Costa Mesa is one of the most well-rounded cities in Orange County — offering beach-adjacent living, a world-class dining and arts scene, strong schools, and home prices that are more accessible than neighboring Newport Beach or Huntington Beach. But not all Costa Mesa neighborhoods are the same. Each area has its own character, price range, and lifestyle appeal.
As a Costa Mesa-based real estate team, we help buyers find homes in these neighborhoods every week. Here's our local guide to the best areas to live in Costa Mesa in 2026.
Mesa Verde
Mesa Verde is often considered the crown jewel of Costa Mesa real estate. This established neighborhood features wide, tree-lined streets, spacious lots (many over 6,000 sq ft), and a strong sense of community. Homes here are primarily single-family residences built in the 1960s and 70s, with many beautifully updated over the years.
Best for: Families looking for a classic suburban feel with top-rated schools nearby, including Mesa Verde Elementary and Costa Mesa High School. The Mesa Verde Country Club adds a touch of luxury to the neighborhood.
Price range: Typically $1.1M–$1.6M for single-family homes, making it one of the more premium areas in Costa Mesa.
Eastside Costa Mesa
Bordering Newport Beach, Eastside Costa Mesa is the city's most desirable — and most expensive — area. Newer construction, modern floor plans, and proximity to Upper Newport Bay and the Back Bay trail system make this a hot spot for buyers who want the Newport Beach lifestyle at a Costa Mesa price point.
Best for: Professionals and move-up buyers who want newer homes, walkability, and quick access to Fashion Island and the coast.
Price range: $1.3M–$2.5M+ depending on size and proximity to Newport.
Westside Costa Mesa
The Westside has undergone a significant transformation in recent years. Once considered the more affordable and overlooked part of town, it's now home to a thriving arts district, trendy restaurants along 19th Street, and an increasingly desirable real estate market. For buyers looking for value and upside, the Westside is hard to beat.
Best for: First-time buyers, investors, and creative professionals drawn to the neighborhood's walkable food and arts scene. Proximity to Huntington Beach is a bonus.
Price range: $850K–$1.3M for single-family homes, with condos and townhomes available in the $600K–$900K range.
Mesa del Mar
This small, tucked-away neighborhood near the coast is one of Costa Mesa's best-kept secrets. Mesa del Mar feels like its own little village — quiet streets, a tight-knit community vibe, and an easy walk or bike ride to the beach. Homes here don't come on the market often, which speaks to how much residents love living here.
Best for: Buyers who prioritize coastal proximity and a small-town neighborhood feel. Great for couples and small families.
Price range: $1.0M–$1.5M, though inventory is consistently limited.
College Park
Named for its proximity to Orange Coast College, College Park offers solid mid-range housing options with easy access to shopping, dining, and the 405/55 freeways. The neighborhood has a mix of original ranch-style homes and updated properties, making it a practical choice for buyers who want central Costa Mesa living without the premium price tag.
Best for: Commuters, young families, and buyers who want central access to all of Costa Mesa's amenities. OCC also provides excellent community college education and cultural events.
Price range: $900K–$1.3M for single-family homes.
South Coast Metro Area
The area around South Coast Plaza — the largest shopping center on the West Coast — offers a mix of condos, townhomes, and single-family homes. It's a prime location for buyers who want urban convenience, quick freeway access, and world-class shopping and dining steps from their front door.
Best for: Young professionals, downsizers, and anyone who wants to be in the center of Orange County's commercial hub. Segerstrom Center for the Arts is right here too.
Price range: Condos from $500K–$800K; single-family homes $1.0M–$1.5M.
How to Choose the Right Costa Mesa Neighborhood
The best neighborhood for you depends on your lifestyle, budget, and priorities. Here are a few questions we ask every buyer:
- Do you need to be close to specific schools?
- How important is walkability to restaurants and shops?
- Are you looking for a newer home or are you open to renovating?
- What's your daily commute — are freeway access or PCH proximity important?
- Do you plan to stay long-term, or are you thinking about future resale value?
As a Costa Mesa-based team, we don't just know these neighborhoods from MLS data — we live and work here. That local knowledge makes a real difference when it comes to finding the right home at the right price.
Ready to explore Costa Mesa neighborhoods in person? The More Real Estate Team would love to give you a tour. Contact us today to get started.