The Eastside of Costa Mesa has long been one of the most desirable pockets in Orange County, offering a rare blend of neighborhood charm, proximity to Newport Beach, and long-term value stability.
But not all Eastside streets are created equal.
For buyers looking to maximize lifestyle and appreciation in 2026, street selection matters just as much as the home itself. Below is a breakdown of some of the most sought-after streets and micro-locations within Eastside Costa Mesa — and why buyers continue to prioritize them.
Why Street-Level Selection Matters on the Eastside
Eastside Costa Mesa is defined by:
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Smaller, highly localized micro-markets
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Subtle differences in traffic flow and walkability
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Proximity to Newport Beach, schools, and amenities
Two homes with similar square footage can differ significantly in value simply based on street location and feel.
1. Flower Street (and Surrounding Blocks)
Flower Street is consistently one of the most desirable streets on the Eastside.
Why buyers love it:
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Quiet, tree-lined feel
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Larger lots relative to surrounding areas
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Close proximity to the Back Bay and Newport Beach
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Strong pride of ownership
Homes on Flower Street tend to attract families and long-term buyers, contributing to lower turnover and price stability.
2. Santa Ana Avenue (Select Sections)
Santa Ana Avenue offers strong appeal when located on the quieter, interior portions closer to Newport Heights.
What makes it attractive:
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Wider streets
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Walkable to local shops and dining
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Larger home footprints
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Easy access to the Back Bay and freeway connectors
Buyers should be selective, as traffic patterns vary by block — but the right location on Santa Ana can represent excellent value.
3. Anaheim Avenue (Interior Residential Pockets)
Certain stretches of Anaheim Avenue — particularly away from major cross streets — remain popular with buyers seeking charm and convenience.
Key advantages:
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Central Eastside location
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Strong neighborhood cohesion
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Mix of remodeled and original homes
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Access to local parks and schools
Homes here often appeal to buyers looking for long-term holds rather than short-term flips.
4. Mesa Drive Area (Upper Eastside)
The Mesa Drive corridor sits slightly elevated and offers a more residential feel.
Why it stands out:
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Larger lots and deeper setbacks
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Reduced through-traffic
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Family-oriented atmosphere
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Close proximity to Newport Beach without Newport pricing
This area tends to attract move-up buyers transitioning from smaller Eastside homes.
5. Streets Adjacent to Newport Heights
Streets closest to the Newport Beach border consistently command premiums.
Buyer appeal includes:
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Immediate access to Newport Heights amenities
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Perceived lifestyle upgrade
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Strong resale demand
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Limited inventory
These streets often experience quiet competition, with many homes selling off-market or with minimal exposure.
Streets to Approach Strategically
While Eastside Costa Mesa remains highly desirable, buyers should evaluate:
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Traffic-heavy corridors
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Streets near commercial zones
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Proximity to freeway on-ramps
These locations can still offer value — but pricing, noise levels, and resale dynamics should be considered carefully.
Eastside Buyer Insight for 2026
In 2026, Eastside buyers are:
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Prioritizing location over square footage
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Willing to renovate for the right street
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Focused on long-term livability and appreciation
Homes on the “right” streets continue to move quickly, especially when priced appropriately and well-presented.
The Eastside of Costa Mesa rewards buyers who think beyond the home and focus on the street.
Understanding micro-locations, traffic patterns, and buyer psychology can make a meaningful difference — not just at purchase, but at resale years down the road.
If you're considering buying on the Eastside and want a street-by-street breakdown based on your budget and goals, I'm happy to help -- No pressure, just clarity.
