Median Sale Price
$884,500
-8.3% YoY
Hidden Treasures
Aliso Viejo Real Estate
Live listings, recent sales, and a local’s guide to Aliso Viejo, from a brokerage that has worked this coast since 1983.
52,176
Population
$900K
Median Home Value
$142,439
Household Income
6.9 sq mi
Land Area
Aliso Viejo is the youngest city in Orange County, California, a fully master-planned coastal community of about 52,000 residents that incorporated on July 1, 2001 as the county’s 34th city. Set in the hills between Laguna Beach and Laguna Niguel and covering roughly 6.9 square miles, it is known for attainable home prices: the median home value runs around $900,000, and condominiums and townhomes still list well under a million dollars, a threshold that has nearly vanished in the beach cities just to the west. The State Route 73 toll road links it to Irvine, Newport Beach, and John Wayne Airport. Open space is built in, with Aliso and Wood Canyons Wilderness Park protecting roughly 4,500 acres along the western edge, and families target its Capistrano Unified schools, including National Blue Ribbon Aliso Niguel High School. Realatrends, a full-service Orange County brokerage in Laguna Beach since 1983, has represented Aliso Viejo buyers and sellers for decades.
Aliso Viejo real estate offers something rare on the coastal side of south Orange County: a fully master-planned city, incorporated in 2001 as the county’s youngest, where condos and townhomes still list at attainable prices within a short drive of the beach. This page tracks all of it: every active Aliso Viejo home for sale, a live market dashboard, and a complete local guide to the city’s neighborhoods, schools, trail network, and Town Center. Realatrends has been a locally owned and operated Orange County brokerage since 1983, headquartered just over the ridge in Laguna Beach, and we have represented Aliso Viejo buyers and sellers for decades. For a private showing, a custom search, or a pricing analysis on a specific Aliso Viejo property, reach out anytime.
Aliso Viejo Homes For Sale
Browse every active Aliso Viejo home for sale in the live MLS feed on this page, newest listings first. The feed updates throughout the day and covers the whole city: Audubon condos near the toll road, lofts and flats at Vantis, single-family neighborhoods like Westridge and California Summit, and golf-course homes in Glenwood. Recently sold properties appear here as well, and those sold comps are the most reliable pricing signal in any market. Our brokers review them as part of every pricing analysis we run.
If you would rather have the market come to you, we will build a saved search that alerts you the moment a matching Aliso Viejo property lists. You can also search every Orange County listing with our full MLS search tool, or contact us about off-market and coming-soon opportunities that surface through our broker network before they reach the public feeds.
About Aliso Viejo
Aliso Viejo is the youngest city in Orange County. It incorporated on July 1, 2001, becoming the county’s 34th city and the only one added since 2000, yet the community itself took shape decades earlier. In 1976 the Mission Viejo Company purchased 6,600 acres of the old ranch lands here and drew up a master plan for roughly 20,000 homes and a population of about 50,000. Orange County approved the plan in 1979, the first homes went on sale in March 1982, and the first family moved in that November.
That master plan still defines how the city lives today. About 2,600 acres were deeded to the county as part of Aliso and Wood Canyons Wilderness Park, and another 800 acres were reserved for local parks, schools, and community facilities, so open space was built into the city rather than squeezed out of it. The Aliso Viejo Community Association, the first community-wide association of its kind in California, manages the parks and shared open space that thread between neighborhoods. The result is a city of about 50,000 residents where nearly every home sits minutes from a trailhead, a greenbelt, or a community park.
Geography does the rest. Aliso Viejo occupies the hills between Laguna Beach on the west and Laguna Niguel to the south, with Laguna Hills and Laguna Woods along its eastern and northern edges. The State Route 73 toll road crosses the city, putting Irvine, Newport Beach, and John Wayne Airport within an easy drive, while Interstate 5 runs just a few minutes east. Few Orange County addresses balance coast, canyon, and commute this cleanly.
Aliso Viejo Neighborhoods and Communities
Because the entire city was master-planned, Aliso Viejo organizes into named communities with consistent housing stock, and each carries its own price logic. These are the areas buyers ask about most, along with the community names you will see repeatedly in the live listing feed above.
Glenwood
Glenwood is the city’s golf community, a master-planned village built in the late 2000s around Aliso Viejo Country Club and its private 18-hole course designed by Jack Nicklaus. Homes range from townhomes to single-family residences along the fairways, many with golf-course or hillside views, and the club’s dining, fitness, and social calendar sit at the center of neighborhood life. Glenwood anchors the top of the Aliso Viejo market, and its larger view homes are among the most valuable properties in the city.
Westridge
Westridge occupies some of the highest ground in Aliso Viejo, on the city’s western edge above Wood Canyon. It gathers a collection of single-family communities, including Skyview and Alta Vista, where elevated lots pick up canyon, hill, and city-light views. The location borders the wilderness park, and the Wood Canyon Trail ends at Canyon View Park on this side of the city, so Westridge homeowners can walk from their street onto miles of protected trails.
Pacific Grove
Pacific Grove is an established single-family neighborhood on the eastern side of the city, with homes dating to the first development phase in the early 1990s. The houses here follow the classic Aliso Viejo family-home formula: vaulted ceilings, attached garages, usable backyards, and quick access to community parks and schools. It is a frequent first stop for buyers stepping up from a condo into a detached home.
California Summit
California Summit delivers single-family living at some of the city’s more approachable detached-home prices. Built between 1990 and 1998, the community offers three- to five-bedroom homes, and its hillside setting gives many streets long views across the surrounding canyons. For buyers who want a yard, a garage, and Capistrano Unified schools without stretching to the golf corridor, California Summit and its neighboring nineties-era tracts carry the load.
Vantis
Vantis is the city’s urban village, a community of condos, lofts, and live-work residences built in the late 2000s on the rise just above Aliso Viejo Town Center. Residents walk to restaurants, shops, and the Regal theater, and Grand Park sits across the street with its outdoor concerts and movie nights. Floor plans run from flats to multi-level lofts, and select units pair ground-floor work space with living quarters above, a setup that suits professionals who want to skip the commute entirely.
Seagate Colony and the Audubon Communities
The Audubon area holds some of the city’s best-known condominium communities, including Seagate Colony and Seawind Ridge, both regulars in the live feed above. Seagate Colony, built between 1989 and 1991 with more than 400 units, offers one- to three-bedroom floor plans with greenbelt and hillside outlooks plus a pool, spa, clubhouse, and fitness room. Communities like these are the entry point into Aliso Viejo ownership, and they trade steadily because the price-to-location math works for first-time buyers and investors alike.
Condo and Townhome Communities Across the City
Strong condo and townhome inventory is an Aliso Viejo signature, and the variety goes well beyond Audubon. Names you will see in current listings include Tiburon, Talavera, Vista Heights, Harbor Station, Heather Ridge, Laurelmont, Coronado, Cantora, Morningside Terrace, California Renaissance, and Villas South, each with its own floor plans, HOA amenities, and price band. Some sit walking distance from Town Center, others back to greenbelts or perch on view slopes, and the differences show up in resale performance. If one of these communities catches your eye in the feed, ask us for the full picture: HOA dues, rental rules, recent comps, and how that community has performed against its neighbors.
Living in Aliso Viejo
The wilderness park defines outdoor life here. Aliso and Wood Canyons Wilderness Park protects roughly 4,500 acres of coastal canyon, grassland, and oak woodland along the city’s western flank, laced with about 30 miles of trails for hiking, trail running, horseback riding, and some of Orange County’s most popular mountain biking. Families walk to Dripping Cave, a beginner-friendly hike to a sandstone hollow that once hid cattle thieves, while riders session climbs and descents like Mathis Canyon deeper in the park. A paved greenbelt and bikeway follows Aliso Creek through the park, the unpaved Wood Canyon Trail runs up to Canyon View Park inside the city, and exposed fossil beds, springs, and caves give kids a reason to keep walking. Most Aliso Viejo neighborhoods reach a trailhead in minutes, and the beach at Laguna Beach waits just over the ridge.
Daily life centers on Aliso Viejo Town Center, the city’s main shopping and dining district, with its restaurants, services, grocery anchors, and movie theater, plus Grand Park’s lawn for summer concerts and outdoor movies. The city’s 800 acres of dedicated park and community land mean youth sports, pocket parks, and greenbelt paths sit within walking distance of most front doors.
Aliso Viejo also has a college town dimension that surprises people. Soka University of America, a private liberal arts college, opened its 103-acre campus here in May 2001, bordered on three sides by the wilderness park. Its concert hall brings performances to the community, and the campus itself, with its lake and architecture, ranks among the most distinctive settings in south Orange County.
Schools Serving Aliso Viejo
Aliso Viejo sits within the Capistrano Unified School District, one of the largest districts in Orange County, and the city’s schools are a primary reason families target it. Aliso Niguel High School, open since 1993 on the city’s southern side, has earned recognition as both a California Distinguished School and a National Blue Ribbon School. Elementary and middle schools serve neighborhoods throughout the city, and attendance boundaries can shift over time, so verify the assigned schools for any specific address with the district. We flag school-boundary questions for our buyers during showings.
The Aliso Viejo Housing Market
Aliso Viejo is one of the most attainable entry points into the coastal half of south Orange County. Condominiums and townhomes make up a large share of active inventory at any given time, and many list well under a million dollars, a threshold that has nearly vanished in the beach cities a few miles west. Detached homes in communities like Pacific Grove, California Summit, and Westridge generally trade in the low millions, and the largest golf-course and view homes in Glenwood reach the top of the local market. The live dashboard on this page tracks current medians, inventory, and days on market as they change, so lean on it rather than any published average that was stale the month it printed.
Demand here draws from several directions at once: first-time buyers priced out of the immediate coast, move-up families targeting Capistrano Unified schools, downsizers who want single-level condos near Town Center, and investors who like the rental depth a city of young professionals and families provides. The city is essentially built out, so supply arrives through resales rather than new construction, and well-prepared homes in the popular communities attract multiple audiences simultaneously. Sellers should start with a free home valuation to see where their property sits in today’s market, because community-level pricing in Aliso Viejo varies more than the citywide numbers suggest.
Expert Aliso Viejo Realtors
Realatrends Real Estate Services, Inc. has been locally owned and operated since 1983, headquartered at 1178 Glenneyre Street in Laguna Beach, directly across the wilderness park ridge from Aliso Viejo. Brokers R. Clark Smith III and R. Clark Smith IV carry a family practice now in its fourth generation of Orange County real estate, with more than $1 billion in closed sales, and we represent buyers and sellers at every price point, condos through oceanfront estates. We have sold homes in Aliso Viejo for as long as the city has existed, and in its communities for years before incorporation.
If you are selling, our coastal homeowner seller guide walks through pricing, preparation, and marketing step by step, and a no-obligation valuation takes minutes to request. If you are buying, tell us what you want and we will line up showings, build your saved search, and watch the off-market channels. You can also compare nearby markets through our guides to Laguna Niguel, Dana Point, and Laguna Beach. Reach an Aliso Viejo specialist here and we will handle the rest.
Aliso Viejo Featured Home
Take a look at our current featured Aliso Viejo property below, then ask us for a private showing or a full pricing breakdown.
Aliso Viejo Market Report
Updated May 2026
Days on Market
34 days
Active Inventory
68
New Listings (Month)
48
Year-Over-Year Change
-8.3%
What's Your Aliso Viejo Home Worth?
12-Month Median Price Trend
Aliso Viejo
Good to Know
Frequently Asked Questions About Aliso Viejo
Is Aliso Viejo a good place to live?
Yes. Aliso Viejo pairs Capistrano Unified schools and a master-planned park system with direct access to the 4,500-acre Aliso and Wood Canyons Wilderness Park and a walkable Town Center for dining, shopping, and movies. The city of about 50,000 residents sits minutes from Laguna Beach by car, with the 73 toll road crossing town for commutes to Irvine and Newport Beach. Housing spans entry-level condos through golf-course view homes, so most buyers can find a fit.
How much do homes cost in Aliso Viejo?
Aliso Viejo is among the more attainable markets on the coastal side of south Orange County. Condos and townhomes regularly list well under a million dollars, established single-family neighborhoods generally trade in the low millions, and the largest golf-course and view homes in Glenwood top the local market. For current numbers, use the live listing feed and market dashboard on this page or request a custom pricing analysis from Realatrends.
What are the best neighborhoods in Aliso Viejo?
The most requested areas are Glenwood for golf-course living around Aliso Viejo Country Club, Westridge for elevated single-family homes with canyon and city-light views, Pacific Grove and California Summit for established family neighborhoods, and Vantis for walkable lofts and condos beside Town Center. Condo communities like Seagate Colony in the Audubon area give first-time buyers their entry point. The right answer depends on budget, commute, and how you want to live.
Is Aliso Viejo the youngest city in Orange County?
Yes. Aliso Viejo incorporated on July 1, 2001, becoming Orange County’s 34th city and the only one to incorporate since 2000. The community began much earlier as a master-planned development: the Mission Viejo Company bought 6,600 acres in 1976, the county approved the plan in 1979, and the first homes sold in 1982. That planning legacy explains the city’s organized neighborhoods, dedicated school sites, and unusually generous park and open-space network.
What schools serve Aliso Viejo?
Aliso Viejo is served by the Capistrano Unified School District, one of Orange County’s largest. Aliso Niguel High School, opened in 1993, has been named a California Distinguished School and a National Blue Ribbon School, and neighborhood elementary and middle schools operate throughout the city. The city is also home to Soka University of America, a private liberal arts college on a 103-acre campus. Verify attendance boundaries for any specific address with the district, since assignments can change.
How far is Aliso Viejo from the beach?
Aliso Viejo borders Laguna Beach along the wilderness park ridge, and the drive to the sand takes roughly fifteen minutes depending on route and traffic. Many buyers choose the city for exactly that trade: coastal-adjacent living, beach access measured in minutes, and meaningfully lower prices than the beachfront cities themselves. Trail users can even cross toward the coast through Aliso and Wood Canyons Wilderness Park, which separates the two cities.
Does Aliso Viejo have a golf course community?
Yes. Glenwood is the city’s golf community, built around Aliso Viejo Country Club and its private 18-hole course designed by Jack Nicklaus. The village includes townhomes and single-family homes, many overlooking fairways or the surrounding hills, and club membership adds dining, fitness, and social programming. Glenwood homes anchor the upper end of the Aliso Viejo market, and inventory there turns over more slowly than in the city’s condo communities, so set alerts early.
New to Aliso Viejo?
Read our local guide to living in Aliso Viejo
Neighborhoods, schools, commute, and daily life from a brokerage that has worked this coast since 1983.
Living in Aliso Viejo: Neighborhoods, Schools, and Lifestyle →
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