School District: NMUSD
Adams Elementary
Located in Mesa Verde, Adams is one of the most popular elementary schools in the city. Families frequently cite it as a reason for choosing the Mesa Verde neighborhood specifically.
The City of the Arts Coastal Orange County
Costa Mesa sits right in the middle of coastal Orange County, bordered by Newport Beach to the south and east, Huntington Beach to the west, and the 405 freeway to the north. It is close enough to the ocean that you can bike to the beach on the Santa Ana River Trail, close enough to South Coast Plaza that world-class shopping is a five-minute drive, and close enough to Newport Beach that the Eastside neighborhoods share the same school district. For buyers who want the coastal Orange County lifestyle without paying Newport Beach or Laguna Beach prices, Costa Mesa is where the conversation usually starts.
Costa Mesa real estate is not one market. The city is split between two zip codes (92626 and 92627) that trade very differently. The Eastside, in the 92627 zip code, borders Newport Beach directly and commands the city's highest prices, with single-family homes typically ranging from $1.5 million to over $4 million. Mesa Verde, the largest planned neighborhood in Costa Mesa, offers mid-century and remodeled homes around a golf course and one of the largest urban parks in the county. The Westside has become a magnet for creatives and young professionals, with a growing food and retail scene around The LAB, The CAMP, and the SoBeCa district. And South Coast Metro anchors the northern end of the city with condos, townhomes, and proximity to the Segerstrom Center for the Arts and South Coast Plaza.
What makes Costa Mesa appealing to the buyers we work with is the value relative to its neighbors. You can buy a remodeled single-family home on the Eastside with walkability to 17th Street restaurants and a three-minute drive to Back Bay for roughly half what a comparable home would cost across the border in Newport Beach. You get the same school district, the same proximity to the water, and a neighborhood identity that has its own character instead of being an extension of someone else's. Costa Mesa homes for sale offer one of the strongest value propositions on the Orange County coast, and the market has reflected that with steady appreciation over the past several years.
The File Group has been active across Costa Mesa since our founding in 2016. We know the block-by-block differences between neighborhoods, we understand where the value is, and we can help you find the right property whether you are a first-time buyer, a family looking to upgrade, or an investor targeting the rental demand that the city's central location generates.
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The Eastside is Costa Mesa's most sought-after residential area. It directly borders Newport Beach, shares the Newport-Mesa Unified School District, and offers walkability to the restaurants, coffee shops, and boutiques along 17th Street and Newport Boulevard. The housing stock is a mix of original post-war cottages and bungalows on generous lots, many of which have been fully rebuilt into modern farmhouses and custom contemporary homes. Larger lots in this area also accommodate ADUs (accessory dwelling units), which makes the Eastside attractive to buyers who want rental income alongside their primary residence. Prices typically range from $1.5 million to $4 million or more for fully remodeled homes on larger lots. Buyers who want the Newport Beach lifestyle and school district without Newport Beach pricing often end up here.
Mesa Verde is Costa Mesa's largest and most established planned neighborhood, developed starting in the 1960s. It is centered around the Mesa Verde Country Club and golf course, with tree-lined streets, well-maintained single-family homes, and a distinctly suburban feel. Many homes are mid-century ranch-style originals, though a significant number have been remodeled or expanded. Fairview Park, a 208-acre urban park with bluff trails and ocean views, sits on the neighborhood's southern edge. Mesa Verde is popular with families because of the strong elementary schools (Adams Elementary is a frequent draw), the community parks, and the quiet, kid-friendly streets. Prices generally range from $1.2 million to $3 million, depending on lot size, condition, and proximity to the golf course or park.
The Westside has changed more than any other part of Costa Mesa over the past decade. Once largely industrial, the area has evolved into a creative hub anchored by The LAB and The CAMP, two open-air retail and dining complexes built from converted industrial buildings. The surrounding blocks have attracted breweries, coffee roasters, small restaurants, and independent shops. Housing on the Westside includes a mix of smaller single-family homes, townhomes, condos, and some converted live-work spaces. The Freedom Homes neighborhood within the Westside is a pocket of single-family homes originally built for returning WWII veterans that has become one of the most charming and sought-after micro-neighborhoods in the city, known for its wide streets, large backyards, and an annual Halloween parade. The Westside is typically the most affordable entry point for buyers who want a single-family home in Costa Mesa, with prices starting lower than the Eastside and Mesa Verde.
South Coast Metro occupies the northern section of Costa Mesa and is the city's most urban neighborhood. It is anchored by South Coast Plaza, one of the largest and highest-grossing shopping centers in the United States, and the Segerstrom Center for the Arts, home to the Pacific Symphony, Philharmonic Society, and touring Broadway shows. Housing in this area is primarily condos and townhomes, many in newer complexes that offer modern amenities and proximity to work, dining, and entertainment within walking distance. South Coast Metro is rated the #1 neighborhood in Costa Mesa by Niche and is popular with professionals, downsizers, and buyers who value an urban lifestyle without the Los Angeles commute.
These are quieter, more affordable neighborhoods in the central part of the city. College Park sits near Orange Coast College and has a mix of mid-century single-family homes and newer developments. Mesa Del Mar, adjacent to TeWinkle Park and the OC Fairgrounds, offers single-story ranch homes on larger lots with a peaceful, residential feel. Both neighborhoods appeal to first-time buyers and families who want to get into the Costa Mesa market at a more accessible price point while still being within the Newport-Mesa school district.
A close-knit community in the central-western part of the city, Halecrest is known for its community swim club, neighborhood block parties, and family-friendly atmosphere. Homes are primarily single-family, mid-century residences with well-maintained yards. The neighborhood has a strong sense of identity and is one of those pockets of Costa Mesa where neighbors actually know each other. It is an approachable option for families who want community involvement and a suburban feel.
Costa Mesa has quietly become one of the strongest dining cities in Orange County. The SoBeCa district and the area around The CAMP and The LAB are where much of the action is, with restaurants like Vaca (Spanish-inspired from an award-winning chef), Taco Maria (modern Mexican and a consistent James Beard semifinalist), and Theorem (a brunch and daytime cafe in a beautifully converted space). On 17th Street, Memphis at the Santora is a neighborhood staple for Southern comfort food, and Playa Mesa has become a popular spot for fresh, California-Mexican cuisine.
For everyday dining, the city has strong options across every category: Old Vine Kitchen and Bar for wine-country inspired plates, Social Costa Mesa for brunch and cocktails, and Fly Chicken in the SoBeCa area for a casual lunch. The OC Fairgrounds host the annual OC Fair every July, which brings carnival food, concerts, and a summer energy that the whole city feels. And South Coast Plaza adds another layer with its own collection of upscale restaurants, including Marché Moderne for French bistro fare and Terrace by Mix Mix for contemporary California cooking.
South Coast Plaza is the anchor. With over 250 retailers including luxury brands, department stores, and specialty shops, it is one of the highest-grossing retail centers in the country and a destination in its own right. But Costa Mesa's retail identity goes well beyond the mall. The LAB and The CAMP are anti-mall retail concepts built from converted industrial spaces, featuring independent boutiques, vintage shops, design studios, and concept stores. SOCO and the OC Mix is a design-focused shopping destination with showrooms, artisan food vendors, and home goods.
On the cultural side, the Segerstrom Center for the Arts is home to the Pacific Symphony, the Pacific Chorale, and touring Broadway productions. The Orange County Museum of Art, which relocated to a striking new building in the South Coast Metro area in 2022, has brought a new wave of visual arts programming to the city. Costa Mesa has officially branded itself the "City of the Arts," and it is one of the few places in Orange County where that label actually holds up.
Fairview Park is the headline. At 208 acres, it is one of the largest urban parks in the county, sitting on bluffs above the Santa Ana River with trails, open space, ocean-breeze views, and five distinct habitat ecosystems including rare and endangered plant species. It is the park that surprises people who do not expect to find this much open space in the middle of a city.
Talbert Nature Preserve, just south of Fairview Park, offers additional trails for hiking and birdwatching. The Santa Ana River Trail connects directly from central Costa Mesa to Huntington Beach and Newport Beach by bike, making it one of the most practical and scenic bike commuting routes in the region. TeWinkle Park is a neighborhood favorite with sports fields, a playground, and a fishing lake. And for golfers, the Costa Mesa Golf Course (public) and Mesa Verde Country Club (private) are both within the city.
Located in Mesa Verde, Adams is one of the most popular elementary schools in the city. Families frequently cite it as a reason for choosing the Mesa Verde neighborhood specifically.
Serves parts of the Eastside and has solid ratings within the district.
Located on Notre Dame Road near Orange Coast College, College Park serves central Costa Mesa and offers a Mandarin immersion program alongside its core curriculum.
Public
K-6
A Newport-Mesa Unified elementary in nearby Newport Beach, within the same district that serves Costa Mesa.
Public
K-6
Shares a campus with Costa Mesa High School as part of the combined Costa Mesa Middle and High School, serving central and western Costa Mesa neighborhoods.
7-8
The primary middle school serving central and Eastside neighborhoods.
Located on the Eastside, Estancia serves students from Eastside, Mesa Verde, and surrounding neighborhoods. It has a strong athletics program and a growing reputation for academic improvement.
9-12
Serves students from central and western Costa Mesa neighborhoods. The school has been investing in updated facilities and expanded programs in recent years.
9-12
Costa Mesa is served by the Newport-Mesa Unified School District (NMUSD), which is the same district that covers Newport Beach and Corona del Mar. That shared district is a significant draw for families, because it means Costa Mesa students have access to the same school system as their more expensive neighbors.
Costa Mesa High School (Grades 9-12): Serves students from central and western Costa Mesa neighborhoods. The school has been investing in updated facilities and expanded programs in recent years.
Estancia High School (Grades 9-12): Located on the Eastside, Estancia serves students from Eastside, Mesa Verde, and surrounding neighborhoods. It has a strong athletics program and a growing reputation for academic improvement.
Adams Elementary: Located in Mesa Verde, Adams is one of the most popular elementary schools in the city. Families frequently cite it as a reason for choosing the Mesa Verde neighborhood specifically.
California Elementary: Serves parts of the Eastside and has solid ratings within the district.
TeWinkle Middle School: The primary middle school serving central and Eastside neighborhoods.
It is important to note that school assignments in Costa Mesa vary by address, not just by neighborhood. Boundary streets can determine which school your child attends, so we always recommend checking the NMUSD school locator for the specific property you are considering. Private school options nearby include Orange County School of the Arts (OCSA) in Santa Ana, St. Joachim in Costa Mesa, and several well-regarded options in Newport Beach and Irvine.
School District: NMUSD
Fairview Park: 208 acres
Nearest Airport: John Wayne (SNA)