October Coastal OC Market Report
- Sara Otto
- Nov 3
- 6 min read
So with Daylight Savings ending yesterday, I changed the timezone on my phone to one hour ahead. Time is a construct anyway, and folks work across timezones -- If there is any way I can abstain from darkness at 5pm, then I will! Even if it means having my own special time zone :)
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
Mesa Verde continues to lead Costa Mesa’s market strength, with a median sale price of $1.83M and avg price of $1.88M. Though only 10% sold over ask, homes are holding firm with limited discounts (–5.3%) and moderate demand (31 DOM). Buyer interest remains steady for this family-friendly pocket.
Southwest Costa Mesa shows balanced momentum at a median of $1.6M, nearly matching the city’s overall average. Roughly 43% of homes sold over list, indicating buyer confidence. With just 13 DOM, it’s one of the city’s fastest-moving markets, blending affordability with strong absorption.
South Coast Metro stands out for competitive activity, with a median of $1.65M and 75% of homes selling over ask. Despite slightly longer times to close (17 DOM), homes are trading 3.8% above list on average, signaling upward pressure from entry-level buyers.
Central Costa Mesa remains a small but vibrant segment, with limited sales (2) at a median of $1.08M. However, all homes sold above asking (+8%), demonstrating price alignment in this central, lower-inventory zone.
East Costa Mesa leads the pack, with a median sale price of $2.19M and a premium $1,289 per sq ft — the highest in Costa Mesa. Half of listings still sold over asking, showing sustained demand among move-up and custom-home buyers despite rising prices.
2. Huntington Beach
South Huntington Beach maintains a healthy middle-market balance, with a median sale price of $1.45M and homes selling less than 1% below list. With 43% selling over ask and the shortest DOM (24), sellers here continue to enjoy active demand and stable pricing.
West Huntington Beach faces softening conditions, with a median of $1.42M and 59% of homes closing under asking. The –2.9% median discount and 35 DOM reflect slower absorption and growing buyer selectivity.
Northwest Huntington Beach remains resilient at a median of $1.37M, with pricing holding near par (–1.7% median diff) and 35% selling over ask. Solid volume (20 closings) and steady DOM (26) indicate ongoing traction in this mid-range market.
3. Newport Beach
Newport Heights continues as a competitive value segment with a median sale price of $3.14M and avg of $3.57M. Despite only 30% selling over ask, moderate DOM (46) suggests a balanced high-end market.
West Bay / Santa Ana Heights shows softer conditions, with a median of $3.65M and nearly 88% selling under ask. Average discounts around –6.4% reflect pushback on premium listings in this transitional luxury zone.
West Newport / Lido demonstrates luxury fatigue, with homes averaging –15% below list and taking a striking 184 days to sell. At a median of $3.65M and $1,993/sq ft, this segment is adjusting to post-peak pricing.
Balboa Island / Lower Newport Bay remain ultra-premium, with a median sale price of $3.35M and an average of $3.77M, translating to $2,291 per sq ft. About 40% of homes sold over asking, while others closed slightly below, reflecting a balanced but elevated luxury market driven by scarcity and location.
Balboa Peninsula, in contrast, is showing luxury fatigue — no homes sold over asking, and 80% closed below list. With a median price of $4.05M, average sale of $5.02M, and –1.8% median discount, high-end buyers are negotiating more selectively even in prime beachfront inventory.
East Bluff / Harbor View leads Newport Beach with a $5M median and newer inventory (1986). Despite 91% selling under list, homes trade at strong values per square foot ($1,300), showing that demand persists for quality, family-oriented coastal estates.
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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 | 88 | $2,163,428 | $2,322,261 | $828.11 | 14.77% | 78.41% | 39.8% | 2217 | 4 | 3 | 2 | 5272 | 0.12 | 2012 | $241.43 | 48 | -5.57% | -5.44% |
San Clemente | 39 | $1,700,000 | $1,776,000 | $733.37 | 30.77% | 56.41% | 66.7% | 2504 | 3 | 3 | 3 | 6153.5 | 0.14 | 1987 | $228.70 | 29 | -2.20% | -2.48% |
Huntington Beach | 95 | $1,400,000 | $1,590,607 | $800.22 | 33.68% | 54.74% | 81.1% | 2295 | 4 | 3 | 2 | 6015 | 0.14 | 1967 | $89.10 | 31 | -2.28% | -1.92% |
Seal Beach | 11 | $1,700,000 | $1,850,591 | $797.81 | 18.18% | 54.55% | 54.5% | 2302 | 3 | 3 | 2 | 5200 | 0.12 | 1975 | $89.18 | 19 | -1.54% | -5.12% |
Laguna Niguel | 34 | $1,687,500 | $1,717,729 | $748.08 | 20.59% | 67.65% | 67.6% | 2455 | 4 | 3 | 2 | 5887.5 | 0.14 | 1987 | $222.72 | 28 | -4.86% | -5.67% |
Costa Mesa | 34 | $1,797,500 | $1,775,232 | $899.42 | 44.12% | 50.00% | 55.9% | 2042 | 4 | 2 | 2 | 6383.5 | 0.15 | 1962 | $10.76 | 29 | -0.56% | -2.00% |
Laguna Beach | 24 | $3,230,000 | $3,466,146 | $1,374.29 | 8.33% | 79.17% | 0.0% | 1336 | 3.5 | 3 | 2 | 6012.5 | 0.14 | 1971 | $10.23 | 85 | -7.05% | -8.85% |
Corona del Mar | 7 | $4,750,000 | $6,539,857 | $1,949.72 | 14.29% | 71.43% | 0.0% | 942 | 4 | 3 | 3 | 11000 | 0.25 | 1969 | $585.07 | 37 | -5.13% | -6.06% |
Dana Point | 31 | $2,900,000 | $4,580,742 | $1,295.19 | 16.13% | 61.29% | 12.9% | 1418 | 4 | 3 | 3 | 8024 | 0.18 | 1977 | $173.95 | 31 | -2.14% | -5.06% |
San Juan Capistrano | 20 | $1,337,500 | $2,094,540 | $692.99 | 30.00% | 65.00% | 60.0% | 2650 | 3.5 | 3 | 2 | 6000 | 0.14 | 1978 | $300.48 | 61 | -5.46% | -4.79% |
Newport Coast | 7 | $5,550,000 | $10,272,357 | $1,491.95 | 0.00% | 85.71% | 0.0% | 1231 | 4 | 4 | 3 | 8269 | 0.19 | 2001 | $575.19 | 76 | -9.21% | -10.69% |
Newport Beach | 44 | $3,822,500 | $4,551,427 | $1,746.91 | 13.64% | 75.00% | 4.5% | 1051 | 4 | 3 | 2 | 6710.5 | 0.15 | 1966 | $108.86 | 21 | -4.29% | -6.37% |
Fountain Valley | 23 | $1,430,000 | $1,460,348 | $702.61 | 56.52% | 21.74% | 82.6% | 2613 | 4 | 3 | 2 | 7200 | 0.17 | 1970 | $85.86 | 21 | 0.77% | 1.54% |
Aliso Viejo | 15 | $1,250,000 | $1,290,785 | $680.09 | 13.33% | 46.67% | 86.7% | 2700 | 3 | 3 | 2 | 3410 | 0.08 | 1994 | $250.75 | 53 | -0.72% | -2.31% |
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 Year Built | AVG HOA Fee | MED DOM | List/Sale Differential MED | List/Sale Differential AVG |
N6 - Newport Heights | 10 | $3,140,000 | $3,573,250 | $1,245.51 | 30.00% | 60.00% | 10.0% | 1474 | 3.5 | 3 | 2 | 1955 | $59.50 | 46 | -8.83% | -4.98% |
N7 - West Bay - Santa Ana Heights | 8 | $3,647,500 | $5,128,750 | $1,800.22 | 12.50% | 87.50% | 0.0% | 1020 | 4 | 3 | 3 | 1959 | $13.41 | 36 | -5.00% | -6.36% |
N8 - West Newport - Lido | 5 | $3,650,000 | $5,330,000 | $1,992.87 | 0.00% | 80.00% | 0.0% | 921 | 4 | 3 | 2 | 1964 | $94.31 | 184 | -14.93% | -16.78% |
N9 - Lower Newport Bay - Balboa Island | 5 | $3,350,000 | $3,771,800 | $2,291.16 | 40.00% | 40.00% | 0.0% | 801 | 3 | 2 | 2 | 1952 | $0.00 | 21 | -4.42% | -3.53% |
NP - Balboa Peninsula | 5 | $4,050,000 | $5,024,000 | $2,238.06 | 0.00% | 80.00% | 0.0% | 820 | 3 | 4 | 2 | 1978 | $0.00 | 16 | -1.81% | -1.65% |
NV - East Bluff - Harbor View | 11 | $5,000,000 | $4,806,482 | $1,300.24 | 0.00% | 90.91% | 0.0% | 1412 | 4 | 5 | 3 | 1986 | $328.73 | 29 | -2.68% | -6.33% |
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 Year Built | AVG HOA Fee | MED DOM | List/Sale Differential MED | List/Sale Differential AVG |
14 - South Huntington Beach | 37 | $1,450,000 | $1,530,049 | $798.87 | 43.24% | 51.35% | 83.8% | 2299 | 4 | 3 | 2 | 1966 | $51.71 | 24 | -0.65% | -1.63% |
15 - West Huntington Beach | 34 | $1,416,500 | $1,660,835 | $795.66 | 26.47% | 58.82% | 76.5% | 2308 | 3.5 | 3 | 2 | 1978 | $136.98 | 35 | -2.87% | -3.46% |
17 - Northwest Huntington Beach | 20 | $1,367,500 | $1,641,375 | $853.82 | 35.00% | 50.00% | 80.0% | 2151 | 3.5 | 2 | 2 | 1964 | $67.18 | 26 | -1.69% | 0.25% |
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 Year Built | AVG HOA Fee | MED DOM | List/Sale Differential MED | List/Sale Differential AVG |
C1 - Mesa Verde | 10 | $1,825,000 | $1,881,300 | $862.20 | 10.00% | 90.00% | 0.0% | 2130 | 4 | 2 | 2 | 1961 | $0.00 | 31 | -5.33% | -7.05% |
C2 - Southwest Costa Mesa | 7 | $1,600,000 | $1,601,434 | $948.73 | 42.86% | 42.86% | 0.0% | 1935 | 4 | 2 | 2 | 1954 | $39.29 | 13 | 0.00% | -2.07% |
C3 - South Coast Metro | 8 | $1,655,000 | $1,580,500 | $852.81 | 75.00% | 25.00% | 0.0% | 2153 | 4 | 2 | 2 | 1970 | $0.00 | 17 | 3.79% | 1.71% |
C4 - Central Costa Mesa | 2 | $1,082,500 | $1,082,500 | $855.50 | 100.00% | 0.00% | 0.0% | 2146 | 3 | 2.5 | 3.5 | 1981 | $40.00 | 28 | 7.99% | 7.99% |
C5 - East Costa Mesa | 6 | $2,192,920 | $2,304,307 | $1,288.59 | 50.00% | 50.00% | 0.0% | 1425 | 4 | 3 | 2 | 1957 | $0.00 | 33 | -0.29% | -1.16% |
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