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City · 51,113 residents · Orange County, California

Aliso Viejo , California

In Aliso Viejo, a typical home is worth $917,900 and typical rent is $2,854 a month. Compared with all of Orange County, typical household income is 22% higher and typical rent is 17% higher.

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  • Typical home value

    $917,900

    5% below the county

    25% above California

    • Aliso Viejo
    • Orange
    • California

  • Typical rent

    $2,854a month

    17% above the county

    40% above California

    • Aliso Viejo
    • Orange
    • California

  • Typical household income

    $142,439a year

    22% above the county

    44% above California

    • Aliso Viejo
    • Orange
    • California

  • Households that own their home

    57%

    About the same as the county

    1 points above California

    • Aliso Viejo
    • Orange
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$992,406
2.1% more than 12 months ago
Typical rent
$3,484 a month
4.3% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Aliso Viejo is in Orange County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Orange County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Aliso Viejo apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Laguna Woods, the typical home value is $394,600: 57% less than in Aliso Viejo ($917,900).

  2. Nearby, in Laguna Woods, the typical rent is $2,328: 18% less than in Aliso Viejo ($2,854).

  3. The typical household income in Aliso Viejo is $142,439, 22% more than in Orange County as a whole ($116,289).

  4. The typical rent in Aliso Viejo is $2,854 a month, 17% more than in Orange County as a whole ($2,434).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Aliso Viejo

What homes there are in Aliso Viejo, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

No kind of home is the majority in Aliso Viejo; the largest group, detached houses, adds up to 36%, less than in Orange County (49%).

Year built

Here half of the homes date from 1995 or later; in Orange County, from 1977 or later.

There are fewer big homes in Aliso Viejo than in Orange County: 51% have 3 bedrooms or more, against 56%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$3,303 a month

Orange County: $3,385 a month

Without a mortgage

$871 a month

Orange County: $902 a month

Owners with a mortgage

78%

Orange County: 67%

The typical cost for an owner with a mortgage in Aliso Viejo is $3,303 a month, near the figure in Orange County ($3,385).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Aliso Viejo gained value faster than in Orange County: 45% against 42%.

The typical rent in Aliso Viejo rose 26% over the same time; in Orange County, it rose 31%.

While home values in Aliso Viejo changed +45% and rent +26%, the typical household income rose 26%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureAliso ViejoOrange CountyCaliforniaUnited States
Rental vacancy Unreliable estimate4.4%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 4.6%8.9%8.2%3.4%
People per household 2.552.872.842.53
Drive alone 63%68%66%69%
Carpool 8%9%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike 2%2%3%3%
Work from home 26%19%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Aliso Viejo, 4.6% of households live with more than one person per room, against 8.9% in Orange County.

Households in Aliso Viejo are smaller: 2.55 people on average; in Orange County, 2.87.

Many people here do not commute at all: 26% work from home; in Orange County, 19%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Aliso Viejo?

A typical home costs more than the typical income allows

We start with a typical home in Aliso Viejo, worth $917,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 64% of the typical household income in Aliso Viejo, which is $142,439 a year. For that payment to be 28% of income, a household would need to earn about $323,420 a year.

The calculator's FHA and conventional loan limits are those of all of Orange County.

Your numbers

Local data
$

Starts at the typical home value in Aliso Viejo. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $32,127 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$7,546

at 7.18% · 30 years

Loan amount
$901,274
Total interest
$1,296,722
Paid off in
November 2056

Includes $15,501 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,324 a month

  • Tight

    $3,324 to $4,273 a month

  • Hard

    more than $4,273 a month

    Your payment · 64%

Compared with the typical household income in Aliso Viejo ($142,439 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$7,546
Principal & interest$6,106
Property tax$505
Home insurance$383
FHA mortgage insurance (MIP)$554

You need at least $32,127 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Aliso Viejo and Orange County

Aliso Viejo is in Orange County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Aliso Viejo's own numbers

Typical home value
$917,900
Typical monthly rent
$2,854
Typical yearly household income
$142,439
Households that own their home
57%
Effective property tax rate
0.66%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Orange County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$3,057
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
2.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Orange County.

Everything about Orange County

Buying

Buying a home in Aliso Viejo

A typical home in Aliso Viejo is worth $917,900: 5% below the county and 25% above California. With the typical household income in Aliso Viejo ($142,439 a year), a typical home costs 6.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Aliso Viejo 6.4 years
  • Orange 8.3 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Orange County

According to FHFA’s house price index, home prices in Orange County rose 89% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Orange County.

Period County California U.S.
Last year (2025) +3.3% +0.8% +2.9%
5 years (2020–2025) +54% +40% +47%
10 years (2015–2025) +89% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Aliso Viejo next to Orange County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Aliso Viejo $917,900
  • Orange $962,600
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Aliso Viejo $2,854
  • Orange $2,434
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Aliso Viejo $142,439
  • Orange $116,289
  • California $99,122
  • United States $80,734
See the full table
Aliso Viejo next to Orange County and California
Measure Aliso Viejo Orange County California U.S.
Typical home value $917,900 $962,600 $734,700 $332,700
Typical monthly rent $2,854 $2,434 $2,036 $1,413
Typical yearly household income $142,439 $116,289 $99,122 $80,734
Households that own their home 57% 56% 56% 65%
Typical yearly property tax $6,034 $6,330 $5,124 $3,119
Effective property tax rate 0.66% 0.66% 0.7% 0.94%
Renters with high rent for their income 57% 57% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Orange County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Aliso Viejo

For a typical $917,900 home in Aliso Viejo, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Aliso Viejo's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $7,546a month

    Least cash to close
    Down payment
    $32,127
    Cash to close
    $59,664
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $554

  • Conventional, 5% down $7,231a month

    Down payment
    $45,895
    Cash to close
    $73,432
    Rate
    7.18%
    Mortgage insurance
    PMI · $436

  • Conventional, 20% down, no PMI $5,862a month

    Down payment
    $183,580
    Cash to close
    $211,117
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $6,710a month

    Down payment
    $137,685
    Cash to close
    $165,222
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Aliso Viejo and for Orange County.

Property tax

Effective rate in Aliso Viejo

0.66%of the home’s value each year

$6,034 a year for the typical owner in Aliso Viejo.

  • Aliso Viejo 0.66%
  • Orange 0.66%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Orange County

FEMA does not publish these numbers by city: they are for all of Orange County.

Homes in the high-risk zone
2.8%
22,389
Of those, with NFIP insurance
19%
County California U.S.
Homes in the high-risk zone 2.8% 2.8% 3.5%
Of those, with NFIP insurance 19% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Aliso Viejo

Typical rent in Aliso Viejo is $2,854 a month: 17% above the county. In Aliso Viejo, 57% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Orange County, by unit size. To pay the 2-bedroom one ($3,057 a month) without spending more than 30% of your income, you would need to earn $58.79 an hour working full time.

HUD fair market rent for all of Orange County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,580 $49.62 $103,200
1 bedroom $2,610 $50.19 $104,400
2 bedrooms $3,057 $58.79 $122,280
3 bedrooms $4,153 $79.87 $166,120
4 bedrooms $4,964 $95.46 $198,560

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Aliso Viejo

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Aliso Viejo is in ZIP code 92656.

For 2 bedrooms it is $3,750: $693 more than the fair market rent for Orange County ($3,057).

  • 92656 $3,750$5,090

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Aliso Viejo when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Aliso Viejo

HUD lists 2 buildings with rents for lower incomes in Aliso Viejo. These are the largest.

  • Liberty at Aliso 100 Freedom Ln, Aliso Viejo 92656 200 homes, 198 low-income · 1 bd: 88 · 2 bd: 112 · In service since 2019 · For older adults
  • Woodpark Apts 22702 Pacific Park Dr, Aliso Viejo 92656 128 low-income homes · In service since 1995 · For families

See all 236 buildings in Orange County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Aliso Viejo

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 10 HUD-approved agencies with an office in Orange County; 6 say they serve in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Aliso Viejo

No down payment, repair or rent-help program on our list is for Aliso Viejo or Orange County. The ones below are statewide in California: they work in Aliso Viejo the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Aliso Viejo

The HUD-approved agencies closest to the center of Aliso Viejo, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Affordable Housing Clearinghouse

    23201 Lake Center Dr Ste 203, Lake Forest · 3 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 2 more
    (949) 859-9255

  • Greenpath Financial Wellness

    5151 California Ave, Irvine · 8 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (866) 217-0543

  • Orange County Fair Housing Council, Inc

    2021 E 4th St, Santa Ana · 13 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (714) 569-0823

Every agency in Orange County All counseling agencies in California

Help in Spanish near Aliso Viejo

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Aliso Viejo

HUD’s record names them for Aliso Viejo or Orange County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

3 other authorities have an office in Orange County: see the list Source: HUD

Cities

Other cities in Orange County

These cities are also in Orange County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Orange County Housing in California
See 28 more cities in Orange County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Aliso Viejo, with the typical home value.

Neighboring counties

If Orange County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Aliso Viejo.

All guides
A mother holds her laughing daughter on a grey sofa.

Questions

Housing questions about Aliso Viejo

Short answers with the numbers for Aliso Viejo and all of Orange County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Aliso Viejo?

The typical home value in Aliso Viejo is $917,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Orange County it is $962,600.

How much does it cost to rent in Aliso Viejo?

Typical rent in Aliso Viejo is $2,854 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Orange County is $3,057.

What is the FHA loan limit in Aliso Viejo?

Aliso Viejo uses the FHA limit for all of Orange County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Aliso Viejo?

The typical homeowner in Aliso Viejo pays $6,034 a year, according to the U.S. Census Bureau. That is 0.66% of the home’s value; in Orange County, the rate is 0.66%.

Where can I find free help to buy or rent in Aliso Viejo?

There are 10 HUD-approved counseling agencies with an office in Orange County. 6 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).