Westside Costa Mesa


Overview: Westside Costa Mesa is a coastal neighborhood in Costa Mesa with access to a number of great beaches, family-friendly parks, eateries, and shopping destinations. Consisting of mainly upper-middle-class to affluent couples and families, this neighborhood is known for its cleanliness and relatively expensive real estate. Located just inland from Newport Beach and the Pacific Coast Highway, Westside Costa Mesa is one of the most south-after coastal neighborhoods in all of Southern California. Westside Costa Mesa offers excellent schooling at every level of education. With a selection of public and private K-12 schools, the neighborhood has great options within walking distance. It’s also just minutes from UC Irvine, one of the nation’s top-ranked universities. Latticed by wide roads and nearby highways, Westside Costa Mesa is a short drive from shopping and entertainment. The neighborhood is a short car ride away from South Coast Plaza, the largest shopping mall on the west coast and the highest grossing one in the entire nation. Fashion Island and Disneyland are both less than 10 miles away.

Neighborhood Highlights

Elegant, Upscale Architecture
Gorgeous Beaches
Great Golf Courses and Public Parks
Family-Friendly Streets and Excellent Schools
World-Class Shopping and Amusement Parks
Easy Access to Major California Highways

Location: Westside Costa Mesa is located on the southwest end of the city of Costa Mesa. The neighborhood is bordered on the east by the Eastside Costa, to the north by Fairview Park, and to the west by Newport Beach, the Pacific Coast Highway, and the Pacific Ocean. As a part of California’s famed Orange County, Westside Costa Mesa is only minutes from iconic coastline home to Newport Beach, Huntington Beach, and others. The neighborhood is also close to the private college Vanguard University as well as a host of other schools.

Commutes: Commuting to and from Westside Costa Mesa is relatively simple (and common) thanks to the many freeways adjacent to the neighborhood. Mere minutes to the south lies the famous Pacific Coast Highway, a scenic stretch of road used by many. Westside Costa Mesa is bordered on its eastern side by CA-55, a common commuter route. The neighborhood is also just a few miles south Interstate 405, a major Southern California artery. Westside Costa Mesa is located in close proximity to several of Southern California’s top beaches as well as parks like the spacious Fairview Park. The neighborhood is also a short drive from shopping at Fashion Island, South Coast Plaza, and the LAB Anti-Mall.

Culture: Culture in Westside Costa Mesa is vibrant yet calm. The neighborhood’s average household income just over $55,000, nearly identical with the national average. Over half of the workforce in Westside Costa Mesa is white collar, and roughly⅕ of the adults in the neighborhood hold at least a bachelor’s degree. Over 40% have some college experience. Spending habits of Westside Costa Mesa residents reflect national averages. Noteworthy is residents’ spending on education, which is roughly 10% above the national average.


Overview: Westside Costa Mesa is close to a number of excellent educational institutions. Most notable is UC Irvine, a nationally-ranked university located only minutes northeast of the neighborhood. Most of Westside Costa Mesa’s elementary, middle and high schools are highly-rated, receiving either a B or an A rating from Niche. Many of the schools that service this neighborhood have received a B rating or better from Niche. Top schools serving Westside Costa Mesa include Newport Harbor High School, Newport Elementary School, and Maude B. Davis Elementary.


Elementary Schools

Maude B. Davis Elementary School

Maude B. Davis Elementary School, also called Davis Magnet School, is one of the highest-rated elementary schools in the school district according to Niche. With highly-trained educators and a special focus on STEM subjects, Maude B. Davis features excellent student amenities, including Chromebooks for grades 2 to 6 and a tablet-to-student ratio of 1 to 1.

Newport Elementary School

Newport Elementary School is a highly-rated public school that serves Westside Costa Mesa. Ranking among the top 15% of public elementary schools in California, it has 486 students in grades K-6 with a solid student-teacher ratio of 24 to 1. Reported test scores show that 69% of students are proficient in math and 69% are proficient in reading.

Newport Heights Elementary School

Also ranking in the top 15% of public elementary schools in California, Newport Heights Elementary School reports 64% reading proficiency and 61% math proficiency. The school gives students excellent STEM exposure through opportunities like its “Shark Tank,” which gives students that chance to create projects through video production, coding and robotics.

Middle Schools

Horace Ensign Intermediate

Horace Ensign Intermediate is one of the top middle schools serving Westside Costa Mesa. The school earned an A for its teachers and diversity, and a B+ for its academics per Niche’s 2019 rankings. At least 57% of the students at Horace Ensign Intermediate are proficient in reading, and 51% are proficient in math.

Charles W. Tewinkle Middle School

Charles W. Tewinkle Middle School is a well-rated public school located in Westside Costa Mesa. It has 651 students in grades 7 and 8 and a strong student-teacher ratio of 23 to 1. State test scores show that at least 46% of students are proficient in reading and 40% are proficient in math.

El Sol Santa Ana Science and Arts Academy

Though not located in Westside Costa Mesa proper, El Sol Santa Ana Science and Arts Academy is a charter school used by many of the neighborhood’s residents for elementary and middle school education. Its teachers earned an A grade from Niche, while academics earned a B overall. As a dual-language immersion school, El Sol Santa Ana Science and Arts Academy teaches students for half the day in Spanish, regardless of the subject.

High Schools

Estancia High School

Estancia High School is a public school located in Westside Costa Mesa with an overall B+ rating from Niche. As one of the larger high schools in the area, it has 1,162 students in grades 9-12 with a good student-teacher ratio of 21 to 1. State test scores report that 62% of student are proficient in reading while only 28% of students are proficient in math.

Newport Harbor High School

Newport Harbor High School a highly-rated high school serving Westside Costa Mesa and surrounding areas. It has an A rating from Niche in both academics and college prep. Its schools athletics received an A-, one of the best grades out of the schools in the area. State test scores report that 47% of students are proficient in math and 72% in reading.

Early College High School

Early College High School, a well-reviewed high school serving Westside Costa Mesa, is particularly well-known for its educators. According to Niche’s 2019 ratings, it earned an A+ for teachers and a B+ for academics and college prep. State test scores show that 75% of the students at Early College High School are proficient in reading and 45% are proficient in math.

Private Schools

Mariners Christian School

Located just north of Westside Costa Mesa, Mariners Christian School is a highly-rated private school with excellent academics and a focus on spirituality. The school has 647 students in grades K-8 and a student-teacher ratio of 14 to 1. As of 2019, tuition is $10,630 for the highest grade offered.

Page Private School

Page Private School is a private institution that educates students from toddler ages all the way up to 8th grade. The school is known for its excellent facilities, as well as it matriculation-focused education to help students grow as academics and individuals from young ages. Page Private School has 140 students with a student-to-teacher ratio of 18 to 1.

Christ Lutheran School

Perhaps the top Christian School in the region, Christ Lutheran School is a pre-K and k-8 institution offering comprehensive education for students in Westside Costa Mesa. It has 156 students with a student-teacher ratio of 13 to 1.


Overview: Westside Costa Mesa offers a wide selection of living to house individuals, couples, and families of all sizes. The neighborhood began development in 1954, so all of its architecture is relatively new. Westside Costa Mesa features a handful of single-family, attached and condo housing options. For the most part, homes in Westside Costa Mesa range from $405,000 – $2,300,000 and sit on 0.5-1.5 acre lots with three bedrooms and two bathrooms. Most homes have a 1 or 2-car garage.

Housing options

Single-family Homes

Westside Costa Mesa has a host of beautiful single family homes, including many built in the 1950’s and 1960’s with the neighborhood’s inception. Many newly-renovated options are available. “Southwest” architecture characterizes many of the neighborhood’s single family homes.

New Construction

As a growing region, Westside Costa Mesa features a host of new construction. In keeping with today’s styles, many of the neighborhood’s new homes, apartments, and condos have open floor plans, large bedrooms, and modern kitchens.


Westside Costa Mesa is home to a number of diverse apartment complexes, including Victoria Manor, the Wallace Court Apartments, and the Daisy Court Apartments. Housing at these complexes and others can range from affordable to upscale.


Townhomes are another popular option in Westside Costa Mesa. Most townhomes in the region are found near the water. Most are also relatively new and feature open floor plans with modern conveniences.

If you’re interested in buying a home in this area, check out currently available Westside Costa Mesa homes for sale. You can also browse through the entire database of all the available Costa Mesa homes for sale.

Real Estate

Overview: As a highly sought-after area, Westside Costa Mesa features a hot real estate market with a number of different prices and options. Home prices range from $405,000 – $2,300,000, with the median home value sitting at $437,637. Median rent is $1,550. Housing prices are on the rise in Westside Costa Mesa across all housing types and price points. The neighborhood features a selection of luxury properties, most in close proximity to Fairview Park or the beach. Starting price for luxury homes in westside Costa Mesa is just under 1 million. Most real estate options in Westside Costa Mesa are considered highly-desirable thanks to the region’s many scenic parks and beachside destinations, including Balboa Peninsula, Newport Beach, and the nearby Huntington Beach and Corona Del Mar State Beach.

Things to Do

Overview: Westside Costa Mesa has a myriad of things to do for both kids and adults. As mentioned above, the region is a short drive to many scenic destinations, including several beaches and state parks. Shopping is also big in Westside Costa Mesa. The neighborhood is just miles away from Newport Beach’s Fashion Island, as well as South Coast Plaza and the LAB Anti-Mall. Residents need only walk around Westside Costa Mesa to find world-renowned golfing and beautiful public parks. Those in search of adventure can hop into their cars and drive less than a half an hour to access LA’s vibrant nightlife. No matter your pace, Westside Costa Mesa has something for you. There is no shortage of dog-friendly parks. Additionally, there are numerous parks with playgrounds that are safe for children. Also, Eastside offers easy access to the LA Area’s vibrant nightlife. With so much to do in Costa Mesa’s Eastside, it is the perfect neighborhood for the millennial newlyweds, parents of teens and retirees alike.

Retail & Entertainment

Segerstrom Center for the Arts

Those looking for a cultural experience in the way of theater, dance, and music will find no shortage of shows at Segerstrom Theater for the Arts, located 10-15 minutes north of Westside Costa Mesa. This multi-venue campus hosts world-renowned artists and several Tony Award-winning performances.

South Coast Plaza

Ready to shop until you drop? One of the world’s premier shopping malls, South Coast Plaza, is only a few miles from Westside Costa Mesa. Grossing $1.5 billion annually from Southern California residents, South Coast Plaza has stores of all kinds for every shopper’s need.

Huntington City Beach

At the top of the long list of Westside Costa Mesa’s many nearby beaches is Huntington City Beach, also known as “Surf City” because of its excellent surfing and nearly 10 million surfers it draws annually.

Newport Beach Golf Course

Got golf? Westside Costa Mesa does. The neighborhood is minutes from Newport Beach Golf Course. This 18 hole-course is distinguished by two different 9 hole courses. Night golfing, private lessons, and practice courses are available.

Fashion Island

Next to South Coast Plaza, Fashion Island is perhaps the top shopping spot in the area. It features iconic Southern California high-fashion stores, including Brooks Brothers, Tommy Bahama, and Neiman Marcus.

Fairview Park

Fairview Park is a large public park located on the northern border of Westside Costa Mesa. This spacious park great for walking, biking, flying kites, and even horseback riding. Looking for something smaller with kids jungle gym equipment? Try Tewinkle Park less than half a mile to the west.

Metro Pointe

Looking to score with outlet mall shopping? Metro Pointe is the perfect place to escape the rush of South Coast Plaza and Fashion Island and find excellent deals in a mall that doesn’t cut corners on aesthetic appeal or shopper experience.

Upper Newport Bay Nature Preserve

Those in search of a more natural experience will find endless areas to explore in the Upper Newport Bay Nature Preserve, located several miles east of Westside Costa Mesa. With a wide range of wildlife, hiking and biking trails, and scenic vistas, this large preserve has something for all outdoors lovers.

Newport Beach International Film Festival

It’s no secret that Southern California is known for show business. Even the area around Costa Mesa gets in on the action. The Newport Beach International Film Festival showcases films that often find their way into Academy Awards talks. These early screenings and other festivities draw over 50,000 film fans to the festival annually.

The Lab Anti-Mall

Fatigued from frequenting the many great malls near Costa Mesa? Spend a day at the LAB Anti-Mall. Short for Little American Business, LAB is a conglomerate of small, local businesses, showcasing unique shops, hip eateries, cafes and fashionable clothing boutiques. It’s a true SoCal treasure.