Rolling Coastal-Close Hillside Town

Aliso Viejo

Originally part of Juan Avila’s Mexican land grant in 1842, then becoming part of the 22,000-acre Moulton Ranch in the 1890’s, and passing into the Mission Viejo Company’s hands in 1976, Aliso Viejo finally became Orange County’s 34th city with its incorporation in 2001.

Continually ranked one of the safest cities in the nation, Aliso Viejo is draped over coastal hillsides & valley terrain and has picturesque views of the Santa Ana mountains, streams, parks and city lights that stretch across the South OC basin.

The City’s name means “old sycamore”, which can be found along the trails and in the coastal valleys. Multiple trailheads located throughout the city afford access to the Orange County trail system that leads off in every direction to world class mountain biking terrain.

The City continues to be ranked among the best places in the nation to live, mirroring the City’s tagline: “Live Life Inspired.”

Aliso Viejo | Real Estate

Tucked into the rolling hills of South Orange County, Aliso Viejo offers a unique blend of small-town charm and modern convenience. Known for its clean streets, family-friendly neighborhoods, and top-rated schools, the city attracts residents seeking both quality of life and easy access to nearby coastal destinations like Laguna Beach and Dana Point.

Aliso Viejo is home to a vibrant mix of shopping, dining, and recreation. The Town Center serves as the city’s social hub, while parks, trails, and the Aliso and Wood Canyons Wilderness Park offer countless opportunities for hiking, biking, and connecting with nature. With a strong sense of community and a focus on healthy living, Aliso Viejo strikes a perfect balance between relaxation and activity.

Real estate in Aliso Viejo ranges from stylish condominiums and townhomes to spacious single-family residences, many with scenic hillside or canyon views. Whether you’re a first-time buyer, a growing family, or someone looking to downsize without compromising on lifestyle, Aliso Viejo presents a variety of options in a well-planned, welcoming environment.

Aliso Viejo | History

From Ranch Land to Residences: Real Estate Development in Aliso Viejo, California

Rancho Niguel and the Roots of Land Ownership (1800s–Early 1900s)

Aliso Viejo’s real estate story begins with the Rancho Niguel land grant, awarded to Juan Avila in 1842. Like other Southern California ranchos, the land was used for cattle grazing and agriculture—not housing. But this vast tract, nearly 14,000 acres, laid the foundation for future development. In the late 1800s, much of this land was acquired by Lewis Moulton and Jean Pierre Daguerre, forming the legendary Moulton Ranch, which included the area we now call Aliso Viejo.

For decades, there was little change in the land’s use—it remained pastoral, largely untouched by urban expansion that was beginning to transform other parts of Orange County. However, the increasing value of land near the coast and in proximity to Irvine and Laguna Beach would eventually make Aliso Viejo a target for planned development.

Moulton Parkway, Aliso Viejo, 1977. Photo courtesy of Orange County Archives.

The Mission Viejo Company and the Master Plan (1976–1980s)

The pivotal moment in Aliso Viejo’s real estate history came in 1976, when the Mission Viejo Company—already successful in building one of the nation’s first master-planned communities in Mission Viejo—purchased approximately 6,600 acres of the Moulton Ranch lands. Their vision was to create Orange County’s first master-planned community that would fully integrate residential, commercial, and business uses.

Construction began in the early 1980s, with development guided by the Aliso Viejo Planned Community Master Plan, a blueprint designed to ensure balanced, phased growth. This plan dictated the mix of housing types (single-family, townhomes, condos), neighborhood parks, greenbelts, schools, and retail centers. The first homes were sold in 1982, and Aliso Viejo quickly became one of the most desirable communities in South Orange County due to its thoughtful design, open space, and family-friendly atmosphere.

Residential Growth and Market Momentum (1990s–2000s)

Throughout the 1990s, Aliso Viejo experienced a real estate boom, with neighborhoods like Glenwood, Pacific Ridge, and Westridge offering everything from starter homes to luxury properties. Developers such as Shea Homes, Standard Pacific, and William Lyon Homes were active players, each contributing to the city’s diverse housing stock. Architectural styles varied but typically reflected Southern California’s Mediterranean-inspired design trends of the era.

What made Aliso Viejo stand out was its live-work-play philosophy. Commercial and office developments were not afterthoughts—they were integrated early on. The Aliso Viejo Town Center, a mixed-use retail and entertainment hub, became a central gathering place for residents, adding to the area’s desirability and home values.

Incorporation and a Mature Market (2001–Present)

When Aliso Viejo incorporated as a city in 2001, real estate had already become one of its defining features. With most land already developed or designated as open space, the city transitioned into a mature real estate market, focusing on maintaining property values, revitalizing older developments, and supporting smart infill projects.

The presence of Soka University, the booming tech and healthcare job markets, and high-performing schools have all contributed to long-term demand for homes in Aliso Viejo. The real estate market remains competitive, with homeowners benefiting from steady appreciation and a strong community identity.

Today’s Trends and the Legacy of Planning

Aliso Viejo is considered a model for sustainable suburban development, with high walkability, well-maintained public spaces, and a strong HOA network that protects neighborhood integrity. While large-scale development is no longer possible due to space constraints, renovation, modernization, and lifestyle-oriented upgrades have become central themes in the city’s real estate scene.

The story of real estate in Aliso Viejo is ultimately one of visionary planning, balanced growth, and a commitment to preserving quality of life—a testament to what can happen when development is led by a long-term vision rather than short-term profit.

Aliso Viejo | Villages & Neighborhoods

Aliso Viejo | Lifestyle, Landscapes & Living

Jesse is always out in the local communities, taking photos of the people, places, and landscapes, trying to capture the spirit of the place. Fun fact – with the exception of the historic photos, almost every photo on this website was taken by Jesse. Whether you are a long-time Aliso Viejo resident or are only now just considering moving here, we hope you will enjoy these photographs and further acquaint yourself with some of the Aliso Viejo homes found in the different neighborhoods of Aliso Viejo; enjoy!