Nestled in the heart of Orange County, California, Aliso Viejo has long been a sought-after destination for homebuyers. Known for its family-friendly vibe, top-tier schools, and proximity to both urban centers and natural beauty, this suburban gem has consistently drawn attention from professionals, families, and investors alike. But as we move through 2025, a pressing question looms: Is the Aliso Viejo housing market still a tough nut to crack for buyers, or are there signs of relief in the inventory crunch? In this deep dive, we’ll explore the current state of Aliso Viejo’s housing inventory, unpack recent trends, and assess whether homes remain as elusive as they’ve been in recent years.
The Aliso Viejo Appeal: Why Inventory Matters
Before we dive into the numbers, it’s worth understanding why housing inventory in Aliso Viejo is such a hot topic. With a population hovering around 50,000, this planned community offers a blend of modern amenities and suburban charm. The Aliso Viejo Town Center buzzes with shops and eateries, while the nearby Aliso and Wood Canyons Wilderness Park provides a natural escape. Add in excellent schools like Aliso Niguel High and easy access to major hubs like Irvine via the 73 Toll Road, and it’s no surprise that demand for homes here has historically outpaced supply.
In real estate, inventory—the number of homes available for sale at any given time—serves as a key indicator of market health. Low inventory often signals a seller’s market, where competition drives up prices and homes sell quickly. High inventory, on the other hand, can tilt the scales toward buyers, offering more choices and potentially softening price growth. For years, Aliso Viejo has leaned heavily into seller’s market territory, leaving many would-be buyers frustrated. So, where do things stand now, as of March 18, 2025?
A Snapshot of the Current Market
Let’s start with the most recent data available. According to housing market reports from early 2025, Aliso Viejo had 68 homes for sale in February, with a median sold price of $913,750—a 4.8% increase from the previous year. This figure reflects a market where prices continue to climb, albeit at a moderate pace compared to the double-digit surges seen in some past years. The median price per square foot sat at $669, and homes were moving fast, with 88% selling within 30 days and an average listing age of just 12 days.
These numbers paint a picture of a competitive market, but the inventory story is more nuanced. While 68 homes might sound like a decent pool, it’s a relatively small number for a city of Aliso Viejo’s size and desirability. To put it in perspective, a balanced market—where neither buyers nor sellers have a clear advantage—typically has about a 4- to 6-month supply of homes. In Aliso Viejo, the inventory in early 2025 translated to roughly a 1.4-month supply, based on an average of 32 sales per month from the prior year. That’s well below the threshold for balance, reinforcing that this remains a seller’s market.
Inventory Trends: A Closer Look
To understand whether homes are still hard to find, we need to zoom in on how inventory has shifted recently. In February 2025, the number of homes for sale broke down by bedroom type showed some interesting movement compared to the previous month:
- 1-bedroom homes: Inventory jumped by 50%, a significant uptick for smaller units.
- 2-bedroom homes: Up 31.8%, suggesting more options for couples or small families.
- 3-bedroom homes: A 17.4% increase, still the bread-and-butter of family-sized homes.
- 4-bedroom homes: Up 33.3%, catering to larger households.
- 5-bedroom homes: A whopping 66.7% rise, though these larger properties remain a smaller slice of the market.
This across-the-board increase in inventory is a promising sign for buyers. It suggests that more sellers are listing their properties, perhaps lured by high home values or prompted by life changes like downsizing or relocating. Yet, despite these gains, the total number of homes—68—remains tight relative to demand. With 17 homes sold or pending in February (a 30.8% increase from January), buyer interest clearly hasn’t waned.
Compare this to a year ago, when Aliso Viejo had even fewer listings and homes lingered on the market for 28 days on average (per some 2024 reports). The drop to 12 days in 2025 underscores that, while inventory is creeping up, competition is fiercer than ever. Homes aren’t just selling—they’re flying off the market.
Seller’s Market Dynamics: Prices and Bidding Wars
The low inventory continues to fuel a seller’s market, and the data bears this out. In February 2025, 52.9% of homes sold above asking price, with only 24% selling at asking and another 24% below. This prevalence of over-asking sales highlights a key challenge for buyers: bidding wars are still a reality. For every home that hits the market, multiple offers are likely, often pushing prices beyond the listed figure.
The median sold price of $913,750 reflects this pressure, up 4.8% from February 2024. Breaking it down by bedroom type, price growth was consistent:
- 1-bedroom homes: +10.3%
- 2-bedroom homes: +7.2%
- 3-bedroom homes: +8.4%
- 4-bedroom homes: +8.2%
- 5-bedroom homes: +4.9%
Smaller homes saw the steepest increases, possibly due to their appeal as starter homes or investment properties in a high-demand area. Meanwhile, the broader Orange County market has seen similar trends, though Aliso Viejo’s median price remains more affordable than luxury-heavy neighbors like Newport Beach or Laguna Beach, where medians often exceed $2 million.
Why Is Inventory Still Tight?
So, if inventory is up slightly, why does it feel like homes are still hard to find? Several factors are at play.
- Strong Demand: Aliso Viejo’s allure hasn’t faded. Economic growth in Orange County—spanning tech, healthcare, and corporate sectors—keeps drawing professionals who value the city’s suburban perks and commutable distance to Irvine (under 30 minutes). Remote work has only amplified this, as buyers seek spacious homes with room for offices.
- Limited New Construction: As a planned community largely built out between the 1970s and early 2000s, Aliso Viejo isn’t seeing a flood of new homes. With 19,300 total housing units (per NeighborhoodScout), the existing stock dominates, and new developments are constrained by land availability and zoning.
- Seller Hesitation: Many homeowners are reluctant to sell, locked into low mortgage rates from years past. Trading a 3% rate for today’s higher rates (hovering around 6-7% in early 2025) means a bigger monthly payment on their next home, keeping inventory bottled up.
- Population Stability: Unlike some metros losing residents, Aliso Viejo’s population has held steady, with 78% of homebuyers in late 2024 opting to stay within the area rather than move out (per Redfin). This retention sustains local demand.
Together, these dynamics create a market where even modest inventory gains get snapped up quickly, leaving buyers to act fast or risk missing out.
Are There Signs of Change?
Despite the persistent tightness, there are glimmers of hope for buyers. The uptick in listings from January to February 2025 suggests a slow thaw in seller hesitancy. Nationally, housing markets are seeing inventory creep up as economic uncertainty—like inflation or potential rate shifts—prompts more owners to list. Orange County, including Aliso Viejo, mirrors this trend, with active listings rising from 3,203 to 3,315 countywide in a recent week (per OC Real Estate Inc.).
Lower mortgage rates could further nudge this along. If rates dip in 2025, as some economists predict, locked-in homeowners might feel less tethered to their current properties, boosting supply. For now, though, Aliso Viejo’s 1.4-month inventory keeps it firmly in seller’s territory—far from the 4-6 months that would ease buyer pressure.
What This Means for Buyers and Sellers
For Buyers
Homes in Aliso Viejo remain hard to find, but not impossible. The slight inventory increase offers more options, especially for smaller homes (1-2 bedrooms), which saw the biggest jumps. However, speed is critical—12 days on market means hesitation can cost you. Be prepared to bid over asking, especially for hot properties, and work with an agent who knows the local pulse. Flexibility on size or location within Aliso Viejo (e.g., condos vs. single-family homes) could also widen your net.
For Sellers
It’s still a golden moment to list. With demand outstripping supply, competitively priced homes sell fast and often above asking. The median $913,750 sale price is a strong benchmark, but pricing too high risks longer days on market—only 600 of 3,548 Orange County listings sat for over 90 days recently. Timing your sale for spring 2025, when buyer activity typically peaks, could maximize returns.
Looking Ahead: Will Homes Get Easier to Find?
Predicting real estate is tricky, but Aliso Viejo’s trajectory suggests a gradual shift rather than a dramatic one. If inventory continues to tick up—say, reaching 80-100 homes by mid-2025—and sales pace holds steady, the months’ supply could edge closer to 2-3, softening the seller’s edge. Yet, barring a major economic shakeup or a surge in new construction, don’t expect a buyer’s market anytime soon. The city’s fundamentals—location, lifestyle, and limited land—keep it a perennial hotspot.
For now, as of March 18, 2025, the answer to “Are homes still hard to find in Aliso Viejo?” is a resounding yes. Inventory is inching up, but not enough to flip the script. Buyers will need patience, strategy, and a bit of luck, while sellers can still ride the wave of a market tilted in their favor. Whether you’re hunting for your dream home or weighing a sale, staying plugged into these trends is key to navigating Aliso Viejo’s dynamic housing landscape.
What’s your take? Are you seeing these patterns in your own search or sale? Drop a comment below—I’d love to hear your story!
