Aliso Viejo: a city planned as a whole, from neighborhoods to the town center.
Orange County approved Aliso Viejo's master plan in 1979, and the first homes were offered for sale in 1982. Neighborhoods, parks, schools, offices, and retail were all part of the original design.
Aliso Viejo at a glance
A complete community on paper first
Aliso Viejo was planned from the outset to include residential neighborhoods, parks, schools, offices, and retail.
Aliso Viejo Town Center provides shopping, dining, and entertainment. The Commons at Aliso Viejo Town Center shows how an established retail property can be reinvested in.
What to check before a project
For many projects, the city requires Planning Department approval before plans are submitted to the Building Department.
Planning review first
Ask whether the project needs a zoning compliance or planning approval before the building-plan submittal.
Residential vs. commercial
Residential and commercial sites raise different considerations. Confirm which standards apply to the property.
Association standards
Many neighborhoods also have community association rules.
Zoning, coastal, historic, and association requirements depend on the specific property and proposal. Treat this list as a starting point and confirm each item with the responsible agency or association.
Public schools
Parts of Aliso Viejo are in Capistrano Unified and parts are in Saddleback Valley Unified. School assignment depends on the property address.
Bus and rail
OC Bus serves the city. Regional rail is reached through neighboring communities.
Routes and schedules change: OC Bus routes and maps · Metrolink stations in Orange County
Local sources
About these figures
Population is the April 1, 2020 U.S. Census count. Median household income is the 2020–2024 American Community Survey estimate in 2024 dollars, as shown by Census QuickFacts. These are not live counts. Airport distances are approximate straight-line miles from the community’s geographic center, not driving distances or travel times. School assignment depends on the property address. Sources checked September 2026.
Distance method: Census Gazetteer files (2020) · John Wayne Airport reference information · FAA airport information (LAX)
Planning a project in Aliso Viejo?
Visit the showroom in Rancho Santa Margarita or request a visit. The first conversation is free and there is no obligation to proceed.