Aliso Viejo in short: The typical home is worth about $997,000 as of August 2026, up 1.8% in a year, against about $1,179,000 across Orange County. About 121 homes are for sale. Homes that sell go under contract in about 24 days. Typical rent is about $3,530 a month. First-time buyers can combine county and state down payment programs.
Aliso Viejo is a planned city in South Orange County, developed mostly from the 1980s onward, with a town center, business parks and plenty of open space. Aliso and Wood Canyons Wilderness Park runs along its western edge, and the 73 toll road runs through the city.
Condos and townhomes make up a large share of the housing, which gives buyers a lower entry point than many South County cities, alongside single-family neighborhoods on the ridges. Most homes belong to a master association and often a neighborhood HOA as well, so dues are part of every budget here.
Soka University of America is also in the city. Because nearly every home carries HOA dues, I compare what the dues cover, the association's reserves and any special assessments before recommending an offer.
Aliso Viejo housing market, August 2026
Home values in Aliso Viejo are up 1.8% from a year ago and up 12.2% over three years. Homes that sell are going under contract in about 24 days. About 30.7% of listings have had a price cut, which tells you how much room there is to negotiate. For comparison, the typical home value across Orange County is $1,179,000. At the typical rent and value, the gross rental yield is about 4.2% a year before expenses.
Sources: Zillow Research (home value and rent indexes, inventory, days to pending, price cuts) and Realtor.com Research, data through August 2026. These are market-wide figures, not an appraisal of any one home. See the Orange County market report for the county trend.
What a typical Aliso Viejo home costs to own
20% down
$6,569/month
- Down payment$199,439
- Principal and interest$5,281
- Property tax$914
- Insurance$374
Income to qualify: about $282,000 a year
10% down
$7,640/month
- Down payment$99,720
- Principal and interest$5,941
- Property tax$914
- Insurance$374
- Mortgage insurance$411
Income to qualify: about $327,000 a year
Estimates on the typical home value of $997,000 at the 6.95% 30-year fixed average (2026-09-17), with property tax at 1.1% and insurance at 0.45% of value a year, and income at 28% of gross for housing. HOA dues and Mello-Roos are extra where they apply. Not a loan quote. Down payment programs below can cover part of the down payment. See 20 years of mortgage rates.
Neighborhoods in Aliso Viejo
- Town Center areaCondos and townhomes near Aliso Viejo Town Center shops and restaurants.
- Ridge neighborhoodsSingle-family homes along the ridgelines, some with canyon views.
- Near the wilderness parkHomes close to trail access into Aliso and Wood Canyons.
Schools
Capistrano Unified School District serves Aliso Viejo. Always confirm the assigned school for a specific address with the district.
Getting around
The 73 toll road runs through the city, and Interstate 5 and the 405 are a short drive east.
Down payment help for Aliso Viejo buyers
Orange County Mortgage Assistance Program (MAP) Open
OC Housing and Community Development
A deferred second loan at 3% simple interest of up to $120,000 for low-income and $80,000 for moderate-income first-time buyers. The price must be at or below 85% of the county median sales price.
Orange County Mortgage Credit Certificate (MCC) Open
County of Orange, administered by National Homebuyers Fund
A federal income tax credit on part of the mortgage interest you pay, every year for the life of the loan. Income up to 115% of area median income, and it stacks with MAP and other programs.
CalHFA MyHome Assistance Program Open
California Housing Finance Agency
A deferred junior loan of up to 3% of the price toward the down payment or closing costs, paired with a CalHFA first mortgage. No monthly payment until you sell, refinance or pay off the loan.
See every program you may qualify for
Program terms from the official program pages, last checked September 2026. Income and price limits apply and funds can close without notice, so confirm current terms before you rely on them.
Aliso Viejo ZIP codes at a glance
| ZIP | Median asking price | Per sq ft | Homes for sale | Median days on market |
|---|---|---|---|---|
| 92656 | $860,000 | $675 | 94 | 50 |
Realtor.com Research listing data by ZIP code, August 2026. A ZIP code can cross city lines.
Aliso Viejo real estate questions
How much does a home cost in Aliso Viejo?
As of August 2026, the typical home value in Aliso Viejo is about $997,000, up 1.8% from a year earlier, according to the Zillow Home Value Index. The median asking price for homes listed that month was about $885,000. Condos and townhomes usually sit below the typical value and larger detached homes above it.
What is the monthly payment on a typical home in Aliso Viejo?
At the typical value of $997,000, with 10% down and a 6.95% 30-year fixed rate, the full monthly cost including property tax, insurance and mortgage insurance is about $7,640. Lenders would usually look for household income around $327,429. HOA dues and Mello-Roos are extra where they apply. This is an estimate, not a loan quote.
Is there down payment help for Aliso Viejo buyers?
Yes. Countywide, first-time buyers in Aliso Viejo can look at the Orange County Mortgage Assistance Program and the Orange County Mortgage Credit Certificate, and statewide at CalHFA's MyHome Assistance Program. Income and price limits apply, and the right combination depends on your situation. The finder on this site lists more than 40 programs across Southern California.
Do all homes in Aliso Viejo have HOA dues?
Nearly all. Most of Aliso Viejo was built as a planned community, so homes typically belong to a master association and often a neighborhood association too. Dues vary widely by community, so I compare them, and what they cover, on every home.
Official resources
Get the Aliso Viejo update every month
One short text or email when the new numbers land: prices, speed, and what it means if you are buying or selling. No spam, and you can stop anytime.
Prefer to talk? Call or text (323) 320-1725.