September Coastal OC Market Report

As much as I have enjoyed taking advantage of OC summer, the sun setting so early has me in the mood for cool, foggy nights on the coast. Though unfortunately, once October hits, the year seems to fly by. Too much to do, and not enough time!

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 remains the city’s standout performer, with a median sale price of $1.61M and avg price of $1.67M, both solidly above Costa Mesa’s norm. Homes here are still moving fast (19 DOM) and half are selling over ask, reinforcing steady buyer demand.

  
  

• Southwest Costa Mesa offers value at a median of $1.23M — about 60% of the Coastal OC median — showing affordability without major discounting pressure, as 40% still sold over asking.

  
  

• South Coast Metro continues to favor buyers, with 67% of homes selling under ask and an avg discount of 5% off list. Homes take longer to sell (35 DOM), and pricing softness reflects more cautious demand in entry-level segments.

2. Huntington Beach

• South Huntington Beach shows a healthy middle-market balance — median price at $1.04M and homes selling just 0.8% below list — suggesting realistic pricing and steady turnover.

  
  

• West Huntington Beach is under the most pressure, with homes selling 4–6% below list and 68% of listings closing under asking. Buyers are showing resistance, and longer market times (45 DOM) confirm it.

  
  

• Northwest Huntington Beach reflects modest cooling — median $1.40M, median discount –2.6%, but solid activity (36 closings). Buyers are negotiating harder, but demand remains resilient in this mid-tier pocket.

3. Newport Beach

• Newport Heights stands out as a value segment with median price $1.23M but avg $2.10M, revealing a mix of smaller homes and luxury outliers. With 38% selling over ask and flat list/sale differentials, buyers are competing where pricing is realistic.

  
  

• West Bay/Santa Ana Heights shows clear buyer leverage: 90% sold under ask, averaging –5.8% discounts. This could point to overpricing amid reduced urgency in upper-tier markets.

  
  

• Balboa Peninsula & Lower Newport Bay are feeling luxury fatigue — sales averaging 6–11% below list, and DOM stretching to 80–100+ days. Fewer buyers are meeting top-end price expectations, signaling a softening ultra-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 Year Built	AVG HOA Fee	MED DOM	List/Sale Differential MED	List/Sale Differential AVG
Irvine	65	$1,514,990	$1,588,953	$697.47	6.15%	81.54%	56.9%	2222	3	3	2	2018	$326.05	36	-5.77%	-6.55%
San Clemente	16	$1,940,000	$2,246,375	$746.20	18.75%	75.00%	31.3%	2077	4	3	3	1992	$223.44	53	-6.40%	-5.73%
Huntington Beach	130	$1,392,500	$1,593,404	$748.40	27.69%	56.92%	63.1%	2071	4	3	2	1971	$200.86	37	-2.58%	-4.02%
Seal Beach	11	$1,365,000	$1,465,682	$827.04	9.09%	81.82%	63.6%	1874	4	2	2	1969	$95.45	18	-3.16%	-5.44%
Laguna Niguel	54	$1,483,750	$1,596,289	$763.30	11.11%	79.63%	55.6%	2031	3	3	2	1987	$289.55	50	-3.20%	-4.37%
Costa Mesa	42	$1,485,000	$1,561,920	$802.11	28.57%	40.48%	52.4%	1932	3	2.5	2	1968	$155.14	26	0.00%	-2.72%
Laguna Beach	21	$2,670,000	$4,134,548	$1,548.30	9.52%	66.67%	9.5%	1001	3	3	3	1963	$81.71	47	-4.17%	-7.63%
Corona del Mar	17	$3,440,000	$4,293,294	$1,949.22	17.65%	52.94%	5.9%	795	3	3	2	1977	$313.20	42	-7.14%	-6.38%
Dana Point	34	$1,712,500	$1,963,088	$936.37	8.82%	70.59%	47.1%	1655	3	3	2	1982	$358.19	26	-3.58%	-9.87%
San Juan Capistrano	14	$1,488,750	$1,684,821	$694.75	28.57%	57.14%	50.0%	2231	3	2	2	1981	$199.00	22	-3.53%	-4.79%
Newport Coast	11	$9,250,000	$7,359,718	$1,604.01	9.09%	90.91%	0.0%	966	4	4	3	1998	$577.73	56	-6.23%	-8.52%
Newport Beach	20	$2,017,500	$2,483,401	$998.54	30.00%	45.00%	45.0%	1552	3	2.5	2	1975	$262.57	19	0.00%	-1.15%
Fountain Valley	31	$1,390,000	$1,297,632	$735.71	51.61%	35.48%	80.6%	2107	4	3	2	1971	$118.78	29	0.79%	-0.33%
Aliso Viejo	32	$965,000	$1,060,997	$688.37	18.75%	56.25%	90.6%	2252	3	3	2	1994	$298.70	40	-2.29%	-1.17%

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	13	$1,235,000	$2,097,155	$952.99	38.46%	38.46%	53.8%	1626	3	2	2	1977	$322.54	15	0.00%	-1.28%
N7 - West Bay - Santa Ana Heights	10	$3,045,000	$3,228,000	$1,223.80	10.00%	90.00%	20.0%	1267	4	3	2	1966	$129.62	64	-5.82%	-4.19%
N8 - West Newport - Lido	5	$5,500,000	$5,324,800	$2,412.28	0.00%	100.00%	0.0%	643	4	4	2	1982	$115.00	62	-9.29%	-11.13%
N9 - Lower Newport Bay - Balboa Island	6	$4,125,000	$4,819,150	$2,268.49	0.00%	100.00%	0.0%	683	3.5	3	2	1967	$7.11	98	-10.88%	-11.50%
NP - Balboa Peninsula	10	$3,750,000	$6,009,000	$2,241.21	10.00%	80.00%	0.0%	692	3	3.5	2	1989	$36.70	81	-6.11%	-10.38%
NV - East Bluff - Harbor View	14	$3,749,000	$3,357,000	$1,132.55	14.29%	64.29%	0.0%	1369	3	3	2	1983	$568.57	37	-3.31%	-3.35%

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	48	$1,037,500	$1,241,744	$746.20	37.50%	43.75%	70.8%	2077	3	2	2	1972	$245.05	29	-0.80%	-1.51%
15 - West Huntington Beach	41	$1,575,000	$2,024,154	$807.31	19.51%	68.29%	48.8%	1920	4	3	2	1984	$216.48	45	-4.33%	-5.88%
17 - Northwest Huntington Beach	36	$1,402,500	$1,681,083	$751.29	22.22%	61.11%	69.4%	2063	4	3	2	1966	$139.11	29	-2.62%	-4.71%

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	8	$1,607,500	$1,667,500	$920.75	50.00%	25.00%	12.5%	1683	4	2	2	1963	$0.00	19	0.50%	-0.77%
C2 - Southwest Costa Mesa	5	$1,225,000	$1,416,700	$732.75	40.00%	40.00%	60.0%	2115	3	3	2	1971	$47.80	24	0.00%	-2.76%
C3 - South Coast Metro	12	$1,365,000	$1,244,104	$664.32	16.67%	66.67%	83.3%	2333	4	2.5	2	1973	$229.22	35	-2.65%	-5.06%
C4 - Central Costa Mesa	4	$1,095,000	$1,109,750	$796.59	0.00%	75.00%	75.0%	1946	2.5	2	2	1971	$238.00	34	-8.94%	-8.10%
C5 - East Costa Mesa	13	$2,099,900	$1,985,300	$907.08	30.77%	15.38%	38.5%	1709	3	3	2	1964	$198.00	16	0.00%	-0.09%