Costa Mesa, nestled in the heart of Orange County, California, is a vibrant city known for its proximity to beaches, thriving arts scene, and a blend of urban and suburban charm. With a population of over 110,000 and a strong rental market, it’s no surprise that landlords in Costa Mesa have ample opportunities to secure tenants. However, the key to maximizing rental income and minimizing turnover lies in attracting long-term tenants—those who will stay for years rather than months. Long-term tenants provide stability, reduce vacancy periods, and save landlords the hassle and cost of frequent tenant searches. So, how can you make your Costa Mesa rental property irresistible to tenants looking for a lasting home? Here’s a comprehensive guide.
1. Understand the Costa Mesa Rental Market
Before you can attract long-term tenants, you need to know who they are and what they want. Costa Mesa’s rental market is diverse, attracting young professionals, families, and even retirees. Its location—minutes from Newport Beach, major employers like South Coast Plaza, and top schools—makes it appealing to a wide demographic. However, this diversity also means competition among landlords is stiff.
Research local rental trends to set competitive pricing. As of early 2025, the median rent for a two-bedroom apartment in Costa Mesa hovers around $2,800-$3,200 per month, depending on location and amenities. Long-term tenants are often willing to pay a fair price if the value matches their expectations. Avoid overpricing, which can lead to frequent turnover, but don’t undervalue your property either. Strike a balance by comparing similar listings in neighborhoods like Eastside Costa Mesa or Mesa Verde.
2. Offer Move-In Ready Properties
First impressions matter. A clean, well-maintained, and updated property signals to tenants that you’re a landlord who cares. Long-term tenants, in particular, want a space they can settle into without immediate repair hassles. Before listing your rental, ensure it’s move-in ready:
- Fresh Paint: A neutral color palette appeals to a broad audience and makes the space feel fresh.
- Modern Flooring: Hardwood, laminate, or tile floors are durable and popular in Costa Mesa’s warm climate.
- Updated Fixtures: Replace outdated lighting, faucets, or cabinet hardware for a modern touch.
- Deep Cleaning: Hire professionals to clean carpets, windows, and appliances.
Small upgrades go a long way. For example, adding energy-efficient windows or a smart thermostat can attract environmentally conscious tenants—a growing trend in California.
3. Highlight Location-Specific Perks
Costa Mesa’s appeal lies in its lifestyle offerings, and smart landlords use this to their advantage. Tailor your listing to emphasize proximity to local hotspots that long-term tenants value:
- South Coast Plaza: A world-class shopping destination that employs thousands and attracts residents who want convenience.
- The Camp and The Lab: Trendy outdoor retail and dining spots that draw creative professionals.
- Beaches: Newport and Huntington Beaches are just a short drive away, a major perk for tenants seeking a coastal lifestyle.
- Schools: Families prioritize proximity to top-rated schools like Costa Mesa High School or Maude B. Davis Elementary.
If your property is near public transit (like the OCTA bus lines) or bike paths, mention it. Long-term tenants often prioritize accessibility to work and leisure.
4. Provide Desirable Amenities
Amenities can tip the scales in your favor when tenants are deciding between properties. While Costa Mesa’s rental market doesn’t demand luxury like some parts of Newport Beach, thoughtful additions can make your property stand out:
- In-Unit Laundry: A washer and dryer are huge draws for tenants planning to stay long-term.
- Parking: With street parking at a premium in some areas, offering a garage or reserved spot is a game-changer.
- Outdoor Space: A private patio, balcony, or shared yard appeals to families and pet owners (more on pets later).
- Storage: Extra closet space or a garage can seal the deal for tenants with long-term belongings.
If your budget allows, consider community amenities like a BBQ area or bike storage—features that foster a sense of home.
5. Be Pet-Friendly (With Rules)
Costa Mesa is a pet-loving city, with dog-friendly parks like Tewinkle Park and plenty of walkable neighborhoods. Many long-term tenants have pets and will prioritize rentals that accommodate them. Offering a pet-friendly policy can widen your applicant pool, but set clear guidelines to protect your property:
- Require a pet deposit or monthly pet rent (e.g., $50/month).
- Specify size or breed restrictions if necessary.
- Ensure outdoor areas are pet-safe (e.g., fenced yards).
A pet-friendly stance can lead to longer leases, as tenants with pets often struggle to find suitable rentals and are less likely to move once settled.
6. Offer Flexible Lease Terms
While it might seem counterintuitive, offering flexibility can attract tenants who end up staying long-term. For example, start with a 12-month lease but include an option to renew or go month-to-month afterward. This gives tenants peace of mind knowing they aren’t locked in forever, while subtly encouraging them to stay if the experience is positive. Pair this with a slight rent discount for signing a longer initial lease (e.g., 18 or 24 months) to incentivize commitment.
7. Maintain Open Communication
Long-term tenants value landlords who are responsive and approachable. From the first inquiry to move-in day and beyond, establish yourself as a reliable point of contact. Use tools like email or a property management app to streamline communication. Quick responses to maintenance requests or questions build trust—a key factor in tenant retention.
8. Prioritize Maintenance and Repairs
Nothing drives tenants away faster than a landlord who neglects upkeep. Costa Mesa’s coastal climate can take a toll on properties, with humidity and salt air causing wear on exteriors and appliances. Stay proactive:
- Schedule regular inspections (with tenant approval) to catch issues early.
- Fix problems promptly—leaky faucets, broken AC units, or pest issues can sour a tenant’s experience.
- Invest in durable materials that withstand long-term use.
Tenants who see you maintaining the property are more likely to treat it well and stick around.
9. Build a Sense of Community
Long-term tenants want to feel at home, and a sense of community can make your property more than just a place to live. If you manage a multi-unit building, consider hosting small events like a summer BBQ or holiday gathering. For single-family homes, provide tenants with a welcome packet highlighting local resources—coffee shops, gyms, or farmers’ markets like the one at OC Fairgrounds. These touches show you care about their experience, encouraging them to stay.
10. Screen Tenants Carefully
Attracting long-term tenants starts with choosing the right ones. Conduct thorough background checks, including credit history, rental references, and employment verification. Look for red flags like frequent moves or late payments, which might indicate a short-term stay. While it’s tempting to fill a vacancy quickly, a stable, responsible tenant is worth the wait.
11. Market Your Property Effectively
A standout listing is your first chance to hook long-term tenants. Use high-quality photos showcasing the property’s best features—natural light, spacious kitchens, or that coveted backyard. Write a detailed description that paints a picture of life in Costa Mesa: “Enjoy mornings at nearby Coffee Nature, weekends at Newport Beach, and a quiet retreat in this updated 2-bedroom home.” Post your listing on platforms like Zillow, Apartments.com, and local Facebook groups to reach a wide audience.
12. Stay Competitive Over Time
Securing a long-term tenant isn’t the endgame—keeping them is. Avoid steep rent hikes that push tenants out; instead, opt for modest annual increases in line with market rates (e.g., 3-5%). Offer lease renewal incentives, like a fresh coat of paint or a small upgrade, to show appreciation. Happyರ
Final Thoughts
Attracting long-term tenants in Costa Mesa requires a mix of strategy, investment, and tenant-focused thinking. By offering a well-maintained property, competitive pricing, desirable amenities, and a welcoming vibe, you can turn your rental into a place tenants won’t want to leave. In a city as dynamic as Costa Mesa, the effort pays off with steady income and peace of mind.
