About 13 miles south of Irvine, Aliso Viejo is the youngest city in the OC. This farmland turned master-planned community was recently incorporated in 2001, but that hasn’t stopped it from growing: now, over 51,000 residents call this place home. “It’s a diverse population with multiple generations and several countries represented,” says Realtor Jim Bishop with Berkshire Hathaway, a local since the 1990s. “The city’s also on what we call the oceanside of the 5, so compared to other parts of Orange County, you get more of that cooler climate.” With summer temperatures in the high 70s and multiple wilderness areas in proximity, this town has become a haven for trail aficionados and day hikers alike. They’re also close to Laguna Beach, only a 7-mile drive from Aliso Town Center’s retail hub.
Aliso and Wood Canyons Park is a great place to escape the busy city of Aliso Viejo.
Aliso Viejo is farmland turned master-planned community that hasn’t stopped growing.
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Aliso Viejo Ranch, Grant Park events; wide-open spaces
This master-planned community has valued parks since its founding in 1979, when developers envisioned 3,400 acres of green space for their residents to explore. Now, the Aliso Viejo Community Association maintains 21 neighborhood parks, and the city’s Recreation & Community Services Department supports the Aquatic Center and Aliso Viejo Ranch, among other facilities. The Ranch, started in 2021, has become a hotspot for community events, and over 1,000 classes and camps have been conducted since its inception. Grant Park is another gathering space and hosts the 4th of July Celebration, Easter Egg Hunt and Summer Concert Series. Just outside the city, Aliso and Wood Canyons Wilderness Park is a 4,500-acre playground with over 30 miles of trails. “The weekends are really busy with hikers and bikers,” says Bishop. “People from surrounding communities take their horses in there, and some local schools will take field trips.” Laguna Coast Wilderness Park offers even more wide-open spaces, with ocean and mountain views on 7,000 acres.
Families can enjoy making bubbles during the AVCA Spring Celebration in Aliso Viejo.
Aliso Viejo is no stranger to live music events and performances throughout the year.
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Top-rated Capistrano Unified and Laguna Unified Schools
Capistrano Unified Schools serves about 43,000 students and 5,000 employees in this area, rated an A-plus by Niche. Though only 9 of its 63 schools are in Aliso Viejo, these are some of the most highly regarded, as most receive an A. Aliso Niguel High School, for example, has an Advancement Via Individual Determination program that prepares students for college, and its visual and performing arts department features digital photography, film studies and broadcast journalism. Students in the south might also attend Laguna Beach Unified School District, rated an A-plus by Niche and ranked as the second-best district in Orange County. One of its most highly rated options, Top of the World Elementary receives an A-plus and makes the list for top 15 best public elementary schools in the OC. Soka University of America is a private institution of about 500 students, known for its hillside campus and endowment programs.
Aliso Niguel High School science building is preparing students for college in Aliso Viejo.
Aliso Niguel High School has premiere sports complexes for students of Aliso Viejo.
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Shopping and dining in Aliso Town Center
Another component of the 1979 Development Plan, this community was to have 900 acres of business parks and commercial centers at its core. This vision has materialized in Aliso Town Center, where residents can experience big-name brands and fast-food restaurants in a drivable downtown. Right across Enterprise Road, the Commons currently features a few local eats and a Trader Joe’s, but the City Council approved a plan for redevelopment in 2022. This will revamp storefronts and renovate interiors in the coming years, adding a bowling alley and one of the area’s only electric car dealerships. For now, shoppers can get their fix at Aliso Viejo Plaza and surrounding outdoor malls, where they have more department stores and a Costco.
Aliso Viejo Town Center is the go to destination for retail shopping in Aliso Viejo.
Sgt Pepperoni Pizza Store in Aliso Viejo is always packed for its delicious pizza.
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Townhomes and condos, homes with South County views
The median price in Aliso Viejo is $889,500 as of February 2024. This is 38% lower than neighboring Laguna Niguel and 56% higher than Laguna Woods, but properties have a wide price range: starter townhomes and condos are likely around $500,000, while some two-story homes land towards a million. These housing types are spread across the city, but homes concentrate in neighborhoods west of Aliso Viejo Parkway, and these hillside properties drive up prices. In any case, packed-together lots mean residents probably won’t have much yard to work with, but most properties were built in the 1990s or earlier. The Aliso Viejo Community Association and individual homeowners associations regulate these communities, so homeowners pay two monthly fees.
Rows of modern homes are common throughout Aliso Viejo.
The median price in Aliso Viejo is $889,500 in 2024.
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Crime reports in Aliso Viejo
According to the FBI, Aliso Viejo had 395 crimes reported in 2022. Violent crimes made up 44 of these incidents, and property crimes made up 351. After a 58% decrease from 2017 to 2021, total reports are up 48% in the past year, and they concentrate in more populated areas like town center. The Aliso Viejo Police is contracted by the Orange County Sheriff's Department, and their community programs include Neighborhood Watch, Business Watch, Emergency Preparedness and more.
Nearby wildfires and AlertOC
Brush in the Santa Anas can sometimes catch fire, and Pacific Ocean breezes can accelerate these sparks into larger wildfires. In 2018, the Aliso Fire burned 250 acres and caused 1,500 residents to evacuate the western hills; May 2022 brought the Coastal Fire, which burned another 200 acres toward Laguna Niguel. While people living near Aliso Viejo Town Center aren’t as affected, they still have to deal with the smoke: they should sign up for AlertOC and be aware of air quality advisories. The city updated its 22 evacuation zones in 2023, and the Local Hazard Mitigation Plan strategizes disaster solutions with community members.
Southern California traffic, small town walkability
Most people drive in Aliso Viejo, and like any city in Southern California, traffic can slow them down. The State Route 73 Toll Road is the main route in and out of town, and it often clogs because of this: the 6-mile trip to Providence Mission Hospital could take 15 minutes or 45 during rush hour. From there, they can drive 20 miles to the Santa Ana Zoo or 25 miles to Disneyland Anaheim via Interstate 5. If they take 73 West, their trip to the John Wayne Airport is only 13 miles.
The city does have some public transit, though. The Orange County Transit Authority offers limited bus routes, but these usually double or triple the travel time; Laguna Niguel and Irvine have Metrolink train stations, providing trafficless routes to the rest of Orange County and Los Angeles. If they’d rather walk close to home, Aliso Viejo is only seven square miles, and almost every street has a sidewalk. Bikers, too, can find lanes on popular thoroughfares like Pacific Park Drive, Alicia Parkway, La Paz Road and many others. Options have increased in recent years, as Aliso Creek Road received new lanes in 2023.
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Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
