If Newport Beach is on your radar, but the price point is giving you pause, Eastside Costa Mesa deserves a serious look. It shares the same schools, the same Back Bay, the same easy everyday living, and much of the same neighborhood feel as its neighbor to the south, at a meaningfully lower price point. As agents who regularly represent buyers and sellers in 92627, we can tell you: this pocket quietly punches well above its weight.
Here's what you actually need to know.
What Is Eastside Costa Mesa?
Eastside Costa Mesa is a residential neighborhood on the eastern side of Costa Mesa, generally bounded by the 55 Freeway to the east, Newport Boulevard to the west, the Newport Beach city limit to the south, and the Santa Ana River area to the north. It falls primarily within ZIP code 92627, which is how it distinguishes itself from Westside Costa Mesa and Mesa Verde (both 92626).
The neighborhood is not a master-planned community or a formal district. It's an organically grown collection of streets, many of them tree-lined and quiet, built out primarily in the 1950s through 1970s with a mix of ranch homes, Spanish revivals, cottages, and a growing number of tasteful remodels and new construction. It's worth knowing up front that Eastside has more housing variety than Newport Beach proper, including multi-family buildings and PUDs (planned unit developments) alongside single-family homes, and that housing conditions vary meaningfully from street to street. The best blocks are genuinely lovely. Others reflect their age more visibly. What ties it together is less a single aesthetic and more a shared orientation: toward the Back Bay, toward Newport Beach, toward the bustle of 17th Street, and toward a way of life that's rooted, local, and unpretentious.
Streets and Pockets to Know
Eastside isn't monolithic. The price and character vary meaningfully depending on where you land.
A useful frame for understanding the neighborhood: the east-west streets run from Newport Boulevard on the west end to Irvine Avenue on the east, and are organized roughly into 100, 200, 300, and 400 address blocks, with the 400 block sitting closest to Irvine Avenue. The 300 and 400 blocks generally have larger lots and a more spacious, residential feel. Several of these streets connect directly to Newport Beach, which matters for both daily life and buyers open to either city.
A few streets worth knowing by name: 22nd Street turns into Santiago Drive, a main entrance to the Dover Shores area of Newport Beach, and, in the opposite direction, connects to Victoria Street toward Westside Costa Mesa. 20th Street turns into Highland Drive, another primary artery into Dover Shores. 19th Street becomes Dover Drive, running past Mariners Park into Newport. 18th Street turns into Mariners Drive, leading directly to Mariners Elementary School and offering yet another easy pathway into Newport Beach. These cross-city connections are a genuine quality-of-life asset that casual maps don't always convey.
The neighborhood also splits physically into long through-streets and cul-de-sacs and horseshoe streets. Both have their buyers. Some people specifically seek out cul-de-sacs and horseshoe-shaped streets for the quieter, more contained feel.
Costa Mesa Heights (South of 17th Street)
This southern pocket borders Newport Heights and is a natural draw for buyers who want proximity to the beach, 17th Street dining, and coffee without paying Newport Beach prices. Lots tend to run smaller here, though there are pockets with more generous footprints. It's a higher-concentration area for townhomes, condos, and duplexes, and is also well suited for buyers looking for a single-family home with an ADU or a one-bedroom unit in the back. Most streets here have alleyways, which is a genuine lifestyle perk: garages access off the alley, front elevations stay clean, and the rear lanes create low-traffic corridors that are great for kids.
The 19th Street / Cabrillo Section
The stretch between 19th Street and Cabrillo, specifically the 300–400 block of Cabrillo and the south side of 19th Street, falls within the Mariners Elementary School boundary. Mariners is a highly regarded public school and these specific addresses are desirable as a result. Alleyway living here as well, with the same rear-garage setup that keeps the streets quiet and pedestrian-friendly. The 400 blocks of Broadway and Magnolia are also popular stretches in this pocket, worth knowing if you're searching specifically in this boundary zone.
20th Street to Mesa Drive
Move north of 19th Street and the neighborhood shifts character. You're no longer walking distance to 17th Street, but you gain something in return: closer access to Back Bay trails and a different, quieter daily rhythm. This pocket is also home to The Ranch at Newport Bay, a smaller neighborhood shopping center with Irvine Ranch Market, Coffee Dose, Verde, Tiny Tooth Co., and other local businesses. It's a more low-key alternative to the 17th Street corridor, and for buyers who want proximity to the Back Bay over the buzz of the dining strip, it's a genuine draw.
The 400 block of 20th Street has notably larger lots, as do some addresses on 22nd and 23rd Streets in this area. There's also a higher mix of PUDs in this pocket compared to the southern end of Eastside, so buyers should look closely at what they're getting, detached single-family, attached, or planned unit development, before drawing comparisons.
Orange Avenue, Eldon Avenue, and the Broader Eastside
Orange Avenue and Eldon Avenue are more densely developed corridors with a higher concentration of townhomes, condos, and multi-unit buildings. As you move north toward Santa Ana Avenue and then Tustin Avenue toward Irvine Avenue, lots tend to open up and the character shifts toward more traditional single-family homes. The school district in this broader northern section is Kaiser/Woodland Elementary, which is well regarded within NMUSD.
Cul-de-Sacs and Horseshoe Streets
A distinct subset of buyers comes specifically for these. Notable horseshoe streets include Esther Street and Walnut Place. Robin Hood Place and Sherwood Place are among the cul-de-sacs, with others scattered throughout the neighborhood. These streets offer a quieter, neighborhood-within-a-neighborhood feel that's hard to replicate on a through street.
2026 Market Prices: What You Actually Get
Average: $2,420,869
Below is a general framework by budget tier. Current MLS data should be confirmed before publication.
Mason Taylor Associates Notable Sales in Eastside Costa Mesa (92627):
459 East 18th Street, Eastside Costa Mesa - $3,825,000
418 Broadway, Eastside Costa Mesa - $3,615,000
493 Ogle Street, Eastside Costa Mesa - $2,700,000
766 Tustin Avenue #5, Eastside Costa Mesa- $1,619,000
A consistent theme across price points: buyers get more square footage and lot size in Eastside than they would for the same dollar in Newport Beach proper. The trade-off, to the extent there is one, is a Costa Mesa address, more multi-family living, and slightly older housing stock on some streets. For many buyers, that trade-off is straightforward math.
Schools: NMUSD in 92627
One of the defining features of Eastside Costa Mesa, and a primary reason buyers cross over from Newport Beach to look here, is the school district. Most homes in 92627 are zoned to Newport-Mesa Unified School District (NMUSD), with the following typical pathway:
Depending on your specific address, Eastside Costa Mesa homes feed into one of three elementary schools within NMUSD: Mariners Elementary, Woodland/Kaiser Elementary, or Newport Heights Elementary. All three are well-regarded schools within the district.
From there, the pathway converges. Ensign Intermediate (grades 7-8) serves students across these elementary feeders, bringing together kids from both Newport Beach, Eastside Costa Mesa, as well as other parts of Costa Mesa.
Newport Harbor High School is the capstone of the pathway. One of the larger and more established high schools in the region, Newport Harbor has strong athletics and arts programs and a well-regarded academic track.
The fact that Eastside Costa Mesa students attend the same schools as Newport Beach students, and pay lower property prices and property taxes to do it, is not lost on buyers. We recommend confirming your specific address assignment using the NMUSD school boundary tool at [nmusd.us](https://nmusd.us), as elementary zoning varies from street to street.
Lifestyle: What Day-to-Day Life Looks Like In East Side Costa Mesa
Eastside's livability isn't just about housing stock. It's about how the neighborhood functions at a street level.
Back Bay and outdoor access. The Upper Newport Bay Ecological Reserve is minutes away on foot or by bike from much of the Eastside. Whether you're running the loop, kayaking, or just walking the dog on the bluff trail, access to one of the best natural areas in coastal Orange County is a genuine daily-life asset.
The beach. Newport Beach's coastline is a short drive or bike ride away. For a neighborhood this close to the water, that proximity is a genuine part of daily life, not just a weekend thing.
The OC Fair & Event Center. The Orange County fairgrounds are right in the neighborhood's backyard. For some Eastside addresses, it's walkable. For others, it's a quick bike ride or short drive. Beyond the annual OC Fair, the venue hosts concerts, swap meets, and community events throughout the year.
17th Street. The boutique, dining, and coffee corridor along 17th Street is Eastside's main social artery. Casual, walkable, and genuinely good. You've got Nick’s, Ospi, Playa Mesa, Pitfire Pizza, Shake Shack, Keane Coffee, Plums, Rye Goods, and upcoming La La Land and locals’ favorite Bear Flag, a short walk, bike ride, or drive away. For many residents, this strip is the connective tissue of the neighborhood.
Lido Village and Mariner's Mile. A short bike ride or drive gets you to Lido Village and along Mariner's Mile, adding waterfront dining, boutique retail, and that classic Newport harbor energy to the mix.
Groceries and day-to-day errands. Eastside is well-stocked for everyday shopping. The area has two Trader Joe's locations within easy reach, a Ralph's Fresh Fare, Vons, a small Target, and a strong lineup of specialty options, including The Butchery, Sections, Mercado Mesa, and the popular Northgate Mercado. Most errands don't require a freeway.
Gyms and fitness. The density of gyms, yoga studios, and boutique fitness options along and around 17th Street and in adjacent Newport Beach is high. If your workout routine matters in your daily life, Eastside is well served.
Eastside vs. Westside Costa Mesa
The short version: Eastside and Westside Costa Mesa are distinct neighborhoods with different characters, price points, and buyer profiles.
Eastside is Newport Beach-adjacent, commands higher prices, and attracts buyers who prioritize schools, Back Bay access, and the feel of Newport without the Newport zip code. Westside is more transitional, historically more affordable, and experiencing its own evolution with new development and creative businesses moving in.
If you want a deeper comparison, we'll have a full Westside Costa Mesa guide published shortly. [Link to Westside guide once live]
For a broader picture of how Costa Mesa and Newport Beach compare overall, see our [Costa Mesa vs. Newport Beach homebuyer comparison](/blog/costa-mesa-vs-newport-beach-homebuyer-comparison).
The Real Talk: Pros and Cons of Buying in Eastside Costa Mesa
We'd rather give you an honest read than a brochure. Here's our actual take.
Pros:
Newport Beach schools at a Costa Mesa price
Back Bay trails, nature preserve, and outdoor lifestyle within walking or biking distance
17th Street walkability and a strong neighborhood dining and coffee scene
Character housing stock with real architectural variety
Consistent long-term appreciation driven by constrained supply and sustained demand
Proximity to Newport Beach, Lido Village, and the harbor without Newport Beach property taxes
Cons:
Lot sizes vary significantly. Some pockets, particularly closer to Newport Heights, have smaller parcels.
Older infrastructure on some streets. Many homes were built in the 1950s and 60s, so buyers should budget for updates to the electrical, plumbing, or roofing systems, depending on the home's history.
The value gap relative to Newport Beach is real but has narrowed. If you bought Eastside ten years ago for the "discount," that discount is smaller today. Still there, but smaller.
More multi-family housing and PUDs than you'll find in Newport Beach. If a purely single-family neighborhood is important to you, street selection matters more here. Not every block delivers that.
Housing conditions are uneven. Well-maintained and updated homes exist throughout Eastside, but so do older, more distressed properties. This is not a uniformly polished neighborhood, and buyers should look carefully at the immediate block, not just the home itself.
The Newport Boulevard corridor along the western edge borders a less refined area. Homes closest to that boundary have a different feel than the interior and bluff-adjacent streets. Where you land within Eastside makes a real difference.
Frequently Asked Questions
What is the median home price in Eastside Costa Mesa in 2026?
As of Q12026, the median single-family home price in Eastside Costa Mesa (92627) is approximately $2,420,869.
What ZIP code is Eastside Costa Mesa?
Eastside Costa Mesa is primarily 92627. Westside Costa Mesa and Mesa Verde fall under 92626.
What schools serve Eastside Costa Mesa?
Eastside Costa Mesa is served by Newport-Mesa Unified School District (NMUSD). Depending on your address, elementary school will be Newport Heights, Mariners, or Woodland/Kaiser. All Eastside homes feed into Ensign Intermediate (grades 7-8) and Newport Harbor High School. Confirm your specific address through [nmusd.us](https://nmusd.us).
Is Eastside Costa Mesa walkable?
Eastside has good walkability along the 17th Street dining and shopping corridor and to the Back Bay trails. Most residential streets are quiet and bike-friendly, though daily errands typically still require a car for most residents.
Why is Eastside Costa Mesa cheaper than Newport Beach? Eastside Costa Mesa shares many of Newport Beach's amenities, including schools, Back Bay access, and a similar lifestyle, but carries a Costa Mesa ZIP code and some meaningful differences in housing stock. Eastside has more multi-family buildings and PUDs, greater variation in housing conditions street to street, and its western edge along the Newport Boulevard corridor borders a less polished area. Those factors, combined with a Costa Mesa address, often translate into meaningful savings for buyers compared with similar homes just across the city line. The neighborhood's median home price of $2.42 million is significantly lower than that in nearby Newport Heights ($4.69 million) and Dover Shores and surrounding neighborhoods ($5.96 million).
Is Eastside Costa Mesa a good investment? Eastside has shown sustained appreciation over the past decade, driven by limited supply, strong access to the school district, and proximity to Newport Beach. It's consistently viewed as one of the more stable value entries into the coastal Orange County market. Past performance doesn't guarantee future results, but the fundamentals here, constrained inventory, desirable location, and top schools, have held up well.
Thinking About Buying in Eastside Costa Mesa?
Dylan and Mark know this neighborhood well, on both sides of the transaction. If you're weighing Eastside against Newport Beach, or trying to figure out which pocket fits your budget and priorities, we're happy to have that conversation.
Contact Mason | Taylor Associates or call us directly to talk through what's available and what's right for your situation.
