Costa Mesa vs Lake Forest
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $937,000 in Lake Forest and $1,115,100 in Costa Mesa.
- Households earn more in Lake Forest ($135,175 vs $111,505 median).
- Lake Forest has more scorching days: 35 a year at 90°F or hotter vs 13.
- Lake Forest is growing faster: +0.5% since 2020 vs -2.9%.
- Commutes are shorter in Costa Mesa (22 vs 26 minutes each way).
Side by side
| Costa Mesa, CA | Lake Forest, CA | |
|---|---|---|
| People | ||
| Population (2025) | 108,881 | 86,333 |
| Growth since 2020 | -2.9% | +0.5% |
| People per square mile | 6,889 | 5,165 |
| Median age | 36.7 | 40.2 |
| Bachelor's degree or higher | 45% | 51% |
| Money and housing | ||
| Median household income | $111,505 | $135,175 |
| Median home value | $1,115,100 | $937,000 |
| Home value to income | 10.0× | 6.9× |
| Median rent (with utilities) | $2,446 | $2,672 |
| Metro price level (US = 100) | 113.6 | 113.6 |
| Housing price level (US = 100) | 170.4 | 170.4 |
| $75,000 elsewhere equals | $85,200 | $85,200 |
| Homeowners | 40% | 71% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 22.4 | 25.5 |
| Work from home | 22% | 24% |
| Take public transit | 2% | 1% |
| Unemployment (2020-24 avg) | 4.7% | 4.9% |
| Poverty rate | 9.1% | 8.5% |
| Weather | ||
| January high / low | 67° / 49° | 68° / 43° |
| July high / low | 79° / 66° | 85° / 61° |
| Precipitation per year | 11 in | 14 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 13 | 35 |
| Nights below freezing | 0 | 2 |
| Comfortable months | 12 | 10 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Very High | Very High |
| FEMA risk score (lower is safer) | 99.8 | 99.8 |
| Good air days, 2025 | 11% | 11% |
| Home prices, past year | +3.3% | +3.3% |
| Home prices, past 5 years | +45.5% | +45.5% |
Highlighted cells are the better value where "better" is clear (lower prices, higher income, shorter commutes). Sources: Census Bureau 2025 estimates and ACS 2020-2024, BEA 2024, NOAA 1991-2020, Tax Foundation 2026.
Weather, month by month
Most comfortable months: Costa Mesa: January to December. Lake Forest: October to July.
Full monthly tables: Costa Mesa weather by month and Lake Forest weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $85,200 in Costa Mesa and $85,200 in Lake Forest. Moving from Costa Mesa to Lake Forest, you would need about $75,000 to match a $75,000 salary.
Which would you pick?
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