For many the town of Aliso Viejo epitomizes the Southern California suburban experience. Situated in southern Orange County, Aliso Viejo is under 10 miles from the beach, 11 miles from hiking and camping at Crystal Cove State Park, and features several large parks, a popular shopping center and highly rated public schools.
Its residential neighborhoods are composed of spacious modern homes, built in contemporary or Spanish Colonial styles, along with similarly designed duplexes and condos. As with most SoCal communities developed in the 1980s and 1990s, yards in the area tend to be smaller.
All public schools in the area are part of the Capistrano Unified School District and have all been recognized as California Distinguished Schools. Aliso Niguel High School, in particular, is known for its academics and has been recognized as a National Blue Ribbon School. It’s also home to the Aliso Niguel Theatre Company, which allows students to get real theatre experience while still in high school. Aliso Viejo is also home to Soka University of America, a small liberal arts school that boasts one of the highest endowment per student ratios in the nation.
The parks in the neighborhood, however, provide ample space for outdoor enthusiasts. And while there are a number of gated communities in the town, all the parks allow public access. The city is home to a plethora of well-maintained small to medium-size parks, many of which are set on top of the area’s rolling hills, offering scenic views. Along the west edge of the city, there are also extensive walking and hiking trails in Aliso and Wood Canyons Wilderness Park. These trails can provide dedicated hikers hours of entertainment and can even be followed into nearby Crystal Cove State Park, which offers ocean views.
As with many cities in Orange County, Aliso’s community life revolves around its retail district. Regal Edwards movie theater features a 3D Imax screen. After the movie you can go to Stadium Brew Co., one of the most popular nightlife spots in town. There aren’t many boutiques at Aliso Viejo Town Center, but its big-box stores, which include PetSmart and TJ Maxx, should fulfill most everyday needs. But if they don’t, Walmart and Costco are about 2 miles east in neighboring Laguna Nigel. The town center is also home to the town’s two grocers: Ralphs and Trader Joe’s. Restaurants in Aliso Viejo generally match the town’s suburban vibe, which is to say there are scores of casual dining and family-oriented dining options. There are also several popular seafood restaurants. The highly regarded OPAH Seafood grill offers everything from fried fish to more elaborate dishes such as Cioppino, an Italian-style stew that takes two days to prepare. Sushi Kizuna, a more recent addition to the local restaurant scene, is already winning over local hearts with its rolls and sashimi.
Aliso Viejo is emphatically a suburb and, as such, its raison d'être doesn’t really involve entertainment or nightlife. There are, however, a few exceptions within the city limits. Neighborhood kids have been learning to skate at the Aliso Viejo Ice Palace since the ’90s, while parents can join its adult hockey league. Soka University of America brings in several performers each year to its concert hall. As a tribute to its largely international student body, it also hosts SokaFest — formerly the Soka University International Festival — each year, featuring international music and dance performances, food trucks and kids' activities such as face painting and inflatable slides.
Interested in learning more about homes in this area? Reach out to , an experienced agent in this area.
Denise Mellor
First Team Real Estate
(657) 300-3913
44 Total Sales
5 in Aliso Viejo
$425K - $750K Price Range
DeeDee Bandak
eXp Realty of Southern California, Inc
(949) 401-6146
10 Total Sales
1 in Aliso Viejo
$1,180,000 Price
Brian Wilson
First Team Real Estate
(949) 763-4047
32 Total Sales
2 in Aliso Viejo
$1,250,000 Price Range
Nancy Domino
Pacific Sterling Properties
(949) 942-8799
43 Total Sales
1 in Aliso Viejo
$590,000 Price
Brad Dhesi
Keller Williams Realty Irvine
(949) 570-6084
44 Total Sales
3 in Aliso Viejo
$560K - $800K Price Range
Shelby Wu
Coldwell Banker Realty
(858) 285-4406
45 Total Sales
2 in Aliso Viejo
$959,000 Price Range
On average, homes in Aliso Viejo, CA sell after 32 days on the market compared to the national average of 55 days. The median sale price for homes in Aliso Viejo, CA over the last 12 months is $900,000, down 3% from the median home sale price over the previous 12 months.
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Median List Price
$921,500
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Median Sale Price
$900,000
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Median Single Family Sale Price
$1,435,000
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Median Townhouse Sale Price
$865,000
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Median 2 Bedroom Sale Price
$750,000
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Median Change From 1st List Price
1%
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Last 12 months Home Sales
362
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Median Home Sale Price YoY Change
-3%
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Average Price Per Sq Ft
$688
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Number of Homes
9,611
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Number of Homes for Sale
75
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Median Year Built
1983
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Months of Supply
2.50
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Average Single Family Home Size Sq Ft
1,658
Below the national average
1,935
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Average Townhouse Size Sq Ft
1,588
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Average 2 Bedroom Size Sq Ft
1,311
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Average 1 Bedroom Size Sq Ft
843
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Median Lot Size Sq Ft
2,613
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$3,020 - $4,688 per month
$2,520 - $3,910 per month
$2,490 - $3,635 per month
$2,802 - $3,637 per month
$2,793 - $4,903 per month
$2,548 - $3,330 per month
$2,610 - $4,890 per month
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Number of Homes for Rent
58
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Median Rent
$4,300
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Median Single Family Home Rent
$5,200
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Median 4 Bedroom Single Family Home Rent
$5,500
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Median Townhouse Rent
$4,643
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Median 3 Bedroom Townhouse Rent
$4,685
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Median Condo Rent
$3,850
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Median 2 Bedroom Condo Rent
$3,350
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Total Population
50,045
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Median Age
40
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Population under 18
23.9%
On par with the national average
23.8%
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Population over 65
13.5%
Below the national average
19.1%
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Median Household Income
$127,407
Significantly above the national average
$79,597
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Average Household Income
$148,266
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High School Graduates
95.9%
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College Graduates
56.3%
Above the national average
34.1%
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Advanced Degrees
21.4%
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% Population in Labor Force
77.3%
Above the national average
64.9%
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Annual Precipitation
12''
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Average Winter Low Temperature
44°F
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Average Summer High Temperature
80°F
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Annual Snowfall
0''
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Bikeability
Walkability
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
