Selling in Aliso Viejo
Aliso Viejo
The same full-service listing we run everywhere else, at one flat fee.
In July 2026, half the homes that sold in Aliso Viejo closed above $900,000 and half below. The median one took 41.5 days to go under contract and finished at 100.77% of asking. Supply still leans to sellers, but about 53% of listings took a price cut in July, so a well-priced house moves and an ambitious one sits.
At the median
What listing here costs you.
Run at the July 2026 median. The breakdown at any price is on the flat fee page.
Aliso Viejo · July 2026 median
At $900,000, our listing fee is $12,500.
You'd keep $14,500 more than you would at a 5% commission.
Assumes you offer the buyer's agent 2%. Based on a 5% total commission. Savings vary by property and price.
Neighborhoods
Aliso Viejo, neighborhood by neighborhood.
The tracts buyers name, one line each.
- Glenwood The city's newest single-family enclave, built roughly 2007–2014 around the Jack Nicklaus-designed Aliso Viejo Country Club fairways.
- Westridge Late-1990s tracts on the golf-course side of town, anchored by Westridge Park's ballfields and the community pool.
- Vantis Modern flats, townhomes, and live/work units from the late 2000s next to Town Center — the closest thing Aliso Viejo has to urban living.
- Laguna Audubon 1990s condo and townhome villages on the ridge above the Aliso and Wood Canyons Wilderness Park trailheads.
- California Summit Mid-1990s single-family homes on the upper ridgeline off Pacific Park Drive, popular for canyon and evening-light views.
- Audubon Court / Town Center-adjacent condos The city's entry price point: 1990s attached homes within walking distance of the Town Center's grocery, cinema, and restaurants.
On the ground
What buyers ask about Aliso Viejo.
Almost every home here pays into the Aliso Viejo Community Association on top of whatever your own tract charges. That's two HOA lines and two document packages for a buyer's lender to count.
The city incorporated in 2001 and it's finished building. No new construction competing with your listing, and none of the Mello-Roos that follows buyers around Ladera Ranch or Talega. Schools are Capistrano Unified, Aliso Niguel High.
Questions we get
Aliso Viejo questions, answered.
What does the double HOA (AVCA plus my sub-association) mean when I sell?
Buyers' lenders will count both dues in qualifying, and escrow will order two sets of HOA documents, each with its own fee and turnaround time. Ordering both document packages the day you list keeps the transaction from stalling in the final week.
Is Aliso Viejo still a seller's market in 2026?
Supply is around one month, seller territory on paper, but over half of listings took a price cut in July 2026. Homes priced to the last 90 days of comps sell near or above asking in about six weeks; aspirational pricing gets punished.
Do Aliso Viejo condos sell differently than the single-family homes?
Yes. The condo and townhome villages (a large share of the housing stock) are more rate-sensitive and lean on first-time buyers, so days on market stretch when rates tick up. Single-family homes in Glenwood and Westridge remain the scarcest product in town.
What does a flat fee cost on an Aliso Viejo sale?
At the Aliso Viejo median that's $12,500, plus whatever you decide to offer the agent who brings the buyer. The buyer-side number is yours to set either way, and our examples assume 2%. The full breakdown at any price is on our flat fee page.
Same MLS, same photography, and a fee you can see up front.
Send us the address and your agent will tell you what your house should list for in Aliso Viejo and what selling it costs. No obligation, and nothing up front.
Talk to an agent about Aliso Viejo See what selling costs (949) 636-2050