Aliso Viejo, CA—92656
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Aliso Viejo, CA
As of Oct '25, the median home price in Aliso Viejo, CA is $969,000, with a year-over-year change of 0.1%. This indicates that home prices in Aliso Viejo, CA are flat. According to Zillow, the 1-year price projection is 1.4%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $969,000 | 0.1% |
| Single Family | $1,279,000 | -0.8% |
| Condos | $809,000 | -0.6% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $499,000 | -3.3% |
2 Bed | $733,000 | -1.3% |
3 Bed | $1,011,000 | -0.6% |
4 Bed | $1,449,000 | -0.2% |
| 5 Bed | $2,022,000 | -0.8% |
% of Housing Stock
Rental Trends — Aliso Viejo, CA
As of July '25, Rentcast reports the average rent in Aliso Viejo, CA is $3,540, with a year-over-year rent change of 2.0%. Per bedroom, the median rent as of July '25 in Aliso Viejo, CA is studios: $2,620, 1-bedrooms: $2,800, 2-bedrooms: $3,520, 3-bedrooms: $4,260, 4-bedrooms: $5,860. The most common rental property sizes in Aliso Viejo, CA are 2-bedroom and 1-bedroom, accounting for 45.9% and 26.9% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $3,350 | $3,540 |
| Studio Rent | $2,610 | $2,620 |
| 1 Bed Rent | $2,780 | $2,800 |
| 2 Bed Rent | $3,440 | $3,520 |
| 3 Bed Rent | $4,200 | $4,260 |
| 4 Bed Rent | $5,500 | $5,860 |
% of Rental Stock
Property Listings — Aliso Viejo, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Aliso Viejo, CA is 48. This is a increase of 27.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 31.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $867,000 | 1.0% |
Listing Count | 89 | 10.0% |
| Listings as % of Homes | 0.2% | 10.0% |
Days on Market | 48 | 27.0% |
Demographics — Aliso Viejo, CA
As of the latest ACS Survey released in 2023, Aliso Viejo, CA has a population of 52,600, which has remained stable by 1.0% over the past 5 years. Aliso Viejo, CA is a moderately popular place for families, as children make up 23.9% of the population. The area has a highly educated workforce, with 57.0% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 23.1% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 52,600 | 1.0% |
% Under 18 | 23.9% | -1.2% |
% Seniors | 10.4% | 22.4% |
% WFH | 23.1% | 162.5% |
% w/ College Degree | 57.0% | 2.9% |
As of the latest ACS Survey released in 2023, Aliso Viejo, CA is a predominantly white area, with 54.5% of the population identifying as white. The white population has shrunk by 9.0% in the last 5 years. The second most common race or ethnicity in Aliso Viejo, CA is hispanic, making up 19.9% of the population. Foreign-born residents account for 25.9% of the population in Aliso Viejo, CA, and this percentage has increased by 19.9% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 54.5% | -9.0% |
% Black | 2.1% | 10.5% |
% Hispanic | 19.9% | 6.4% |
% Asian | 17.4% | 16.0% |
% Foreign Born | 25.9% | 19.9% |
Mortgage and Risk — Aliso Viejo, CA
According to HUD data as of 2023, there were 62 mortgage originations in Aliso Viejo, CA, of which 82.0% of loans were conventional mortgages. The average loan-to-value was 62.0%, with 23.0% above 90% LTV (very high). This implies large mortgage risk in Aliso Viejo, CA. Investor activity is low, as 5.0% of loans were by investors. 6.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 62 |
% Conventional Loans | 82.0% |
% Government Loans | 18.0% |
% Investor Loans | 5.0% |
% Second Loans | 5.0% |
% Cash Out Refinance | 6.0% |
Loan Activity
Rentals and Section 8 — Aliso Viejo, CA
As of 2024, the percent of homes in Aliso Viejo, CA under the Section 8 program is 2.1%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 3-bedroom and 4-bedroom units appear to be good home sizes to consider for Section 8 housing in Aliso Viejo, CA, because HUD payments exceed market rent, while 2-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 185 |
Total Units Section 8 | 185 |
% Rentals under Section 8 | 2.1% |
% Occupied Section 8 | 83.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $110 | $2,780 | $2,890 |
| 2 Bedroom | -$20 | $3,440 | $3,420 |
| 3 Bedroom | $430 | $4,200 | $4,630 |
| 4 Bedroom | $30 | $5,500 | $5,530 |
Affordability — Aliso Viejo, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 6.2 |
| Median Home Price | $969,000 |
| Median Household Income | $135,000 |