August Coastal OC Market Report

Hello, lovelies! Summer is in full swing. I am excited for both another month of heat with the ocean warm enough for swimming AND for cooler temps as we head into fall next month! Also hoping for a mild fire season, for everyone's sake.

Please reach out with any questions about this month's Market Report. See MLS Area/neighborhood level detail for Costa Mesa, Huntington Beach, & Newport Beach below the 'Highlights' section. MLS Area level detail is available for all Coastal OC cities upon request.

Thank you for your time, as always!

Highlights!

1. Costa Mesa

• C1 – Mesa Verde shows a Median Sale Price of $2.02M and AVG Sale Price of $1.96M, indicating consistent demand at a high price point.

• Homes there are selling with a median +.99% List/Sale Differential, meaning sellers are generally getting at least their asking price, which indicates pricing accuracy and demand.

• South Coast Metro saw 3/5 sales go over asking price, and 4/5 sold for less than the Coastal OC Median price, suggesting good value & modest affordability for coastal properties.

2. Huntington Beach

• West Huntington Beach has the biggest average discount off list price (–8.02%), indicating buyers are pushing back on pricing.

• Fountain Valley/Northeast HB has the highest median sale price at $1.46M -- with nearly half of homes selling over asking (49%) — reflecting reflecting strong buyer competition and sustained demand.

3. Newport Beach

• With a median price per sq ft of $885.05 and 1,728 median interior sq ft, Newport Heights offers better space-to-price value compared to other Newport enclaves.

• Homes here also saw the highest share of over-ask activity (42.9%) among Newport areas, suggesting strong buyer interest and possible underpricing strategies.

• Lower Newport Bay is seeing significant pricing pressure, with homes selling for nearly 10% below list price on average — indicating buyers have strong negotiating power and sellers may be overpricing in a softening luxury segment.

All-Up Coastal OC

(Irvine, San Clemente, Huntington Beach, Seal Beach, Laguna Niguel, Costa Mesa, Laguna Beach, Corona del Mar, Dana Point, San Juan Capistrano, Newport Coast, Newport Beach, Fountain Valley, Aliso Viejo)

Cities	Count Sold	Median Sale Price	AVG Sale Price	Median Price Per Sq Ft	% Sold Over Ask	% Sold Under Ask	% Under OC MED	Sq Ft for MED OC Price	MED Bed #	MED Bath #	MED Garage Space	MED Lot Sq Ft	MED Lot Acreage	MED Year Built	AVG HOA Fee	MED DOM	List/Sale Differential MED	List/Sale Differential AVG
Irvine	163	$1,549,000	$1,744,890	$835.51	11.66%	76.69%	48.5%	1831	3	3	2	5390	0.12	2010	$302.75	43	-4.52%	-11.41%
San Clemente	46	$1,598,582	$1,811,609	$842.28	23.91%	65.22%	45.7%	1816	3	3	2	7522.5	0.17	1984	$327.86	37	-3.50%	-4.92%
Huntington Beach	121	$1,265,000	$1,404,912	$778.38	33.06%	46.28%	68.6%	1966	3	2	2	6089.5	0.14	1973	$235.95	30	-1.23%	-3.51%
Seal Beach	12	$1,350,000	$1,331,292	$697.89	25.00%	58.33%	66.7%	2192	3	2	2	5460	0.13	1969	$170.91	18	-1.27%	-3.43%
Laguna Niguel	54	$1,494,500	$1,801,878	$792.55	24.07%	57.41%	55.6%	1930	3	3	2	7000	0.16	1988	$297.37	42	-4.11%	-4.89%
Costa Mesa	42	$1,471,000	$1,700,105	$880.61	35.71%	42.86%	52.4%	1737	3	2.5	2	7260	0.17	1966	$153.38	14	0.00%	-1.81%
Laguna Beach	24	$3,075,000	$4,012,342	$1,413.85	4.17%	91.67%	8.3%	1082	3	3	3	6007	0.14	1964	$142.31	69	-8.47%	-11.13%
Corona del Mar	14	$4,300,000	$4,701,479	$2,325.91	21.43%	71.43%	0.0%	658	3	3	2	4670.5	0.11	1965	$143.68	50	-8.46%	-7.26%
Dana Point	32	$1,677,500	$3,380,352	$823.94	3.13%	84.38%	40.6%	1857	3	3	2	9240	0.21	1982	$348.63	50	-2.77%	-6.16%
San Juan Capistrano	27	$1,300,000	$1,464,778	$696.71	25.93%	51.85%	59.3%	2196	3	2	2	7227.5	0.17	1974	$249.08	13	0.00%	-3.60%
Newport Coast	8	$3,417,000	$3,813,625	$1,498.13	0.00%	100.00%	0.0%	1021	3	3	2	7292	0.17	1999	$531.38	53	-5.96%	-5.61%
Newport Beach	50	$3,619,000	$4,426,420	$1,368.18	18.00%	66.00%	16.0%	1118	4	3	2	6002.5	0.14	1973	$303.94	43	-3.01%	-4.05%
Fountain Valley	30	$1,470,000	$1,472,900	$728.02	53.33%	33.33%	60.0%	2102	4	3	2	7200	0.17	1967	$47.96	44	0.00%	3.27%
Aliso Viejo	25	$980,000	$999,496	$643.38	20.00%	64.00%	92.0%	2378	3	3	2	3910	0.09	1990	$341.24	25	-1.78%	-1.92%

Newport Beach

MLS Area	Count Sold	Median Sale Price	AVG Sale Price	Median Price Per Sq Ft	% Sold Over Ask	% Sold Under Ask	% Under OC MED	Sq Ft for MED OC Price	MED Bed #	MED Bath #	MED Garage Space	MED Lot Sq Ft	MED Lot Acreage	MED Year Built	AVG HOA Fee	MED DOM	List/Sale Differential MED	List/Sale Differential AVG
N6 - Newport Heights	7	$1,600,000	$1,551,857	$885.25	42.86%	75.00%	42.9%	1728	3	3	2	6370	0.15	1979	$404.86	32	0.00%	-2.40%
N7 - West Bay - Santa Ana Heights	8	$3,325,000	$4,739,375	$1,306.32	12.50%	70.59%	25.0%	1171	4	3	2	7192.5	0.17	1967	$131.82	21	-1.86%	-3.40%
N8 - West Newport - Lido	8	$4,150,000	$5,144,375	$2,042.72	25.00%	100.00%	12.5%	749	4	3.5	2	2790	0.06	1958	$349.15	85	-4.60%	-5.01%
N9 - Lower Newport Bay - Balboa Island	4	$5,175,000	$7,837,500	$1,642.10	0.00%	66.67%	0.0%	932	4	5	3	3675	0.08	1997	$62.50	61	-8.02%	-9.52%
NP - Balboa Peninsula	2	$5,575,000	$5,575,000	$2,600.32	0.00%	72.73%	0.0%	588	4	3	1.5	2589	0.06	1977	$0.00	86	-5.67%	-5.67%
NV - East Bluff - Harbor View	20	$3,350,000	$4,351,900	$1,349.68	15.00%	33.33%	10.0%	1134	4	3	2	7350	0.17	1977	$398.07	40	-1.81%	-3.44%

Huntington Beach

MLS Area	Count Sold	Median Sale Price	AVG Sale Price	Median Price Per Sq Ft	% Sold Over Ask	% Sold Under Ask	% Under OC MED	Sq Ft for MED OC Price	MED Bed #	MED Bath #	MED Garage Space	MED Lot Sq Ft	MED Lot Acreage	MED Year Built	AVG HOA Fee	MED DOM	List/Sale Differential MED	List/Sale Differential AVG
14 - South Huntington Beach	41	$1,175,000	$1,164,315	$733.02	46.34%	40.00%	75.6%	2087	3	2	2	6100	0.14	1969	$236.53	28	0.00%	0.10%
15 - West Huntington Beach	41	$1,300,000	$1,540,919	$833.33	12.20%	66.67%	58.5%	1836	3	3	2	6000	0.14	1983	$304.82	45	-3.85%	-8.53%
16 - Fountain Valley / Northeast HB	35	$1,459,000	$1,413,200	$743.13	48.57%	46.15%	62.9%	2059	4	3	2	7200	0.17	1968	$66.73	32	0.00%	2.52%
17 - Northwest Huntington Beach	32	$1,216,125	$1,591,086	$804.01	43.75%	83.33%	71.9%	1903	3	2	2	6033	0.14	1965	$157.10	24	0.00%	-2.02%

Costa Mesa

MLS Area	Count Sold	Median Sale Price	AVG Sale Price	Median Price Per Sq Ft	% Sold Over Ask	% Sold Under Ask	% Under OC MED	Sq Ft for MED OC Price	MED Bed #	MED Bath #	MED Garage Space	MED Lot Sq Ft	MED Lot Acreage	MED Year Built	AVG HOA Fee	MED DOM	List/Sale Differential MED	List/Sale Differential AVG	% within 10% OC Median Price	% under OC Median Price	Bed # within 10% of OC Median Price	Bed # under OC Median Price	Bath # within 10% of OC Median Price	Bath # under OC Median Price	Count within 10% of OC Median Price	Count under OC Median Price	Lot Size within 10% of OC MED	Acreage	Lot Size Under OC MED	Acreage	Garage within 10% of Median	Garage under 10% of Median	DOM within 10% of Median	DOM under Median
C1 - Mesa Verde	9	$2,020,000	$1,995,333	$902.46	33.33%	34.29%	22.2%	1695	4	3	2	7840	0.18	1964	$25.00	11	0.00%	0.99%	33.33%	33.33%	3	3	2	2	3	3	6935	0.16	6935	0.16	2	2	33	43
C2 - Southwest Costa Mesa	9	$890,000	$1,111,000	$676.95	44.44%	40.63%	77.8%	2260	3	3	2	26877	0.62	1979	$285.83	42	0.56%	-2.86%	22.22%	77.78%	3.5	2	3	3	2	7	41237.5	0.95	26877	0.62	2	2	52	14
C3 - South Coast Metro	5	$1,000,000	$1,099,800	$664.45	60.00%	75.00%	80.0%	2303	3	2	2	6000	0.14	1973	$248.88	14	-3.16%	-0.46%	20.00%	80.00%	5	3	3	2	1	4	6000	0.14	6065	0.14	3	2	3	18
C4 - Central Costa Mesa	6	$1,459,500	$1,394,333	$969.41	33.33%	40.00%	66.7%	1578	3	2	2	6673.5	0.15	1958	$149.67	24	-7.13%	-4.30%	50.00%	66.67%	3	2.5	2	2	3	4	6848	0.16	7544	0.17	2	2	14	28
C5 - East Costa Mesa	13	$1,850,000	$2,323,646	$1,151.93	15.38%	66.67%	30.8%	1328	3	3	2	6732.5	0.15	1964	$125.17	13	0.00%	-2.86%	7.69%	30.77%	3	3	3	3	1	4	2254	0.05	2254	0.05	2	2	69	38