Upper Broadway / Mescal Seaside Real Estate & Homes for Sale

Upper Broadway / Mescal occupies one of Seaside's more elevated established residential areas and offers a distinctive combination of mid-century homes, larger residential lots, garage parking and some of the city's strongest Monterey Bay, ocean and city-light view opportunities.

Much of the neighborhood developed during the 1960s and 1970s as Seaside expanded farther uphill. Buyers can find traditional ranch-style homes, larger single-level residences, two-story houses designed to take advantage of the elevation and occasional substantially larger properties that differ considerably from the smaller cottages found in lower portions of Seaside.

The area's position near Broadway Avenue, Mescal Street, Skyview Drive and General Jim Moore Boulevard also provides convenient access toward Bayonet & Black Horse Golf Courses, former Fort Ord, Highway 1 and the rest of the Monterey Peninsula.

Use this guide to explore Upper Broadway / Mescal homes, Monterey Bay views, lot sizes, hillside considerations and current real estate opportunities.

Understanding Upper Broadway / Mescal Real Estate

Upper Broadway / Mescal is an established single-family residential area rather than a master-planned development. Homes were constructed over several decades, and individual lots, floor plans and improvements can differ substantially.

The neighborhood generally becomes more elevated as it approaches the eastern side of Seaside. That topography is one of the area's defining real estate characteristics and helps create broader outlooks toward Monterey Bay from selected streets and properties.

Buyers may encounter a relatively compact 1950s home on a smaller parcel, a traditional 1960s or 1970s ranch home with a two-car garage, a larger two-story residence positioned to capture views or an unusually large lot with room for extensive yards and additional off-street parking.

For that reason, Upper Broadway / Mescal should be evaluated property by property rather than through a single neighborhood-wide price-per-square-foot figure.

Homes & Architecture

Much of Upper Broadway / Mescal's housing stock dates from Seaside's expansion during the 1960s and 1970s.

Traditional ranch-style and mid-century homes are common, particularly single-level residences with attached garages, fireplaces, fenced yards and relatively efficient floor plans.

Buyers can also find larger two-story homes that take advantage of hillside lots and west-facing views.

Typical properties may include:

• Two to four bedrooms
• One to three bathrooms
• Single-level and two-story designs
• Living-room fireplaces
• Attached garages
• Front and rear yards
• Patios or decks
• West-facing windows
• Monterey Bay or ocean views on selected properties

Some homes remain relatively close to their original configuration, while others have undergone substantial remodeling or expansion.

As with other established Seaside neighborhoods, buyers should distinguish between cosmetic renovations and improvements to electrical, plumbing, roofing, foundation, drainage and other major systems.

Some of Seaside's Strongest Monterey Bay Views

Upper Broadway / Mescal is one of the first Seaside neighborhoods buyers should consider when Monterey Bay or ocean views are a priority.

The neighborhood's higher elevation can create west- and northwest-facing outlooks across lower Seaside toward Monterey Bay, the coastline and surrounding communities.

Depending on the property, views can include:

• Monterey Bay
• Pacific Ocean
• Coastline
• City lights
• Mountains and surrounding hills
• Neighborhood rooftops

Selected properties along streets such as Mescal, Costa, Skyview and nearby hillside locations have documented Bay, ocean and city-light views.

View quality still varies dramatically from one house to another. A property may have a broad panorama from the living room and deck, while a nearby home may capture only a narrow water glimpse from an upper bedroom.

Buyers specifically prioritizing views should also explore our Seaside Ocean & Monterey Bay View Homes guide.

What Makes One View Better Than Another?

The term "ocean view" does not describe every Upper Broadway / Mescal property equally.

Important differences include:

• Width of visible water
• Elevation
• Whether the view is obstructed
• Which rooms capture the view
• Whether the view is visible while seated
• Presence of a view deck or patio
• West-facing orientation
• Neighboring rooflines
• Trees and mature landscaping
• Potential future construction

A sweeping Monterey Bay view from the primary living spaces generally contributes differently to market value than a small ocean glimpse visible from only one location on the property.

Larger Lots & Varied Parcels

Lot size is another feature that distinguishes portions of Upper Broadway / Mescal.

The MLS area contains smaller conventional residential parcels, but it also includes properties on approximately 7,000, 8,000, 10,000 and even 12,000-square-foot lots.

Larger parcels can provide:

• More substantial front and rear yards
• Gardening space
• Outdoor entertaining areas
• Additional driveway parking
• Room for storage or accessory structures
• Greater separation from neighboring homes
• Potential space to investigate an ADU or addition

Lot size alone does not establish development rights. Buyers interested in adding living space or an ADU should verify zoning, setbacks, lot coverage, utilities and current City requirements for the specific parcel.

Garages & Off-Street Parking

Garage parking is relatively common in Upper Broadway / Mescal.

One- and two-car attached garages appear frequently in the neighborhood, and some larger parcels provide additional driveway or off-street parking.

This can be a meaningful difference when comparing Upper Broadway / Mescal with older portions of western Seaside where garages may be smaller, detached, converted or absent entirely.

Buyers should still verify the current legal use of a garage because some Seaside properties have been converted or incorporated into expanded living areas over time.

Hillside Lots, Slopes & Drainage

Elevation creates views, but it also creates additional property considerations.

Upper Broadway / Mescal contains both relatively level homesites and sloped properties. On hillside lots, buyers should pay particular attention to:

• Foundation type and condition
• Site drainage
• Retaining walls
• Driveway slope
• Exterior stairs
• Decks and balconies
• Grading
• Water movement during heavy rain
• Relationship to neighboring uphill and downhill parcels

These conditions do not necessarily indicate a problem, but they can affect maintenance, accessibility and the scope of a buyer's inspections.

Mescal Neil Park

Mescal Neil Park is one of the area's best neighborhood landmarks and helps illustrate the elevated character of Upper Broadway / Mescal.

The approximately 2.2-acre neighborhood park is located between Costa and Mescal streets. The City of Seaside specifically identifies the park's rolling terrain and views toward Monterey Bay as characteristics worth preserving in future improvements.

The park includes open space, pathways, benches, picnic facilities and playground equipment.

For buyers unfamiliar with this part of Seaside, Mescal Neil Park provides a useful geographic reference for understanding how quickly the terrain rises above the lower portions of the city.

Access to Bayonet & Black Horse Golf Courses

Upper Broadway / Mescal is conveniently positioned near General Jim Moore Boulevard and Bayonet & Black Horse Golf Courses.

That proximity can be attractive to golfers, but buyers should distinguish Upper Broadway / Mescal from Seaside's actual golf-front communities.

Most Upper Broadway / Mescal homes are conventional residential properties located near the golf complex rather than directly adjoining a fairway.

Buyers specifically seeking golf-course frontage or direct fairway views should also explore Seaside Highlands / The Enclave and our Seaside Golf Course View Homes page.

Location & Access

Upper Broadway / Mescal occupies a useful position between established central Seaside and the former Fort Ord area.

Broadway Avenue provides a direct route west toward Fremont Boulevard and Seaside's commercial core, while General Jim Moore Boulevard provides access toward Bayonet & Black Horse, California State University Monterey Bay, former Fort Ord and regional roads.

Highway 1 can be reached through several routes, connecting the area north toward Marina and south toward Monterey, Pacific Grove, Pebble Beach and Carmel.

The neighborhood's elevation creates a more hillside-oriented residential setting while still keeping shopping, restaurants and everyday services within relatively easy reach.

Upper Broadway / Mescal Area Map

The map below is centered near Mescal Neil Park, a useful geographic reference for the Upper Broadway / Mescal area. MLS boundaries should always be confirmed for an individual property rather than inferred from the map.

Buying a Home in Upper Broadway / Mescal

Upper Broadway / Mescal buyers should evaluate both the house and the individual homesite.

The area's combination of older construction, sloped terrain, larger lots and potential views creates a broader due-diligence list than simply comparing bedroom count and square footage.

Important considerations can include:

• Foundation condition
• Roof age
• Electrical system and service panel
• Plumbing
• Sewer lateral condition
• Heating
• Windows and insulation
• Drainage
• Retaining walls
• Decks and balconies
• Driveway slope
• Garage configuration
• Permitted additions
• Garage conversions
• ADUs or accessory structures
• Lot size and usable yard area
• Actual view quality
• Potential future view obstruction

A home with strong Monterey Bay views, a two-car garage and a larger usable lot can appeal to a substantially different buyer than a smaller non-view property nearby.

Future View Obstruction

Buyers purchasing primarily for a Monterey Bay view should investigate the surrounding properties as carefully as the subject home.

An existing view across a neighboring parcel does not necessarily create a permanent legal right to that view.

Potential changes can include:

• Second-story additions
• New construction
• ADUs
• Roofline changes
• Tree growth
• Landscape screening

Buyers should evaluate the view as it exists today and independently investigate any assumptions about what neighboring owners may or may not be permitted to build in the future.

Selling an Upper Broadway / Mescal Home

Accurate pricing in Upper Broadway / Mescal requires understanding which characteristics are actually driving buyer demand.

A larger 1970s home with Monterey Bay views, a two-car garage and an 11,000-square-foot lot may not be well represented by a nearby smaller home simply because both share the same MLS area.

Important value considerations can include:

• View quality
• Which rooms capture the view
• Lot size
• Usable outdoor space
• Garage size
• Additional parking
• Living area
• Bedroom and bathroom count
• Condition and renovation quality
• Permitted additions
• Structural and mechanical improvements
• Street location
• Elevation and orientation

The closest sale is not always the best comparable. A property with an exceptional view or unusually large parcel may need to be compared with other Seaside homes offering similar characteristics even if they are farther away.

Upper Broadway / Mescal vs. Nearby Seaside Areas

• Mid Broadway sits at generally lower elevations and offers a varied mix of mid-century homes, ADUs and occasional Monterey Bay views.
• LaSalle / Ord Grove also offers elevated residential streets, larger lots and selected Monterey Bay views, particularly farther north.
• Upper Kimball provides another established residential option with larger parcels, garage parking and some elevated-view opportunities.
• Seaside Highlands / The Enclave offers much newer housing and includes Seaside's principal golf-course-oriented communities.
• Lower Broadway lies closer to Seaside's downtown and commercial core and contains generally older, denser housing along with more multi-family inventory.

Upper Broadway / Mescal Seaside Real Estate FAQ

Where is Upper Broadway / Mescal in Seaside?

Upper Broadway / Mescal is an elevated residential MLS area in eastern Seaside around the upper portions of Broadway Avenue, Mescal Street and surrounding hillside streets approaching General Jim Moore Boulevard.

What types of homes are in Upper Broadway / Mescal?

The neighborhood primarily contains detached single-family homes, including ranch-style and other traditional mid-century residences. Single-level and two-story homes can both be found, along with remodeled and expanded properties.

When were most Upper Broadway / Mescal homes built?

Many homes date from the 1960s and 1970s, although earlier and later construction also exists. Numerous properties have been substantially remodeled or expanded since their original construction.

Does Upper Broadway / Mescal have Monterey Bay views?

Yes. Upper Broadway / Mescal is one of Seaside's strongest areas for Monterey Bay, ocean and city-light views because of its higher elevation. View quality varies significantly from property to property.

Does every Upper Broadway / Mescal home have an ocean view?

No. Some properties have broad Bay or ocean views, others have partial views or water glimpses, and many have no meaningful water view at all. Elevation, orientation, neighboring homes and landscaping all affect visibility.

Are there larger lots in Upper Broadway / Mescal?

Yes. Lot sizes vary considerably. In addition to conventional residential parcels, the area contains homes on lots approaching or exceeding 10,000 square feet.

Do homes in Upper Broadway / Mescal usually have garages?

Garage parking is common, with many homes offering one- or two-car attached garages. Parking arrangements vary by property, and some garages may have been modified or converted over time.

Is Upper Broadway / Mescal near Bayonet & Black Horse Golf Courses?

Yes. The neighborhood provides convenient access toward Bayonet & Black Horse via the eastern side of Seaside. Most Upper Broadway / Mescal homes are near the golf complex rather than directly on a fairway.

What is Mescal Neil Park?

Mescal Neil Park is an approximately 2.2-acre neighborhood park between Costa and Mescal streets. Its rolling terrain and Monterey Bay views reflect the elevated character of this portion of Seaside.

What should buyers inspect carefully on a hillside property?

Buyers should pay particular attention to foundations, drainage, retaining walls, decks, grading, driveway slope and the relationship between uphill and downhill properties in addition to ordinary home inspections.

Can neighboring construction affect an ocean view?

Potentially. Buyers should not assume an existing view is permanently protected. Neighboring additions, ADUs, new construction, rooflines and landscaping can sometimes alter view corridors.

Where can I see current Upper Broadway / Mescal homes for sale?

Current Upper Broadway / Mescal MLS listings are displayed in the property search below and update automatically as homes are listed, sold or removed from the market.