting on the freeway," Gibney says. Surrounding the city are the Corona Del Mar Freeway, I-405 and the Pacific Coast Highway. John Wayne Airport is on the city’s eastern border and just 5 miles from downtown. Los Angeles is 40 miles north, a heavy-lift drive that can take as long as two hours at rush hour. The Orange County Transit Authority operates many bus routes along major thoroughfares that connect to the broader region.