Closed Sales — Detached
51
↑ +10 vs prior yr (+24.4%)
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–June 2026), the median sale price was $1,550,000 across 51 closed sales, with homes averaging 22 days on market and a sale-to-list ratio of 99.8%.
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 – June 2026 compared to January – June 2025
Median Sale Price
$1,550,000
↓ −$30,000 vs prior yr (−1.9%)
Avg Price / Sq Ft
$776
↑ +$22 vs prior yr (+2.9%)
Avg Days on Market
22
↑ +5 days vs prior yr
Avg SP/LP Ratio
99.8%
↓ from 100.8% prior yr
Price Reduction Rate
29.4%
↑ from 17.1% prior yr (more reductions)
Market Narrative
Aliso Viejo recorded 51 closed detached-home sales between January and June 2026 (+24.4% versus the same period a year earlier), with the median sale price at $1,550,000 (-1.9% year over year). Homes averaged 22 days on market with a sale-to-list ratio of 99.8%. 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–Jun 2026 vs. Jan–Jun 2025
| Metric | Jan–Jun 2026 | Jan–Jun 2025 | Difference | % Change |
|---|---|---|---|---|
| Closed Sales | 51 | 41 | +10 | +24.4% |
| Average Sale Price | $1,734,597 | $1,645,251 | +$89,346 | +5.4% |
| Median Sale Price | $1,550,000 | $1,580,000 | −$30,000 | −1.9% |
| Avg Price Per Sq Ft | $776 | $754 | +$22 | +2.9% |
| Median Price Per Sq Ft | $760 | $764 | −$4 | −0.5% |
| Avg Days on Market | 22 | 17 | +5 | +29.4% |
| Avg SP/LP Ratio | 99.8% | 100.8% | −1.0pp | -1.0% |
| Price Reduction Rate | 29.4% | 17.1% | +12.3pp | More reductions |
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 June; 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 June 2026 · 92 closed detached sales
$0.72M – $1.29M16 sales17%
$1.29M – $1.87M53 sales58%
$1.87M – $2.45M13 sales14%
$2.45M – $3.02M9 sales10%
$3.02M – $3.60M1 sales1%
Property Segments
View Premium · Trailing 12 Months
View Homes (67)
$1,600,000
vs
Non-View (25)
$1,499,000
View homes command a $101,000 premium (+6.7%)
Subdivision Breakdown · Trailing 12 Months
| Subdivision | Sales | Median Sale Price |
|---|---|---|
| Other | 11 | $1,505,000 |
| Pasadera (PASA) | 5 | $1,631,000 |
| Key West (KW) | 5 | $1,349,000 |
| Kensington (KENS) | 4 | $2,500,000 |
| Alta Vista - Westridge (ALTV) | 4 | $2,357,500 |
| Ridge - Pacific Ridge (RIDG) | 4 | $1,792,500 |
| Crest - Pacific Ridge (PC) | 4 | $1,500,000 |
| Promenade (PROM) | 4 | $1,467,450 |
| Pacific Grove (PG) | 4 | $1,385,000 |
| Vista Pointe (VSPT) | 3 | $1,975,000 |
| Memory Lane (MEML) | 3 | $1,438,125 |
| Laguna Vista - Audubon (ALV) | 3 | $1,389,000 |
| Glenwood Terrace (GT) | 3 | $1,319,000 |
| Pinnacle - Pacific Ridge (PRP) | 3 | $1,250,000 |
| Oakview - Westridge (OAKV) | 2 | $2,400,000 |
| Hillcrest - Audubon (AHL) | 2 | $2,075,000 |
| Skyview - Westridge (SKYV) | 2 | $1,662,500 |
| Seacoast Terraces - Audubon (AST) | 2 | $1,348,250 |
| California Reflections (CRE) | 2 | $1,285,250 |
| Seacrest Heights - Audubon (ASH) | 2 | $1,265,000 |
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 $1,550,000 for January–June 2026, based on 51 closed sales. Source: CRMLS data compiled by Bullock Russell Real Estate Services.
In January–June 2026, homes in Aliso Viejo averaged 22 days on market before closing, with an average sale-to-list price ratio of 99.8%. Accurate pricing is the biggest factor in how quickly a home sells.
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.
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