Costa Mesa is the most renter-majority of the coastal-adjacent OC cities (55%) and serves as the practical alternative for tenants priced out of Newport Beach. Strong walkable neighborhoods (SoBeCa, Mesa Verde), South Coast Plaza employment base, and a meaningful arts scene.
| Metric | Costa Mesa | OC Average |
|---|---|---|
| Avg 1-BR rent | $2,620 | $2,847 |
| Avg 2-BR rent | $3,340 | $3,591 |
| Avg 3-BR rent | $4,190 | $4,510 |
| Vacancy rate | 4.3% | 4.1% |
| Days to lease | 19 days | 18 days |
| YoY rent change | +2.1% | +2.8% |
| Renter household share | 55% | 41% |
Cap rates in Costa Mesa currently range from 4.2% (Class A) to 4.8% (Class C / value-add) per NGC observations of recent transactions. The renter base skews toward young professionals, creative workers, and renters priced out of newport.
Use Costa Mesa's rent and vacancy as a reference point against the rest of Orange County. Costa Mesa sits in the Central coastal submarket and competes for tenants with adjacent cities. Tenants priced out of Costa Mesa typically look one tier inland (or, conversely, save up to move closer to the coast).
For deeper comparison, see our complete OC city profile comparison, the OC Rental Investor Guide for cap rate analysis, or our renter demographics breakdown to understand who actually rents in OC.
As of April 2026, average rent in Costa Mesa is $2,620/mo for a 1-bedroom, $3,340/mo for a 2-bedroom, and $4,190/mo for a 3-bedroom. Year-over-year rent change is +2.1%.
The average rental property in Costa Mesa leases in 19 days. Vacancy rate is 4.3%, comparable to the OC county average of 4.1%.
Cap rates in Costa Mesa currently range from 4.2% to 4.8% depending on property class. Coastal Class A is at the low end; older value-add multifamily trades at the high end.
Approximately 55% of Costa Mesa households are renters per US Census ACS 2019-2023 5-year estimates. This is a renter-majority city.
For investors, Costa Mesa offers central coastal exposure with cap rates in the 4.2–4.8% range. Rent growth is positive (+2.1% YoY) and vacancy is manageable. See our OC Investor Guide for full underwriting framework.
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