I live on the Eastside, so consider this the most local page on this site. This is the pocket of Costa Mesa east of Newport Blvd, centered on 17th Street, and it delivers exactly what people move to coastal Orange County for: walkable streets, midcentury ranches and vintage bungalows, and Newport Beach literally across the street.
The median here runs $1.84M-$1.9M, which is real money, but the same lifestyle a mile south in Newport Heights costs meaningfully more. Homes take about 42 days to sell, longer than the county average, so buyers get room to negotiate that most premium neighborhoods never offer.
The Market Right Now
Median
$1.84M-$1.9M
Single Family
$1.1M-$3.5M, median near $2.25M
Condos and Townhomes
$900K-$1.43M, limited supply
Trend
Flat to up 6% year over year
The Homes
The median build year is 1961, and the streets mix original ranches, bungalows dating as far back as 1900 along Magnolia and Orange, and new custom builds replacing originals one lot at a time. Lots run about 7,400 square feet.
This is overwhelmingly a single family neighborhood, roughly 3,100 homes with only a handful of condos and townhomes. There are almost no HOAs here, and yes, you can even park an RV in your own driveway.
Schools
The Eastside sits in Newport Mesa Unified and feeds some of the district's strongest campuses.
- Newport Harbor High School9/10 GreatSchools, A on Niche, 95% graduation rate
- Kaiser Elementary8/10 GreatSchools, the top elementary serving the Eastside
Neighborhoods to Know
The Historic Bungalow Pockets
Early 1900s Spanish and Craftsman cottages along Magnolia Street and Orange Avenue, celebrated by the Costa Mesa Historical Society.
The 17th Street Corridor
The neighborhood's walkable spine: Sprouts, Sidecar Doughnuts, and some of the county's best casual dining.
Santa Ana Avenue & the Bluffs
Quiet streets running toward Upper Newport Bay and the Back Bay trails.
The Newport Border
The southern edge abuts Newport Heights, with Hoag Hospital under 2 miles away.
Living Here
Daily life happens on foot along 17th Street, the Upper Newport Bay Nature Preserve sits on the neighborhood's border, and Newport's beaches are under 5 miles away. I bike to Corona del Mar from here in about 20 minutes.
For commuters, the 55, 405, and 73 are all close, with Irvine 15-30 minutes off peak and John Wayne Airport about 10-20 minutes.
Buyer Tips
Character homes reward a careful eye. Many originals are ready for updating, which is exactly how buyers build value here, and the neighborhood's rebuilt homes show what these lots can become.
With almost no HOAs, the Eastside offers a freedom few coastal neighborhoods match. I live here and walk these streets daily, so ask me about any specific block before you offer.
Who It Fits
Buyers who want character, walkability, and Newport adjacency without Newport pricing or HOA rulebooks. If you want turnkey new construction on a big lot, look at Irvine. If you want a neighborhood people never leave, this is it.
And if you want to talk specific streets, ask me. I walk them every day.
Frequently Asked Questions
How much does a home cost in Eastside Costa Mesa?
The median sale price runs $1.84M-$1.9M as of early 2026. Entry level single family homes start around $1.1M, fully renovated homes reach $3.5M, and the median single family sale is about $2.25M.
Why is Eastside Costa Mesa more expensive than the rest of the city?
Location and character. It borders Newport Beach and the Back Bay, the streets are walkable to 17th Street, and the housing stock mixes vintage bungalows with high end rebuilds. It is the closest thing Costa Mesa has to a coastal village.
Is Eastside Costa Mesa a good investment?
The neighborhood has almost no HOAs, strong schools, and a location that cannot be replicated. Homes here take about 42 days to sell, so patient buyers can negotiate, and the long term trajectory has tracked Newport adjacency. I chose to live here myself, which tells you my honest answer.
Want a real number for your specific home? Get a free CMA.
Figures reflect public market data as of mid 2026 and vary by source. For a current read on any specific street or home, ask me for a free CMA.