2199 National Ave
Presenting 2199 National Ave
Expanded and full of possibilities, this 4 bedroom, 3 bathroom home offers 2,284 square feet of living space on an oversized 7,875 square foot corner lot in a highly desirable Costa Mesa location, just minutes from the beach. Designed with flexibility and function in mind, the home features a rare layout with all secondary bedrooms and bathrooms conveniently located on the main level, while the expansive upstairs primary suite serves as a private retreat. The primary offers a massive bedroom, cozy fireplace, large walk-in closet, and a private balcony overlooking the backyard. The outdoor space is thoughtfully designed and ideal for everyday living and entertaining, featuring a private BBQ area, dedicated zones for kids and pets, and ample room for gardening. Car, boat, or motorcycle enthusiasts will appreciate the exceptional amenities, including rare dual-side RV access and one of the largest garages in Costa Mesa, approximately 1,000 square feet, with capacity for up to five vehicles, plus an additional three-car driveway. A separate bathroom off the garage adds convenience, and an oversized storage shed provides even more utility. This unique property combines space, versatility, and lifestyle, with close proximity to the beach, making it perfect for those seeking room to live, work, and play.
Oversized 7,875 Sq Ft Corner Lot
A rare corner parcel with dual-side RV access, a three-car driveway, and a private backyard designed for entertaining — space that simply cannot be added later in this pocket of Costa Mesa.
One of the Largest Garages in Costa Mesa
Approximately 1,000 square feet of garage with capacity for up to five vehicles, a separate bathroom off the garage, and an oversized storage shed — a magnet for car, boat, and motorcycle enthusiasts.
Flexible 2,284 Sq Ft Floor Plan
All secondary bedrooms and baths sit on the main level, while the expansive upstairs primary suite with fireplace, walk-in closet, and private balcony functions as a true retreat.
Inside the Residence
How We Position This Home to the Market
Lead With the Garage and RV Access
The five-car, ~1,000 sq ft garage with dual-side RV access is the single most searchable feature this property owns. It headlines the photography, the copy, and the paid placement.
Sell the Lot, Not Just the House
A 7,875 sq ft corner lot minutes from the beach appeals to both end users and buyers thinking about expansion. We frame the land as the long-term asset.
Show the Rare Layout
Main-level secondary bedrooms with an entire upstairs primary suite serves multi-generational households, work-from-home buyers, and downsizers alike. Floor plan graphics make the advantage obvious.
Reset the Price Narrative
A disciplined relaunch clears the prior days-on-market history. Fresh media, fresh copy, and a fresh price restore urgency instead of inviting discount conversations.
Freedom Homes & Costa Mesa
Eastside Costa Mesa
Established streets of mid-century homes with mature palms, wide lots, and a short drive to the sand — one of Orange County's most consistently demanded coastal-adjacent pockets.
Minutes to the Beach
Newport Beach, the Balboa Peninsula, and the harbor are all a few minutes south, with the 55 freeway putting John Wayne Airport within easy reach.
Dining and Shopping
17th Street, The LAB, The CAMP, SoCo, and South Coast Plaza deliver a mix of local restaurants, coffee, and world-class retail.
Newport-Mesa Unified
Assigned to Victoria Elementary, with Estancia High serving the neighborhood inside the Newport-Mesa Unified School District.
Who We Reach for This Property
Car, Boat, and Toy Owners
Buyers who have been priced out of coastal properties with real garage space and RV access will travel for this floor plan.
Multi-Generational Families
Main-level bedrooms plus a separate upstairs primary suite fit households sharing a home across generations.
Beach-Adjacent Move-Ups
Newport and Huntington buyers who want more square footage and a bigger lot for the same money, minutes from the same coastline.
Value-Add Investors
A large corner lot with a solid expanded structure gives renovation buyers room to add value in a proven Costa Mesa location.
A Strategy Built for 2199 National Ave
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
Wide-angle interior and twilight exterior photography, aerial coverage showing the corner lot and dual RV access, a dedicated feature reel on the five-car garage, a broker preview to the agents most active on the Eastside, and targeted digital placement to enthusiast, multi-generational, and move-up beach audiences.
Gregg Perrah
Gregg Perrah is a Southern California REALTOR® with First Team Real Estate, serving Costa Mesa and coastal Orange County 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.”