Aliso Viejo, CA 92656 · City · 92656 · Market Report
City · South Orange County · 92656
Data Period: January 1 – April 30, 2026 | Source: CRMLS
Community Overview
Aliso Viejo is a young city — incorporated in 2001 — situated in the hills of South Orange County between Laguna Beach, Laguna Hills, and Laguna Niguel. With approximately 51,000 residents, it is one of OC's more recently incorporated cities and is distinguished by a housing stock that skews heavily toward condominiums and townhomes, reflecting its development timeline in the 1990s and early 2000s when attached housing dominated new construction in this part of the county.
The city's real estate market is notable for its affordability relative to neighboring communities. The attached market — condominiums and townhomes — accounts for the majority of transactions and offers one of South OC's most accessible entry points to homeownership, with trailing 12-month attached medians near $825,000. The detached market, while smaller in volume, has shown consistent appreciation with a current period median near $1,499,000.
Aliso Viejo's hillside setting provides many properties with partial views, and the city's well-developed trail network connects to Aliso and Wood Canyons Wilderness Park — one of South OC's most extensive outdoor recreation areas. The Town Center provides walkable retail and dining, and the city's location between the 73 Toll Road and Crown Valley Parkway offers practical freeway access to both coastal and inland destinations.
Aliso Viejo is served by Capistrano Unified School District.
Data scope: Covers MLS Area AV – Aliso Viejo. Aliso Viejo is a primarily attached (condo/townhome) market with a smaller detached segment.
Community Amenities
Location & Commute
Market Snapshot
Detached Homes · Compared to January–April 2025
Aliso Viejo recorded 37 detached home sales in January through April 2026 at a median of $1,499,000 — up 6.3% from the $1,410,000 recorded in the same period last year. The attached market contributed 72 closings at a median of approximately $820,000, and remains the primary market segment here by volume. Days on market averaged 36.2 days for detached homes and the 100.2% average sale-to-list ratio — above list price on average — confirms that Aliso Viejo's detached inventory is generating meaningful buyer competition for a limited pool of well-priced single-family homes.
Detailed Statistics
Detached = single-family residences. Attached = condominiums and townhomes. PPSF recalculated from close price ÷ living area. Outliers removed. Covers MLS Area AV – Aliso Viejo. Aliso Viejo is a primarily attached (condo/townhome) market with a smaller detached segment.
| Metric | Jan–Apr 2026 | Jan–Apr 2025 | Change |
|---|---|---|---|
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Market Trends — Detached Homes
Price, price/SF, DOM, and SP/LP charts use a 3-month rolling window. Monthly counts are raw. Detached homes only. Source: CRMLS.
3-month rolling median
3-month rolling median
3-month rolling average
Raw monthly count
Raw monthly count
3-month rolling avg · Y-axis min 94%
Price Range Distribution — Detached Homes
Attached Market — Price Range Distribution
Property Segments
| Segment | Sales | Median Price |
|---|---|---|
| With Pool | — | — |
| Without Pool | — | — |
Our specialists have the local data and the track record to guide you with confidence.
Aliso Viejo Specialists
Alexander Arnoni specializes in Aliso Viejo residential real estate at Bullock Russell. His knowledge of the city's condo-heavy market and HOA structures helps buyers and sellers make well-informed decisions.
Gaetano LoGrande is Bullock Russell's premier coastal specialist, serving Lantern Village, Capistrano Beach, Dana Point, San Juan Capistrano, San Clemente, Laguna Beach, and beyond. His depth across coastal market dynamics helps clients achieve exceptional results.
Anthony Zueck serves Laguna Hills, Laguna Niguel, and Aliso Viejo at Bullock Russell. His broad expertise across South OC's hillside and mid-county communities helps clients navigate with confidence.
Julie Schnieders is a top-ranked South OC specialist with over 15 years of experience serving buyers and sellers across master-planned communities, neighborhoods, and cities throughout the region, with expertise across South OC's master-planned communities and neighborhoods.
Frequently Asked Questions
About
Bullock Russell Real Estate Services is a South Orange County real estate firm with deep roots in the region's master-planned communities, gated communities, and coastal neighborhoods. The firm's agents bring hyper-local market knowledge and a straightforward approach to every client relationship.
(949) 709-1555 · contact@bullockrussell.com · bullockrussell.com