Live MLS data for the Upper and Lower Bird Streets in Mesa Verde, Costa Mesa's most coveted address enclave. Data refreshes directly from the MLS every 5 minutes with resident-expert analysis from Eric Engelbert.
Expert Insight: The Bird Streets as a Market Within a Market
As a Mesa Verde resident, I treat the Bird Streets as a market within a market, because that is precisely what they are. The Upper Birds (north of Adams Avenue) and Lower Birds (south of Adams Avenue) consistently experience among the lowest turnover of any street collection in Costa Mesa. Homeowners here renovate and stay rather than sell, keeping inventory structurally constrained and concentrating buyer competition on the rare listings that come to market. Buyers targeting the Bird Streets are not searching broadly across Mesa Verde. They have identified this enclave by name, understand what distinguishes a property on Pelican Place with a 10,000 sq ft flat lot from everything else in Costa Mesa, and factor in the Costa Mesa Country Club fairway proximity, flat topography, and street-name identity that signal top-of-market positioning. The sale-to-list ratio in the live data below is the clearest barometer of current buyer conviction in this micro-market.
Analysis by Eric Engelbert, Broker and Mesa Verde Resident, Orange County Real Estate, Inc.
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The Bird Streets are a micro-market within Mesa Verde. Explore the broader context:
Bird Streets Market FAQ
What defines the Bird Streets as Costa Mesa's premier address enclave?
The Bird Streets combine oversized flat lots, extensively remodeled mid-century ranch homes, Costa Mesa Country Club fairway proximity, and mature tree-lined streetscapes in a way that is difficult to replicate elsewhere in the city. These characteristics have produced the highest price-per-square-foot enclave in Costa Mesa across multiple market cycles.
What is the difference between the Upper and Lower Bird Streets?
The Upper Birds (north of Adams Avenue) tend to feature larger lots and greater fairway proximity, driving premium values particularly for properties with golf course orientation. The Lower Birds offer access to the same prestigious address at a relative entry point, still commanding significant premiums over the broader Mesa Verde market. Both areas are tightly held and rarely see more than a handful of transactions per year.
Why does lot size and orientation matter so much in the Bird Streets?
The flat topography here is rare in Costa Mesa, enabling expansive single-level floor plans, meaningful pool and outdoor entertaining footprints, and the indoor-outdoor integration that luxury buyers prioritize. Lot orientation relative to the fairway, neighboring properties, and sun exposure further differentiates values within individual streets. At this price point, a Bird Streets listing is as much a land story as a home story.
How should sellers price a home on the Bird Streets?
Pricing requires street-level and lot-level analysis, not citywide or Mesa Verde averages. Because transactions are infrequent, comparable sales must be interpreted carefully with adjustments for lot size, remodel quality, fairway proximity, and floor plan. Overpricing risks extended days on market, which the well-informed Bird Streets buyer pool treats as a signal that something is wrong with the property or the ask.
What Is Your Bird Streets Home Worth?
In a micro-market where value is dictated by lot orientation, street name, and remodel quality, a generic estimate will not give you the intelligence you need. Get a resident-expert valuation from someone who knows these streets from the inside.