Aliso Viejo sits between Laguna Niguel and Laguna Hills, and for a lot of my clients it's the first South OC city where the numbers start to work. Here's what it costs right now, and why this fall looks different here than in most of the county.
What Aliso Viejo costs in 2026
For the three months ending September 2026, Redfin reported a median sale price of $939,553 in Aliso Viejo, down 3.6% year over year. The median price per square foot was $659, down 4.2%.
The rest of the picture, same period:
- 101 homes sold, up 15.6% from a year earlier
- 44 days median time on market, 4 days faster than last year
- 99.1% of list price on average
- 27.3% of homes sold above asking, up 0.9 points
- 36.1% of homes had a price drop, up 3.3 points
Reading it honestly
Prices are down a little and sales are up. When those two move together, it usually means sellers are meeting the market and buyers are showing up at those prices. That is not a market falling apart. That is a market finding its level.
More than a third of homes cut their price, and that share grew. At the same time, more than one in four still sold over asking, and Redfin says homes here are drawing about three offers on average. Both things are true at once. Which group a house lands in is mostly decided on listing day.
One more honest note. Aliso Viejo has a lot of condos and townhomes, and the median blends them with detached houses. If more condos happened to sell this year, that alone can pull the median down. Some of that 3.6% may be the mix of what sold, not just price.
The loan detail that matters here
Orange County's 2026 conforming loan limit is $1,249,125. The national baseline most of the country uses is $832,750. Aliso Viejo's median sits between the two, and that changes how your down payment plays out.
At the median with 20% down, you borrow about $751,642. That's under the $832,750 baseline, a standard conforming loan.
At the median with 10% down, you borrow about $845,598. That's above the baseline but well under the county limit. Lenders call that a high-balance conforming loan. It's still conforming, but the pricing can be a little different from a standard loan, so it's worth comparing both before you decide how much to put down.
In Mission Viejo, the median sits right at the county limit. Here there's real room under it, which gives buyers more flexibility on price and down payment.
What the numbers don't capture
Aliso Viejo is a planned city, and almost every neighborhood comes with an HOA, sometimes with a master association on top of it. Dues and rules vary a lot from tract to tract. Read both before you write an offer, not after.
It's also not one market. A condo near the town center and a detached home backing up to the wilderness park are two very different purchases sharing one median.
Insurance is a real line item here. Redfin's climate data shows 78% of properties in Aliso Viejo at risk of wildfire over the next 30 years. Get a homeowners quote before you remove contingencies.
If you're buying here this fall
More price cuts mean more room to negotiate, especially on homes that have already sat. Look at the days on market and the price history before you make an offer.
Get pre-approved with your real down payment and see where your loan lands: standard conforming, high-balance, or jumbo. A small change in down payment can move you between them.
And don't assume every house is soft. The well-priced ones still draw multiple offers.
If you're selling here this fall
Price it right on day one. With 36.1% of homes cutting price, buyers can see every reduction in the listing history, and they read it as a signal.
Prepare the home like the competition is real, because it is. More homes sold this year, which means more buyers are comparing yours to the one down the street.
If you want to know what your Aliso Viejo home is worth right now, based on what has actually closed near you, call me. I'll walk the house and tell you the truth.
Carly Zamani is the Founder and Broker/Owner of zRE Group in Laguna Niguel, California. CA DRE #02030224 | NMLS #1840970.
Market data is historical and not a prediction of future results. Figures cited: Redfin housing market and climate risk data for Aliso Viejo for the three months ending September 2026; FHFA 2026 conforming loan limits. Loan figures are illustrations, not a commitment to lend. Different sources use different methods and are not directly comparable. Equal Housing Opportunity.
Sources: Redfin, Aliso Viejo Housing Market; FHFA, 2026 Conforming Loan Limits.
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