What’s Coming to 17th Street in Costa Mesa and Newport Beach?
Cassie French August 31, 2026
Cassie French August 31, 2026
If you live in Newport Beach or Eastside Costa Mesa, you already know that 17th Street is more than a road connecting the two cities. It is where locals grab coffee before work, meet friends for lunch, grocery shop, run errands and somehow spend $200 after leaving the house for “just one thing.”
Now, this familiar neighborhood corridor is entering one of its biggest periods of change in years. Erewhon, Bear Flag Fish Co., Zov’s and La La Land Cafe are all headed to 17th Street, while Whole Foods Market is coming to nearby Westcliff Plaza. At the same time, longtime local businesses and familiar gathering places are closing or changing hands.
Some of these additions are officially confirmed, while others remain neighborhood rumors. Here is what we know so far about the new businesses coming to 17th Street on the border of Costa Mesa and Newport Beach—and why these changes matter to the people who live nearby.
Yes, the rumors are true: Erewhon is coming to Costa Mesa.
The luxury grocery and wellness market plans to open its first Orange County location at 140 E. 17th Street, taking over the former T-Shirts Warehouse space. According to the company’s current plans, the Costa Mesa Erewhon is targeting a September 2027 opening.
Erewhon has developed an almost cult-like following for its organic groceries, prepared foods, wellness products and celebrity smoothie collaborations. It is also famous for prices that can make a normal grocery run feel suspiciously like a mortgage payment—but people absolutely love the experience.
Its arrival is a major signal for the future of 17th Street. Erewhon typically chooses affluent, health-conscious communities with strong foot traffic and customers who value premium food and convenience. Eastside Costa Mesa, Newport Heights and the surrounding Newport Beach neighborhoods fit that profile perfectly.
The new location will also sit next to another highly anticipated addition: Bear Flag Fish Co.
Bear Flag Fish Co. is preparing to open at 154 E. 17th Street, in the former Santa Monica Seafood space. The company now lists Costa Mesa as “coming soon,” although an official opening date has not been announced.
For Newport Beach locals, Bear Flag needs very little introduction. Its Newport Peninsula location is known for fresh seafood, Bear Flag tacos, burritos, poke bowls, sushi and a casual coastal atmosphere. The food is consistently worth the trip; finding parking near Lido can occasionally require the patience of a saint and the reflexes of a Formula 1 driver.
That is why the 17th Street location is so exciting. The former Santa Monica Seafood property offers a more convenient option for Eastside Costa Mesa, Newport Heights and nearby Newport Beach residents, with substantially easier parking than the busy Peninsula location.
It should become an ideal lunch stop, casual dinner spot and easy place to grab fresh seafood without navigating beach traffic. I expect the tacos, burritos and poke bowls to be immediate neighborhood staples.
Just across the Newport Beach border, Whole Foods Market is officially coming to Westcliff Plaza at the corner of Irvine Avenue and Westcliff Drive, near 17th Street.
Irvine Company announced the future Whole Foods in May 2026. It is expected to take over the current Ralphs Fresh Fare space at 1150 Irvine Avenue after Ralphs closes in fall 2026. An official Whole Foods opening date has not yet been released.
This will be especially convenient for homeowners in Newport Heights, Dover Shores, Westcliff and Eastside Costa Mesa. Instead of driving to Fashion Island for Whole Foods, residents will have a premium grocery option integrated into a shopping center they already use for everyday errands.
Westcliff Plaza is already one of the area’s most useful neighborhood centers, and adding Whole Foods should make it an even stronger daily gathering place. It may also increase traffic around the center, so the parking situation and final store design will be worth watching as more details are announced.
Not every change feels exciting.
Two Wheels One Planet announced that it is closing after 63 years of serving Costa Mesa and Newport Beach. The family-owned bicycle shop at 420 E. 17th Street has been much more than a place to buy or repair a bike. For generations of local cyclists, it has been a community hub.
Weekend group rides often began there, friendships were formed there and the staff helped countless local families become part of Orange County’s cycling culture. Its closure represents the loss of a genuine neighborhood institution, and I know it has been difficult for the riders who gathered there year after year.
There has been neighborhood speculation that an Ace Hardware could replace the bike shop. At this point, however, I have not found a formal announcement confirming a new tenant for the property. Until the owner or incoming business confirms the plan, the Ace Hardware discussion should be treated as a rumor rather than a finalized deal.
Zov’s is officially replacing Playa Mesa at 428 E. 17th Street, with the new Costa Mesa restaurant expected to open in late 2026.
Many Orange County residents already know Zov’s from its locations in Tustin, Irvine, Newport Coast and San Clemente. The family-owned restaurant has been part of the Orange County dining scene since chef Zov Karamardian founded it in 1987.
The menu blends Greek, Mediterranean and Middle Eastern influences in a comfortable, family-style setting. The food is wonderful, but one of the qualities that has always stood out to me is the customer service. The staff and overall experience consistently feel warm, polished and welcoming.
That matters in Newport Beach and Costa Mesa. Local diners have plenty of choices, and great food alone is not always enough. When a restaurant combines a strong menu with genuinely friendly service, people return—and they tell their friends. For that reason, I think Zov’s is exceptionally well positioned to succeed on 17th Street.
La La Land Cafe is also planning a new location at 424 E. 17th Street, in the former Peet’s Coffee space.
The trendy coffee and matcha cafe opened its first Orange County location at Lido Marina Village in March 2026, where customers regularly fill the bright yellow storefront and spill outside. The brand has since expanded elsewhere in Orange County, and the planned Costa Mesa shop will bring its cheerful design, specialty drinks and kindness-focused identity directly to the 17th Street corridor.
The former Peet’s location is a natural fit. It is highly visible, already familiar to neighborhood coffee drinkers and close to homes, shops, fitness studios and restaurants. Based on the response to La La Land at Lido Marina Village, I expect this location to be busy from the beginning.
Together, these openings show how 17th Street is evolving into an even stronger lifestyle corridor. Residents will soon have more premium grocery options, coastal dining, Mediterranean food and coffee within a compact area that already supports daily errands and neighborhood routines.
For nearby homeowners, that increased convenience can strengthen the appeal of living in Eastside Costa Mesa, Newport Heights, Westcliff and Dover Shores. Buyers consistently value walkability and easy access to good restaurants, coffee shops, groceries and services. New businesses do not automatically raise home values by a specific amount, but a thriving commercial corridor can make the surrounding neighborhoods more desirable and reinforce the lifestyle buyers are purchasing—not just the house itself.
There is also a tradeoff. New concepts bring energy and investment, but the closure of Two Wheels One Planet is a reminder that growth can come with the loss of businesses that helped create the neighborhood’s identity. The best version of 17th Street will make room for exciting new arrivals while continuing to support the independent businesses locals already love.
Erewhon is currently targeting September 2027 for its first Orange County store at 140 E. 17th Street in Costa Mesa. Opening plans can change during permitting and construction.
Bear Flag Fish Co. is coming to 154 E. 17th Street, the former Santa Monica Seafood property in Costa Mesa.
Whole Foods Market is officially coming to Westcliff Plaza, and the planned location is the current Ralphs Fresh Fare space at 1150 Irvine Avenue. Ralphs is expected to close in fall 2026, while a Whole Foods opening date has not yet been announced.
Zov’s is replacing Playa Mesa at 428 E. 17th Street. The family-owned Mediterranean restaurant is expected to open in late 2026.
La La Land Cafe is planning to open in the former Peet’s Coffee space at 424 E. 17th Street in Costa Mesa.
Between Erewhon, Bear Flag, Whole Foods, Zov’s and La La Land Cafe, the border of Costa Mesa and Newport Beach is about to look—and taste—very different.
Which new opening are you most excited about? And which longtime 17th Street business do you hope never changes?
If you are considering buying or selling a home in Newport Beach or Eastside Costa Mesa, I would love to help you understand how neighborhood changes, walkability and local amenities affect buyer demand and your property’s marketability. Contact Cassie French at The Agency for local real estate guidance with a design-focused approach.
Cassie French
Cassie French is a top real estate agent serving Newport Beach and North Tustin, specializing in helping homeowners maximize their home's value through strategic preparation, expert staging, and results-driven marketing. As a member of The Agency Orange County and owner of Classy AF Interiors, she combines real estate expertise with professional design experience to position homes for stronger buyer demand and top-dollar sales. With a hands-on, client-first approach and experience renovating over 100 homes, Cassie is trusted for her market knowledge, attention to detail, and proven ability to deliver exceptional results for sellers.
Enthusiastic, upbeat, and energetic, Cassie French's passion for the Newport Beach & North Tustin community shines through every interaction and transaction. Part of The Agency Orange County, Cassie's fresh perspective pairs beautifully with her commitment to excellence and extensive knowledge of the area to provide clients with unmatched guidance and care.
3426 East Coast Highway Corona Del Mar, CA 92625