The State Streets

What the State Streets actually is

The State Streets is a Costa Mesa tract where every street carries the name of a state. Recent sales came from Alabama, California, Colorado, Indiana, Iowa, Michigan, Missouri, New Hampshire, New York, Oregon and Texas. If the address is a state name in this part of Costa Mesa, you are in it, and the comparable set changes accordingly.

The homes that traded here recently were built between 1959 and 1972, median year 1962, with a cluster in 1960 and a later group in 1969 to 1972. The MLS files the neighborhood under two subdivision codes, State Streets I and State Streets II, across at least three recorded tax tracts, which is what you would expect from a tract that went up in phases.

Every home is a detached single family residence. Listings report no common walls. Sizes ran 1,402 to 2,514 square feet, median 2,028. Lots ran 4,850 to 8,515 square feet, median 6,092.

The finding: 37 percent more house for 3.7 percent more money

Here is what fell out of the numbers, and it is the most directly usable thing on this page.

Split the fifteen recent closings by size:

• Homes under 1,650 square feet: 7 sales, median 1,556 square feet, median price $1,575,000, at a median of $1,001 per square foot.
• Homes at 2,000 square feet and up: 8 sales, median 2,131 square feet, median price $1,632,500, at a median of $754 per square foot.

The larger group delivers 575 more square feet, 37 percent more house, for $57,500 more money, 3.7 percent more.

That works out to roughly $100 per additional square foot in a neighborhood whose overall median rate is $878 per square foot. You cannot build an addition for $100 a foot. You cannot buy one anywhere else on this coast for $100 a foot either.

Two honest caveats. Fifteen sales is a small sample and small samples move. And the likely mechanism is that the smaller homes trading recently have been the renovated ones while the larger homes have needed work, which is the same pattern I found in Halecrest. So this is not free square footage, it is square footage you may have to finish.

But the number is real and it is actionable. If you are willing to take on a project, the larger plans in the State Streets have been priced close to the smaller ones. If you are a seller with a larger unrenovated home, you should know that you are competing against a 1,550 square foot house with a new kitchen at almost the same price, and prepare accordingly.

The tightest price band I have measured in Costa Mesa

Across the fifteen closings, prices ran from $1,325,000 to $1,820,000, with a median of $1,600,000.

The total spread is $495,000, which is 37 percent of the low end. For comparison, South Coast Metro next door spans nearly seven times low to high, and Halecrest spans 50 percent. This is one of the most tightly clustered neighborhoods I have measured.

Price per square foot ran $672.16 to $1,123.40, median $878.38.

The reason for the tight band is the same reason the square footage is cheap: uniform product, one build era, similar lots, and a neighborhood small enough that everyone knows what everything sold for. A State Streets home does not have to guess at its number.

Two identical plans, $35,000 apart

Two homes on Alabama Circle, both 2,190 square feet, both built 1969, both on a 5,000 square foot lot, sold within three months of each other.

One closed at $1,635,000 after 61 days on market. The other closed at $1,670,000 after 16 days.

A $35,000 difference, about 2.1 percent, on identical houses. That is what a legible market looks like from the inside. The interesting difference is not the price, it is that one took 61 days and the other took 16, which is a presentation and pricing story rather than a property story.

One home that traded twice

1657 Texas Circle, a 1,402 square foot 1971 home on a 6,030 square foot lot, sold for $1,325,000 in December 2024 after 13 days, and again for $1,575,000 in February 2026 after 14 days.

Up $250,000, about 19 percent, in fourteen months, on the same square footage and the same lot.

Both sales took about two weeks, which suggests both were priced correctly for their moment. That is the cleanest single measure of what this neighborhood did over that period.

No HOA, no gate, no land lease

The State Streets has no homeowners association. Every listing reports an association fee of $0, with no association name and no association amenities. There are no dues and no board.

There is no gate and no community security reported on any listing. The MLS community field on these homes is blank or reports nothing, which is what a plain 1960s tract looks like in the data.

There is no land lease. Listings report land lease: no. And there are no common walls, so everything here is detached.

How fast homes move here

Days on market ran 0 to 64, with a median of 13.

Two sales closed at zero days on market and seven of fifteen closed within ten days. Only three took longer than forty days, and the slowest took 64.

Nothing here sat for a year. That is unusual and it fits everything else about the neighborhood: uniform product at a legible price clears quickly, and the worst outcome in this tract has been about two months rather than the multi hundred day listings you see in the higher priced Newport neighborhoods.

What is available right now

At the time I pulled this data, the State Streets had one active listing and one home pending. The active is a 2,190 square foot 1969 home on California asking $2,188,000. The pending is a 1,614 square foot 1961 home on Missouri at $1,445,000.

Two homes in play is very thin, and it is worth noting that the single active listing is asking well above every recorded sale in the neighborhood over the last two years. Whether that number holds is the open question in this tract right now.

What I would check before writing an offer here

• Compare within size class, not across the tract. The small renovated homes and the large unrenovated ones are two different products at nearly the same price, and blending them will mislead you.
• Ask what the renovation actually was. Given the price structure, condition explains almost all of the variance. Ask what was replaced behind the walls, not just what is visible.
• Systems on a 1960s home. Original panels, cast iron or galvanized drain lines and end of life roofs are the three items that most often become credit requests at this age.
• Permits on any addition. The larger square footage in a tract like this sometimes reflects an addition. Pull the permit history and confirm the recorded footage matches what was approved.
• The lot, which varies more than you would expect. Lots run 4,850 to 8,515 square feet. That is a 76 percent difference and it is not always reflected in the price.
• Do not assume the active listing sets the market. The one home on the market is asking above every recorded sale here in two years. Use the closings, not the ask.

Frequently asked questions about the State Streets

Does the State Streets have an HOA?
No. Every listing reports an association fee of $0, with no association name and no amenities. There are no dues.

Is the State Streets gated?
No. No listing reports a gate, controlled access or community security.

What streets are in the State Streets?
Recent sales came from Alabama, California, Colorado, Indiana, Iowa, Michigan, Missouri, New Hampshire, New York, Oregon and Texas.

When was the State Streets built?
Between 1959 and 1972, median year 1962, with a cluster around 1960 and a later group in 1969 to 1972.

What do homes in the State Streets sell for?
Across fifteen recent closings, $1,325,000 to $1,820,000 with a median of $1,600,000. That total spread is only 37 percent of the low end, one of the tightest bands in Costa Mesa.

What is the price per square foot?
Median $878.38, ranging $672.16 to $1,123.40.

Is a bigger home worth it here?
By the numbers, emphatically yes. Homes at 2,000 square feet and up sold for a median $1,632,500 against $1,575,000 for homes under 1,650, while delivering 575 more square feet. That is 37 percent more house for 3.7 percent more money, roughly $100 per additional square foot.

Why is the extra square footage so cheap?
Most likely because the smaller homes trading recently have been renovated while the larger ones have needed work. It is not free footage, it is footage you may have to finish. But it does mean a buyer willing to renovate has been getting the better end of this market.

How big are the homes?
1,402 to 2,514 square feet, median 2,028.

How big are the lots?
4,850 to 8,515 square feet, median 6,092.

How fast do homes sell?
Median 13 days, ranging 0 to 64. Seven of fifteen sales closed within ten days and only three took longer than forty.

Has the market moved here?
1657 Texas Circle sold for $1,325,000 in December 2024 and again for $1,575,000 in February 2026, up about 19 percent in fourteen months on the same square footage and lot.

Is anything for sale right now?
At the last update, one active listing at $2,188,000 and one pending at $1,445,000. Note that the active is asking above every recorded sale in the neighborhood over the last two years.

Are there condos or townhomes in the State Streets?
No. Every listing reports no common walls. All homes are detached single family residences.

Is the State Streets on a land lease?
No. Listings report land lease: no.

Which school district serves the State Streets?
Newport Mesa Unified School District. Attendance boundaries are set by the district and do change, so confirm your specific address with the district before relying on an assignment.

Where does the data on this page come from?
The California Regional MLS, using both State Streets subdivision codes together and cross checked against a public remarks search, with recorded closed sales rather than list prices or estimates. Figures are current as of the last update to this page and should be verified for any specific property.