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City Report · CA

Aliso Viejo

Pop. 51,113·73rd most expensive in California·Aliso Viejo rents are up 7.6% over the past year
Median rent (all units)
$3,576/mo
Year-over-Year
+7.6%
Month-over-Month
-0.5%
vs US Median
+$1,614
Stable (Monthly)
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Most AffordableMost Expensive
Aliso Viejo · $3,576
More expensive than 96% of US cities · National median $1,962/mo
Rent Reality Score
50/100
Fairly priced
OverheatedFairGreat value

Rents are right about where Aliso Viejo's 10-year trend predicts.

Actual rent
$3,576/mo
Expected by trend
$3,574/mo
The Rent Reality Score compares today's median rent to where Aliso Viejo's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$2,770
1 BR
$2,890
2 BR
$3,420
3 BR
$4,630
4 BR+
$5,530
Fair Market Rent (HUD)
$3,420/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $3,576 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.

Source: HUD Small Area Fair Market Rents. Read the methodology →

Rent trends

12-month history

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Last updated: August 17, 2026

Annual cost
$42,912/yr
At $3,576/mo median
Rent Market Meter
Strong Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are up 7.6% year-over-year. Expect competition, and move quickly to lock in terms.
Based on rent-price momentum (+7.6% YoY, -0.5% MoM), not inventory.
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Demographics

Who lives here

Aliso Viejo, CA is majority owner-occupied, has a median income above the national average, 57.6% of residents hold a bachelor's degree or higher.

Population
51,113
Median income
$142,439
Median age
39.2
Renters
43.3%
Age distribution
22.9%
20.2%
29.9%
15.2%
Under 1822.9%
18–3420.2%
35–5429.9%
55–6415.2%
65+11.8%
Gender
47.2%
52.8%
Male47.2%
Female52.8%
Race & ethnicity
58.1%
19.2%
16.7%
White58.1%
Black2%
Hispanic19.2%
Asian16.7%
Other4%
Education (25+)
13.1%
25.4%
57.6%
No HS diploma4%
HS diploma13.1%
Some college25.4%
Bachelor's+57.6%
Housing tenure
56.7%
43.3%
Owner56.7%
Renter43.3%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Aliso Viejo, CA has changed in 5 years

Rent
$2,554 → $3,576
up 40.0%
Income
$122,320 → $142,439
up 16.4%
Population
51,943 → 51,113
down 1.6%
Renter share
43.1% → 43.3%
+0.2 pts
Bachelor's+
56.2% → 57.6%
+1.4 pts
Median age
37.4 → 39.2
+1.8 yrs

The median rent in Aliso Viejo, CA stood at $2,554 in 2021 and currently runs about $3,576, reflecting a 40.0% increase over the period. On the earnings side, the typical household in Aliso Viejo, CA now reports about $142,439, up from $122,320 in 2021. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. The population has contracted by 1.6% since 2021, moving from about 51,943 residents to roughly 51,113. For context, the 2021 to 2026 window covers an unusually volatile run for US rents nationally, and Aliso Viejo, CA reflects that arc in its own way.

Community

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View Aliso Viejo rent history (2015–2026) →
Salary vs rent

Can you afford rent in Aliso Viejo on your salary?

At $3,576/mo, how Aliso Viejo rent compares to typical pay (30% rule).

By apartment size

Aliso Viejo rent by bedroom count

Median rent for each apartment size in Aliso Viejo. Click any size for full breakdown.

Local insights

Tips for renters in Aliso Viejo

About renting in Aliso Viejo, CA

Last updated: August 17, 2026

The median rent in Aliso Viejo is $3,576/mo as of August 2026. A studio apartment averages $2,770/mo while a 2-bedroom runs $3,420/mo. One-bedroom apartments average $2,890/mo and 3-bedroom units go for $4,630/mo.

At 30% of local median household income ($142,439/yr), Aliso Viejo ranks as moderate compared to the national benchmark of 30%. Rents have increased 7.6% over the past year.

FAQ

Frequently asked questions

Is Aliso Viejo an affordable city for renters?

Aliso Viejo is considered moderate for renters. At $3,576/mo, rent takes approximately 30% of the local median household income ($142,439/yr). The standard benchmark is 30%. Aliso Viejo slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Aliso Viejo?

To keep rent at or below 30% of gross income, you would need to earn at least $143,000/year (~$69/hour full-time) to afford the median rent of $3,576/mo in Aliso Viejo. The local median household income is $142,439/yr, meaning the typical Aliso Viejo household falls short of that threshold.

Is rent going up or down in Aliso Viejo?

Rent in Aliso Viejo has increased 7.6% over the past year as of August 2026, putting upward pressure on renter budgets.

How does Aliso Viejo rent compare to other cities in California?

Aliso Viejo is one of the pricier cities in California for rent, ranking #73 out of 381 tracked cities at $3,576/mo.

Which nearby cities are cheaper to rent in than Aliso Viejo?

Several nearby cities have lower median rents than Aliso Viejo ($3,576/mo): Laguna Woods ($2,840/mo), Laguna Hills ($3,018/mo), Lake Forest ($3,337/mo).

What percentage of Aliso Viejo residents rent vs. own?

According to Census data, approximately 43.3% of Aliso Viejo households are renters, while 56.7% are owner-occupied. Aliso Viejo leans toward homeownership, which can mean a smaller rental inventory.

How does Aliso Viejo rent compare to the national average?

Aliso Viejo's median rent of $3,576/mo is $1,614 (82%) above the US national median of $1,962/mo. Within California, it ranks #73 out of 381 tracked cities.
Income Affordability
30%
MODERATE

At $3,576/mo, rent takes ~30% of Aliso Viejo's median household income ($142,439/yr). The standard benchmark is 30%.

Aliso Viejo 30%Benchmark 30%
State income tax1–13.3%
Run the Aliso Viejo affordability calculator →
Lowest-rent ZIP codes in Aliso Viejo
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Aliso Viejo, CA

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