In fall 2026, ADUs in Orange County and Long Beach rent for roughly $2,200 to $5,750 a month, depending on the city, size and age of the unit. Costa Mesa sits at the top, Santa Ana and Buena Park sit near the bottom, and Lakewood and Long Beach punch above their price point.
People search “ADU for rent” plus a city name for two reasons: renters looking for a place, and buyers trying to figure out what a back house will earn. This post is for the second group. Every number below comes from my monthly CRMLS pulls of homes with ADUs and the closed lease comps I track for each city.
ADU Rents by City (Fall 2026)
| City | ADU rents I’m seeing | Entry point for ADU homes | Detailed rent post |
|---|---|---|---|
| Costa Mesa | $3,500 to $5,750 | About $1.6M to $1.9M and up | Costa Mesa ADU Guide |
| Long Beach (North and Central) | Up to $4,700 | 10 of 25 ADU homes under $1.2M | Long Beach October report |
| Westminster | $3,300 to $4,300 | From about $1.15M | Westminster ADU rents |
| Lakewood | $3,500 to $4,000 (newer 3-bed units) | Closed $1.03M to $1.07M | Lakewood buyer’s guide |
| Garden Grove | $2,350 to $3,800 | Closed $1.02M to $1.2M | Garden Grove ADU rents |
| Fullerton | $3,500 to $3,650 | Escrow median about $1.6M | Fullerton ADU rents |
| Anaheim | $2,800 to $3,450 (2-bed units) | From $968K | Anaheim ADU guide |
| Santa Ana | $2,200 to $3,100 | From $899K | Santa Ana ADU rents |
| Buena Park | $2,400 to $3,000 | From about $1.3M | Buena Park ADU rents |
Rents are on listed, leased and sold homes from September and October 2026. Ranges move every month, so check the latest city report before you underwrite.
What Drives ADU Rent in Each City
Size matters less than most buyers expect. A 400 square foot studio often earns more per square foot than a 1,200 square foot 2-bed. My OC ADU rent by square footage guide shows the curve. Four other things move the number:
- Location. Coastal and job-center cities like Costa Mesa command a premium. North OC cities like Buena Park and Anaheim land mid-range.
- Bedrooms. A 3-bed ADU in Lakewood rents close to a small single-family home.
- Age and finish. New construction with its own laundry and yard rents for more than an older garage conversion.
- Privacy. A separate entrance, gate and parking spot can add a few hundred dollars a month.
Rent Rules That Cap What You Can Charge
- AB 1482: New ADUs are exempt from the statewide rent cap for 15 years. See AB 1482 and New ADUs.
- Santa Ana: The city has its own rent stabilization program. Check the Santa Ana Rent Stabilization page before buying a property with existing tenants.
- Unincorporated LA County: Older units on properties with two or more rentals can fall under the county’s rent stabilization ordinance.
- Short-term rentals: Most cities require ADU leases of 30 days or more. California’s HCD ADU guidance lets cities set that minimum.
How to Use These Rents as a Buyer
I underwrite by comparing the total monthly payment (principal, interest, taxes and insurance) with total rent from both units. Example on a $1,000,000 Orange County home at a 7.75% investor rate:
| Without an ADU | With a $2,900 ADU | |
|---|---|---|
| Monthly payment, 25% down | About $6,530 | About $6,820 (taxes rise on the new ADU) |
| Rent | $3,800 (main house) | $6,700 (main + ADU) |
| Monthly difference | About -$2,730 | About -$120 |
The ADU moves the deal from losing $2,700 a month to roughly break-even. That’s why I underwrite the ADU first. The full ROI breakdown is in ADU Rental Income: The Real ROI Math.
Lenders can also count part of that ADU rent toward your qualifying income. See Using ADU Rental Income to Qualify for a Mortgage.
Frequently Asked Questions
What does an ADU rent for in Orange County?
Most ADUs in Orange County rent for $2,200 to $4,300 a month in 2026. Costa Mesa ADUs can reach $5,750.
Which city has the highest ADU rent?
Costa Mesa, at $3,500 to $5,750 on current listings and recent sales.
Which city has the best ADU rent for the price?
Westminster and Lakewood. Both have entry points near $1.05M to $1.15M with ADU rents of $3,300 to $4,300.
Can I rent my ADU short term?
In most Orange County and LA County cities, no. ADU leases usually have to be 30 or 31 days or longer.
Get Rent Projections Before You Offer
When I tour buyers, each home comes with a projected rent for the main house, a projected ADU rent and an estimated build cost, so you know the numbers before you write an offer.
👉 Book a buyer ADU consult call to go through your options with Dylan
Prefer to talk now? Call Dylan Serna, ADU Realtor at 714-860-2868.
Dylan Serna | The ADU Realtor | eXp Realty | DRE #02217359
This post is general information, not legal, tax or financial advice. Rents and payments are estimates; confirm rules for any specific property with the city.
