2642 Westminster Pl
Presenting 2642 Westminster Pl
Located at one of the best cul-de-sacs in Eastside Costa Mesa, this house is one of the few original ones on the block. Throughout the years it has been remodeled and maintained. The existing house sits on a large 9,100+ square foot lot with many development possibilities: it can be expanded or torn down and a large custom home built, the 700+ square foot detached garage/bonus room can be converted into an ADU, the lot can be subdivided and two new homes built (each with an ADU), or two duplexes can be built (four units). This sale includes approved plans (by the planning department) for a 4,418 square foot, 4-bedroom-plus-office, 4.5-bath home with a two-car garage, along with soils and AQMD reports and a boundary survey. Located near the sandy beaches of Newport, the Back Bay hiking, biking, and horse trails, award-winning schools, the world-class shopping centers of South Coast Plaza and Fashion Island, world-class dining, and places of worship. Bring your architect and your builder and develop your dream project. Built in 1952, 3 bedrooms, 2 baths, 1,785 square feet, two-car garage, zoned cooling. MLS #OC26118410.
9,120 Sq Ft Eastside Lot
One of the last original homes on one of the best cul-de-sacs in Eastside Costa Mesa, sitting on an oversized 9,120 square foot lot with rare development flexibility.
Approved Plans Included
The sale includes planning-department-approved plans for a 4,418 sq ft, 4-bedroom-plus-office, 4.5-bath home with a two-car garage, plus soils and AQMD reports and a boundary survey.
Live In It or Build
Remodeled and well maintained, the existing 3-bedroom home is comfortable today while the 700+ sq ft detached garage/bonus room offers immediate ADU potential.
Inside the Residence
How We Position This Home to the Market
Sell the Lot and the Entitlements
The value story is the 9,120 square foot cul-de-sac lot with approved plans and reports already in hand. That package removes 12 to 18 months of risk for a builder, and the campaign leads with it.
Show Every Path to Value
Expand, rebuild, convert the detached structure to an ADU, subdivide into two homes each with an ADU, or build two duplexes. Each scenario is illustrated so buyers can price their own upside.
Eastside Address, Newport Lifestyle
Minutes to Newport's sandy beaches, the Back Bay trail system, 17th Street, Fashion Island, and South Coast Plaza — the location premium that supports Eastside pricing.
Reach Builders and End Users Together
Marketing runs two tracks: developers and investors underwriting the entitled plans, and families who want a livable home on a large lot in a top Newport-Mesa school area.
Eastside Costa Mesa & Costa Mesa
Eastside Costa Mesa
A pride-of-ownership pocket of custom rebuilds and original character homes, prized for its quiet streets and proximity to Newport Beach.
Beaches & Back Bay
Newport's sandy beaches, plus the Back Bay hiking, biking, and horse trails, are all within a short drive.
Shopping & Dining
South Coast Plaza, Fashion Island, 17th Street, and Lido Marina Village anchor world-class shopping and dining nearby.
Newport-Mesa Schools
Served by award-winning Newport-Mesa Unified schools, a steady driver of family demand on the Eastside.
Who We Reach for This Property
Local Builders & Developers
Buyers who want an entitled, plan-ready Eastside lot with soils and AQMD reports and a boundary survey already completed.
Custom-Home Families
Newport-area families who want to build their own 4,000+ sq ft home on a cul-de-sac without hunting for land.
ADU & Income-Minded Buyers
Purchasers drawn to the 700+ sq ft detached structure and multi-unit potential on a lot of this size.
Long-Term Land Holders
Investors acquiring irreplaceable Eastside dirt near the coast for durable, supply-constrained appreciation.
A Strategy Built for 2642 Westminster Pl
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
Aerial and architectural photography that establishes the cul-de-sac position and the full 9,120 square foot lot, a plan-and-reports package delivered digitally to active Eastside builders, and paid placement to custom-home families and developers across coastal Orange County.
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.”