Closed Sales — Detached
39
↑ +4 vs prior yr (+11.4%)
About Aliso Viejo
Aliso Viejo is a residential community in Aliso Viejo, in the heart of South Orange County (ZIP 92656). Based on CRMLS closed-sale records, homes here were built primarily between 1969 and 2014, ranging from approximately 454 to 4,200 square feet. The community is tracked under MLS area AV – Aliso Viejo.
Over the trailing twelve months, 86 detached single-family homes closed in Aliso Viejo, at a median sale price of $1,520,000. In the current reporting period (January–May 2026), the median sale price was $1,535,000 across 39 closed sales, with homes averaging 24 days on market and a sale-to-list ratio of 99.3%.
Because pricing varies by tract, lot, view, and condition, hyper-local guidance makes a meaningful difference for both buyers and sellers in Aliso Viejo. The Bullock Russell team tracks this market closely and can provide current comparable sales and a tailored valuation for any address. Served by Capistrano Unified.
Quick Facts
- Subdivisions12+ tracts (MLS)
- Built1969 – 2014
- Home Sizes454–4,200 sf
- Pool Homes~6% of sales
- CityAliso Viejo
- ZIP Code92656
- MLS AreaAV – Aliso Viejo
- School DistrictCapistrano Unified
Market Snapshot
Detached Homes · January – May 2026 compared to January – May 2025
Median Sale Price
$1,535,000
↓ −$45,000 vs prior yr (-2.8%)
Avg Price / Sq Ft
$760
↑ +$11 vs prior yr (+1.5%)
Avg Days on Market
24
↑ +9 days vs prior yr
Avg SP/LP Ratio
99.3%
↓ from 101.3% prior yr
Price Reduction Rate
28.2%
↑ from 11.4% prior yr
Market Narrative
Aliso Viejo recorded 39 closed detached-home sales between January and May 2026 (+11.4% versus the same period a year earlier), with the median sale price at $1,535,000 (-2.8% year over year). Homes averaged 24 days on market with a sale-to-list ratio of 99.3%. As always, results vary by tract, view, and condition — accurate pricing remains the single biggest factor in how quickly a home sells.
Detailed Statistics
Detached Single-Family Residences — Jan–May 2026 vs. Jan–May 2025
| Metric | Jan–May 2026 | Jan–May 2025 | Difference | % Change |
|---|---|---|---|---|
| Closed Sales | 39 | 35 | +4 | +11.4% |
| Average Sale Price | $1,700,819 | $1,607,280 | +$93,539 | +5.8% |
| Median Sale Price | $1,535,000 | $1,580,000 | −$45,000 | -2.8% |
| Avg Price Per Sq Ft | $760 | $749 | +$11 | +1.5% |
| Median Price Per Sq Ft | $748 | $748 | +$0 | +0.0% |
| Avg Days on Market | 24 | 15 | +9 | +60.0% |
| Avg SP/LP Ratio | 99.3% | 101.3% | -2.0 | -2.0pp |
| Price Reduction Rate | 28.2% | 11.4% | +16.8 | +16.8pp |
Attached homes (condos/townhomes): 87 closed sales this period, median $790,000. Figures above are detached single-family residences.
Market Trends
Price, price/sf, days-on-market, and sale-to-list trend lines use a 3-month rolling window ending on each labeled month, smoothing low-volume months for cleaner directional signals. Monthly sales and new listings are raw monthly counts. The annual chart shows total closed sales per calendar year (2026 is year-to-date through May; CRMLS history in this dataset begins in 2024).
Median Sale Price
Median Price Per Sq Ft
Avg Days on Market
Monthly Closed Sales
New Listings Per Month
Sale-to-List Price Ratio
Closed Sales by Year
Price Range Distribution
Trailing 12 months through May 2026 · 86 closed detached sales
$716K – $1.29M16 sales19%
$1.29M – $1.87M50 sales58%
$1.87M – $2.45M10 sales12%
$2.45M – $3.02M9 sales10%
$3.02M – $3.60M1 sales1%
Property Segments
Pool Premium · Trailing 12 Months
Pool Homes (24)
$1,852,500
vs
Non-Pool (62)
$1,444,062
Pool homes command a $408,438 premium (+28.3%)
View Premium · Trailing 12 Months
View Homes (64)
$1,567,500
vs
Non-View (22)
$1,484,500
View homes command a $83,000 premium (+5.6%)
Subdivision Breakdown · Trailing 12 Months
| Subdivision | Sales | Median Sale Price |
|---|---|---|
| Pasadera (PASA) | 5 | $1,640,000 |
| Crest - Pacific Ridge (PC) | 4 | $1,500,000 |
| Pacific Grove (PG) | 4 | $1,385,000 |
| Alta Vista - Westridge (ALTV) | 4 | $2,357,500 |
| Promenade (PROM) | 4 | $1,467,450 |
| Key West (KW) | 4 | $1,307,500 |
| Seacoast Terraces - Audubon (AST) | 4 | $1,367,000 |
| Seacrest Heights - Audubon (ASH) | 3 | $1,250,000 |
| Oakview - Westridge (OAKV) | 3 | $2,450,000 |
| Glenwood Terrace (GT) | 3 | $1,319,000 |
| Memory Lane (MEML) | 3 | $1,438,125 |
| Laguna Vista - Audubon (ALV) | 3 | $1,389,000 |
Subdivisions with 2 or more closed detached sales in the trailing 12 months, ranked by volume.
Top Producing Agents
Complete calendar years 2024–2025 · Source: CRMLS · BR = Bullock Russell agent · BR agents receive priority on ties. (This CRMLS dataset begins in 2024; deeper history will be added as earlier data is compiled.)
Top Listing Agents by Year
| Agent | Brokerage | # |
|---|---|---|
| 2025 | ||
| Kamran Montazami | Re/Max Premier Realty | 34 |
| Cesi Pagano | Keller Williams Realty | 6 |
| Tom Schulze | Wise Choices Realty | 5 |
| 2024 | ||
| Kamran Montazami | Re/Max Premier Realty | 31 |
| Cesi Pagano | Keller Williams Realty | 16 |
| Debbie Crockett | First Team Real Estate | 4 |
Top Buyer's Agents by Year
| Agent | Brokerage | # |
|---|---|---|
| 2025 | ||
| Kamran Montazami | Re/Max Premier Realty | 11 |
| Debbie Crockett | First Team Real Estate | 4 |
| Sara Montazami | Re/Max Premier Realty | 3 |
| 2024 | ||
| Kamran Montazami | Re/Max Premier Realty | 9 |
| Bita Tahmasebi | Berkshire Hathaway HomeService | 4 |
| Kimiyasu Murayoshi | Andrew C. Lee | 4 |
Data sourced from CRMLS. Rankings reflect MLS-recorded transaction sides only. Agents attributed to current brokerage per most recent transaction in dataset. Placeholder/unidentified MLS IDs excluded.
Thinking About Buying or Selling in Aliso Viejo?
Our specialists have the local data, the relationships, and the track record to guide you with confidence. Get a complimentary, no-obligation home valuation or buyer consultation today.
Meet our Aliso Viejo Specialists
Agent
Photo
Photo
Gaetano LoGrande
Realtor®
Gaetano LoGrande is a coastal South Orange County specialist serving Dana Point, San Juan Capistrano, San Clemente, Laguna Niguel, Laguna Beach, Aliso Viejo, and the surrounding communities.
Bullock Russell Real Estate Services
Frequently Asked Questions
The median sale price for detached homes in Aliso Viejo was $1,535,000 for January–May 2026, based on 39 closed sales. Source: CRMLS data compiled by Bullock Russell Real Estate Services.
In January–May 2026, homes in Aliso Viejo averaged 24 days on market before closing, with an average sale-to-list price ratio of 99.3%. Accurate pricing is the biggest factor in how quickly a home sells.
Over the trailing 12 months, pool homes in Aliso Viejo had a median sale price of $1,852,500 versus $1,444,062 for non-pool homes — a premium of $408,438 (28.3%). Source: CRMLS, compiled by Bullock Russell Real Estate Services.
Bullock Russell Real Estate Services serves Aliso Viejo and the surrounding South Orange County communities. Call (949) 709-1555 or email contact@bullockrussell.com to reach a local specialist.
Aliso Viejo is in Aliso Viejo, California, ZIP code 92656, in South Orange County. It is served by Capistrano Unified.
Explore Other South OC Communities
Bullock Russell Real Estate Services is South Orange County's boutique firm — combining top-team production with the personal attention clients deserve. Our agents don't just work in these communities; they live in them.