Rent pulse
Typical asking rent$3,121a month in Costa Mesa
1-year change+3.2%
5-year change+22.6%
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
15 property managers in Costa Mesa
Tick Compare on up to 3 companies to see them side by side and request quotes from all of them at once.
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L&M Coastal Property Management is a Costa Mesa company, founded in 1989, managing residential properties of four units or less and commercial property, from small buildings to shopping centers, in Orange County and Long Beach.
In their words: “When you call our office you talk to real people and feel each member of our team is familiar with your property.”
Review summary: Owners and tenants often mention quick follow-up, excellent communication and a professional, courteous staff.
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Marterra Properties is a Costa Mesa company that has served Orange County for over a decade, managing multi-family, condo, short-term rental and commercial property for owners and investors in cities such as Newport Beach, Huntington Beach, Irvine and Tustin.
In their words: “All of our systems and processes are automated.”
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OC Property Manager is a broker-led Costa Mesa company, operating since 2005, managing single-family homes, condos, townhomes and small multifamily buildings in Costa Mesa, Newport Beach, Irvine, Huntington Beach, Santa Ana and nearby cities.
In their words: “There's no management fee until your property is rented.”
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Crown Realty & Development
3000 Airway Ave Ste 200, Costa Mesa, CA 92626
Crown Realty & Development is a Costa Mesa real estate company that owns, develops and manages property and acts as landlord for its tenants.
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Ring A Bell Property Management
1310 Logan Ave Ste B, Costa Mesa, CA 92626
Ring A Bell Property Management is a Costa Mesa company that offers residential and commercial property management to owners in Southern California.
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NextGen Properties is a Costa Mesa company founded in 2000 that focuses on multifamily apartment communities and townhomes in Orange County, Los Angeles and San Diego, plus Phoenix and Scottsdale.
In their words: “We don’t manage single-family homes, individually-held condos, or short-term rentals.”
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Balboa Newport Realty
Serves the Costa Mesa area · no public office address, so no map pin
Balboa Newport Realty is a real estate company serving the Costa Mesa area, with a focus on Newport Beach neighborhoods such as Balboa Island, the Balboa Peninsula and Corona del Mar.
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LoCali Management Group
1109 Victoria St C, Costa Mesa, CA 92627
LoCali Management Group is a Costa Mesa company that manages apartment buildings, typically of 15 units or fewer, and single-family homes for investment owners in Orange County and surrounding Southern California counties.
In their words: “We specialize in boutique style residential properties, typically of 50 units or less.”
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NextGen Coastal is a Costa Mesa company with more than 21 years in Orange County, managing single-family homes, apartments, luxury estates and HOAs along the coast from Santa Barbara and Ventura to Long Beach and Santa Monica.
In their words: “We send it straight to your bank in 1-2 days.”
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🏆West Point Property Management, Inc. (#1 Costa Mesa Property Management Company)
Serves the Costa Mesa area · no public office address, so no map pin
🏆West Point Property Management, Inc. (#1 Costa Mesa Property Management Company) serves the Costa Mesa area and has over 25 years of experience in residential property management, handling tenants and day-to-day operations for owners.
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MGR Property Management is a Costa Mesa company that started in 1983 and manages commercial properties, single-family homes, apartment complexes and homeowner associations across Southern California and the Inland Empire.
In their words: “MGR Real Estate specializes in owning and operating commercial real estate throughout Southern California.”
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D.E. Properties
711 W 17th St B6, Costa Mesa, CA 92627
D.E. Properties is a Costa Mesa company offering management and sales for single-family homes, condos and commercial property in coastal Orange County, including Newport Beach, Huntington Beach, Irvine and Fountain Valley.
In their words: “Currently managing residential properties in Fountain Valley, Costa Mesa, Huntington, Irvine, Laguna, Newport Coast and Newport Beach.”
Review summary: Most owners and tenants describe a responsive, accommodating team that fixes issues promptly.
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Alluvium Property Management is a broker-led Costa Mesa company, operating since 2005, managing single-family homes, condos, townhomes and small multiplexes in Costa Mesa, Newport Beach, Irvine, Huntington Beach, Tustin and nearby cities.
In their words: “There's no management fee until your property is rented.”
Review summary: Tenants mostly describe a kind, responsive and dependable property manager.
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Bablot Investments is a Costa Mesa company that has invested in, renovated and leased its own residential homes and apartments for 45 years, with rentals in Boyle Heights, East Los Angeles, Montebello, Palm Springs and Rancho Mirage.
In their words: “Our residents love living in our rental single-family homes and apartments because we only manage the properties that we own.”
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Schroeder Management Co
1675 Scenic Ave Ste 250, Costa Mesa, CA 92626
Schroeder Management Co is a Costa Mesa company that manages apartment buildings and single-family homes for investors in Orange County and Los Angeles.
No company matches all of these filters.
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Pins show office addresses; numbers match the Best match order. Companies that don't publish an address are listed as "Serves the Costa Mesa area" and get no pin.
Costa Mesa rental market
Get the latest rental and real estate data on the Costa Mesa market. We update these charts with the latest data on the 22nd of each month.
12-month momentum
Rent rose in 8 of the last 12 months: +$97 in all since Oct 2025.
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Green: rent went up that month. Grey: it went down.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Rent over time
Costa Mesa
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Orange County rent ladder
Costa Mesa is number 15 of 33 cities in the county by typical asking rent.
- Laguna Beach$5,519+7.0%
- Newport Beach$4,364+7.1%
- Dana Point$4,323+6.4%
- San Juan Capistrano$4,164+8.3%
- Yorba Linda$3,870+2.6%
- Rancho Mission Viejo$3,821+2.6%
- Irvine$3,604+1.7%
- Ladera Ranch$3,550+1.4%
- Aliso Viejo$3,484+4.3%
- San Clemente$3,411+5.0%
- Laguna Niguel$3,343+6.8%
- Tustin$3,229+1.3%
- Lake Forest$3,166+3.3%
- Los Alamitos$3,143+4.3%
- Costa Mesa$3,121+3.2%
- Huntington Beach$3,105+4.0%
- Laguna Woods$3,081+3.9%
- Orange$3,037+3.7%
- Laguna Hills$3,029+3.8%
- Cypress$3,015+5.2%
- Fountain Valley$2,998+6.0%
- Seal Beach$2,935−4.4%
- Brea$2,916+3.3%
- Fullerton$2,888+3.4%
- Placentia$2,882+3.5%
- Westminster$2,851+5.3%
- Rancho Santa Margarita$2,849+4.8%
- Santa Ana$2,820+2.0%
- Anaheim$2,755+2.6%
- La Habra$2,753+2.2%
- Garden Grove$2,703+4.0%
- Stanton$2,683+3.5%
- Buena Park$2,590+1.5%
Cities with at least 13 months of Zillow data. Left out (too few months): Mission Viejo, North Tustin, Trabuco Canyon. Linked cities have their own page.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, 1-year change. Data through September 2026.
Best months to list
Rents here usually rise most in March, June and July, so those are good months to list your rental.
- Jan+0.51%
- Feb+0.15%
- Mar+0.64%
- Apr+0.25%
- May+0.52%
- Jun+0.63%
- Jul+0.76%
- Aug+0.56%
- Sep+0.33%
- Oct+0.08%
- Nov+0.41%
- Dec+0.10%
Average change from the month before, 11 years of data.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Rental income growth calculator
Past growth, not a forecast. Rents can go down as well as up. Your own rent depends on the home, its condition and the lease.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Rent in nearby cities
| City | Typical rent | 1 year | Managers |
|---|---|---|---|
| Costa Mesa | $3,121 | +3.2% | 15 |
| Fountain Valley | $2,998 | +6.0% | 3 |
| Newport Beach | $4,364 | +7.1% | 25 |
| Santa Ana | $2,820 | +2.0% | 10 |
| Huntington Beach | $3,105 | +4.0% | 24 |
| Tustin | $3,229 | +1.3% | 6 |
| Westminster | $2,851 | +5.3% | 2 |
Source: Zillow Observed Rent Index (ZORI), typical asking rent, data through September 2026. Managers listed: our directory, October 2026.
More local facts for owners
Renters and vacancy
60.4%of homes in Costa Mesa are rented (25,564 households)
- Rental vacancy rate
- 4.3%
- County vacancy rate
- 4.4%
- Median rent paid
- $2,446
- Median home value
- $1,115,100
Source: U.S. Census Bureau, American Community Survey 5-year estimates, 2020-2024.
HUD Fair Market Rents
Source: U.S. Department of Housing and Urban Development, Fair Market Rents for fiscal year 2027, Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area. Used to set Housing Choice Voucher (Section 8) limits.
California rules owners should know
- Rent cap (AB 1482). For most rentals, a yearly rent increase can be at most 5% plus local inflation, and never more than 10% in 12 months.
- Just cause. Once a tenant has lived in the home for 12 months, an owner generally needs a reason listed in the law to end the tenancy. For some no-fault reasons (such as moving in yourself) the tenant gets relocation help, usually one month's rent.
- Not every home is covered. Common exceptions: homes built in the last 15 years, and single-family homes or condos not owned by a corporation or REIT, but only if the lease includes the required written notice.
- Local rules. Some California cities have their own, stricter rent and eviction rules. Check the Attorney General's list and the City of Costa Mesa before you set or raise rent.
Official sources: California Attorney General: limits on rent increases · California Courts: evictions · Civil Code 1947.12 (rent cap) · Civil Code 1946.2 (just cause)
Plain-language summary, not legal advice. Rules change; check the official sources or ask a lawyer before you act.
Where Costa Mesa managers also work
Areas the companies on this page list on their own websites. Linked places have their own page.
Questions to ask before you hire
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Property management in Costa Mesa
Compare the 15 property management companies in Costa Mesa, Orange County. We matched a current California real estate license for 4 of them. Tick up to 3 to see them side by side, then request free quotes from all of them in one step. Highly rated managers based nearby, in Huntington Beach and Newport Beach, are listed below the local companies.
Zillow's typical asking rent in Costa Mesa is $3,121 (September 2026); +3.2% over the past year and +22.6% over five years. About 60.4% of homes in Costa Mesa are rented, and the rental vacancy rate is 4.3% (Census, 2020-2024).
Costa Mesa property management FAQ
How many property management companies are in Costa Mesa?
We list 15 property management companies in Costa Mesa, CA: 13 with an office in the city and 2 that serve the area from elsewhere or without a public office address. 4 of them have a License Confirmed badge: a clear match to an active California real estate license.
What is the typical rent in Costa Mesa?
Zillow's typical asking rent in Costa Mesa was $3,121 a month in September 2026, +3.2% on a year earlier.
When is the best time to list a rental in Costa Mesa?
Over the 11 years Zillow has tracked, asking rents here have risen most in March, June and July. Listing in those months can help, but every property is different.
Do property managers need a license in California?
Yes. In California, managing rentals for other people generally requires a real estate broker license from the Department of Real Estate (DRE), or working under a licensed broker. You can check any license number on the DRE website.
How much do property managers charge in Costa Mesa?
Fees depend on the company, the property and the services you need, and few companies publish them. Ask for a written quote that lists the monthly fee, leasing fee and any other charges. You can request quotes from up to 3 managers at once on this page.
How do you rank the companies?
The default order, Best match, uses each company's Google rating adjusted for how many reviews it has, so a 4.8 rating from 100 reviews ranks above a 5.0 from 2. License Confirmed companies get a small boost. No company can pay for its position.
Is it free to request quotes?
Yes. Requesting quotes is free for property owners and there is no obligation to hire anyone.