1170 Gleneagles
Presenting 1170 Gleneagles
Welcome to 1170 Gleneagles, nestled in the highly desirable Costa Mesa Bluffs community, with charming peek-a-boo ocean views from the front porch. Inside, an open-concept floor plan connects the living, dining, and kitchen areas, anchored by a brand-new quartz island kitchen with a sleek design, stainless steel appliances, abundant storage, and an oversized breakfast bar. Modern upgrades run throughout: waterproof flooring, dual-pane windows, updated recessed lighting, and surround-sound ceiling speakers in the living room beside a striking stone fireplace. A spacious bonus room works as an office, media room, or second family room, with dual sliders opening to the lush backyard. The hall bathroom was renovated with new plumbing, an oversized shower/tub, a modern vanity, and designer fixtures, while each bedroom features recessed lighting, new ceiling fans, vinyl flooring, and fresh paint. The primary suite offers a refreshed bath with a new tiled shower enclosure, modern vanity, fog-less mirror, and premium bidet toilet. Additional highlights include upgraded plumbing and a new 200-amp electrical panel — ideal for anyone considering a second story that could capture breathtaking panoramic ocean views. Outdoors, a spacious landscaped backyard with outdoor speakers and a covered patio is made for entertaining. Talbert Nature Reserve and Canyon Park are minutes away with miles of walking and biking trails, and PCH, the beach, Fashion Island, and Huntington Beach's Pacific City are all nearby, along with highly rated Newport-Mesa schools. Built in 1961 on a 6,000 square foot lot with a two-car garage and seven parking spaces. MLS #LG25246631.
Peek-A-Boo Ocean Views
A single-level Bluffs home on a 6,000 square foot lot with ocean glimpses from the front porch — and a 200-amp panel already in place for a second story that could capture full panoramic views.
Renovated Top to Bottom
A brand-new quartz island kitchen with stainless appliances, waterproof flooring, dual-pane windows, recessed lighting, surround sound, and two remodeled baths.
Bonus Room & Entertainer's Yard
A versatile bonus room with dual sliders opens to a landscaped backyard with outdoor speakers and a covered patio built for entertaining.
Inside the Residence
How We Position This Home to the Market
Lead With the View Upside
The peek-a-boo ocean view and the upgraded electrical make the second-story story credible. Buyers pay for the future they can picture, so the campaign shows both the home today and what the site can become.
Turnkey, Not a Project
New kitchen, new baths, new plumbing, new panel, new flooring. This is a finished home in a neighborhood where most competing inventory still needs work — the marketing must make that contrast obvious in the first three photos.
Coastal Access Without the Coastal Price
PCH, the beach, Fashion Island, and Pacific City are all minutes away. Buyers priced out of Newport shop this pocket first, and that is exactly where the ad spend goes.
Single Level on a Full Lot
One level, three bedrooms, a 6,000 square foot lot, and seven parking spaces including a two-car garage. That combination pulls families and downsizers into the same open house.
Costa Mesa Bluffs · Mesa Verde Adjacent & Costa Mesa
Costa Mesa Bluffs
An established single-level neighborhood on the bluff above the Santa Ana River, known for wide streets and ocean-facing elevation.
Trails & Open Space
Talbert Nature Reserve and Canyon Park are minutes away, with miles of walking and biking trails to the beach.
Shopping & Dining
South Coast Plaza, Fashion Island, Pacific City, and the 17th Street corridor are all a short drive from the door.
Newport-Mesa Schools
Served by the highly rated Newport-Mesa Unified School District, a consistent driver of family demand in this pocket.
Who We Reach for This Property
Move-Up Coastal Families
Buyers who want Newport-Mesa schools and beach access on a full lot without a Newport Beach price tag.
Newport Spillover Buyers
Shoppers who started east of PCH and found this bluff pocket delivers the same lifestyle for less.
Second-Story Builders
Buyers specifically hunting a view lot with the electrical and structure ready for a vertical addition.
Downsizing Locals
Longtime Orange County owners who want single-level living, a garage, and a private yard they don't have to remodel.
A Strategy Built for 1170 Gleneagles
Professional Photography & Media
Architectural photography, twilight exteriors, aerial drone coverage, and a guided video walkthrough shot specifically for how buyers shop Costa Mesa today.
Digital Pre-Launch
A private, shareable presentation page like this one goes out to my buyer database and to the agents most active in the neighborhood before the listing hits the open market.
First Team & Portal Syndication
Featured placement on FirstTeam.com plus full syndication to Zillow, Realtor.com, Redfin, Homes.com, and CRMLS with paid placement against high-intent local searches.
Targeted Buyer Outreach
Twilight exterior and aerial photography that proves the ocean view and bluff elevation, paid placement to Newport spillover and move-up family buyers across coastal Orange County, and direct outreach to the agents writing the most offers in the Bluffs and Mesa Verde.
Gregg Perrah
Gregg Perrah is a Southern California REALTOR® with First Team Real Estate, serving Costa Mesa and the Orange County coast and the surrounding coastal and inland communities. Gregg pairs hyper-local market knowledge with concierge-level marketing and a philosophy he has built his career on — People Before Things.
What Sellers Say About Working With Gregg
“I expect a lot from the real estate agent with whom I choose to work. They need to be knowledgeable, professional, likeable and willing and capable of adding significant value to what may be one of the most important transactions in your life. Gregg consistently exceeded my expectations.”
“With Gregg, he went out of his way for my wife and me. Always willing to help us out — every time he said he was going to take care of something, he followed through. We have family members who are realtors, but we went with Gregg.”
“You won't find a more honest, trustworthy and dependable person than Gregg Perrah. I met and developed a professional relationship with Gregg over nine years ago and I still call upon him to serve our clients.”
“I have searched a long time to find a real estate agent that not only works as hard as I do, but treats my money and investments like it was his. Gregg Perrah is that person. He pulls out all the stops when it comes to marketing your investment.”
“Gregg is the most hard-working, professional real estate agent I have ever met — providing excellent service, responding to questions in a timely manner, and continuously giving updates. A million thanks for the peace of mind.”