Aliso Viejo
Property Management
Navigating the Aliso Viejo Community Association (AVCA) regulations can be a full-time job. Whether you own a townhome near Town Center or a single-family home in Glenwood, Good Life knows that strict HOA guidelines and hillside maintenance are constant concerns.
Our Aliso Viejo Property Management Services
Market research
We help you determine the best rental price for your property through market analysis, industry reports, and seasonal fluctuations.
Quality photography
3D Tour
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We advertise your property through Zillow’s paid premium service and share it across the most popular sites, such as Zillow, Redfin, Trulia, HotPads, Realtor.com, and Apartments.com.
Tenant screening
Rent collection
Direct deposits
Lease management
From initial lease signing to lease updates and renewals, we take care of all the paperwork for you.
24/7 maintenance
Eviction coverage
Monthly statements
Property inspections
Our goal with property inspections is to make sure we address any property concerns before they become a large expense.
Overview
Aliso Viejo Property Management
Aliso Viejo is an attractive city to real estate investors. Using the median home value and median rents, the average home in Aliso Viejo yields 4.2% before expenses.
Rental demand also supports the attractiveness of Aliso Viejo. 43.3% of Aliso Viejo households rent. Good Life manages 16 homes in Aliso Viejo’s 92656 ZIP code and has managed here since 2025.
Aliso Viejo Rental Market Insights
Four in Ten Households Rent
The U.S. Census Bureau’s 2020-2024 American Community Survey reports that 43.3% of all households in Aliso Viejo are renter households.
Aliso Viejo is also a wealthy city. The median household income in the city is $142,439.
What Rents Are Doing Now
According to Zillow’s data, Aliso Viejo’s rents in August 2026 were $3,530. Rents typically increase during the spring and summer and then decrease during the fall and winter. For renewals, you typically use the rents from the previous year.
Aliso Viejo has only one residential ZIP code, 92656, so you can’t compare rents ZIP by ZIP here.
Who’s Hiring in Aliso Viejo
The city’s 2025 financial report named the top five employers as:
- MicroVention (1,700 employees)
- UPS (1,200)
- Glaukos (995)
- RxSight (943)
- Ambry Genetics (706)
Of the five, MicroVention, Glaukos, RxSight and Ambry Genetics build medical devices or provide genetic testing, and together employ 4,344.
Highlighting 3 Communities in Aliso Viejo
Our 16 Aliso Viejo homes are spread across 12 different communities, including Glenwood Village, Vantis Latitudes, Westridge, The Hamptons, Montelena, Calabria, Pacific Grove, Applause and Windflower.
Glenwood Village
The name trips people up. Glenwood Village is a separate, older association, not part of the newer Glenwood development. The four homes we manage there were built between 1987 and 1990, and all four are two-bedrooms, from 840 to 1,302 square feet. Homes that age are well past AB 1482’s 15-year new-construction window, so an owner who wants out from under the rent cap needs to qualify for the single-family/condo exemption and have the notice in the lease.
Vantis
Vantis is a rental community built recently in the city. Shea Properties completed the development in 2016 with a total of 435 units. Units range from 567 to 1,433 square feet. Condo and townhome owners near Vantis use the community as a benchmark when considering a rent Increase. The Vantis Latitudes condos are individually owned. The rent cap status on these units depend on the certificate date of the unit, as well as if the landlord has filed an exemption notice.
Westridge
Westridge includes neighborhoods such as Silver Oaks, Canyon View Estates, Kensington, Skyview and Passeggio. Many of these neighborhoods are located adjacent to the Aliso and Wood Canyons Wilderness Park. The park contains approximately 4,500 acres with over 30 miles of trails. Hiking trails can be crowded and parking is usually very limited. Because of this, many hiking trail heads are not listed. However, for prospective tenants that enjoy hiking or horseback riding, trail head locations will be listed on the Westridge rental pages.
Aliso Viejo Rental Regulations
Rent Increases Follow State Law
Aliso Viejo does not have local rent control or a tenant protection ordinance. The Tenant Protection Act of 2019 (AB 1482) provides some rent increase protection. The Act also requires landlords to provide specific notices to tenants. Between August 1, 2026 and July 31, 2027, rents may be increased by no more than 8.7%. The increase may be 5% plus the change in the Los Angeles area Consumer Price Index (CPI). If 5% plus CPI ever exceeds 10%, the increase is limited to 10%.
Which Homes the Cap Covers
In Aliso Viejo, the cap covers more homes than owners tend to expect. Two exemptions matter:
- A house or condo qualifies when the owner isn’t a REIT, a corporation, or an LLC with a corporate member, and the lease includes the written notice the law requires. For tenancies that started or renewed after July 1, 2020, that notice has to be in the lease itself.
- Homes with a certificate of occupancy issued in the last 15 years are exempt. That rarely helps here.
For most owners, whether the notice is in the lease decides whether the cap applies.
No Short-Term Rentals
Aliso Viejo’s Municipal Code 15.14.165 bans short term rentals in all residential areas. Currently, there is no legal mechanism to authorize short term rentals, therefore, the only legal means of occupying a residential property in Aliso Viejo is through a traditional, that is long term, lease.
ADUs, Business Licenses and Deposits
- ADUs and JADUs: City code bars rentals shorter than 30 days, and state law requires terms longer than 30 days. A lease of 31 days or more keeps you clear of both.
- Business license: Aliso Viejo doesn’t have a business license program, so there’s no city license or fee for renting out a home long term.
- Security deposits: Under AB 12, most landlords can collect no more than one month’s rent. A small landlord can collect two months. That means an individual, or an LLC made up of individuals, with no more than two rental properties and four units. The exception never applies to a service member.
Two Layers of HOA Rules
The Aliso Viejo Community Association (AVCA) was created to serve as the city’s main HOA. AVCA manages 21 neighborhood parks, maintains 600 acres of slopes and parkways, and enforces the rules concerning restrictions on the use of property, which include regulating paint colors. Additionally, several subdivisions within Aliso Viejo have their own HOAs. Violations of HOA restrictions are passed on to property owners. Because of this, we require our prospective tenants to attend a meeting to review the rules, and we do not wait until after we receive a violation.
Marketing and Pricing Your Aliso Viejo Rental
Pricing Without a ZIP Code Spread
Usually, ZIP codes give you a good idea of average rent in a city. Aliso Viejo’s only residential ZIP code means this shortcut doesn’t work here. Factors such as the number of bedrooms, detached vs. attached, HOA, age of the home, and its distance from the trails and Town Center drive the rate.
To determine rate, we compare each home to recently leased, similar homes. In addition, we analyze rents of our own homes and determine what rate to charge based on the rents of similar homes on Zillow. Across the homes in our Aliso Viejo portfolio that have a current market rent on file, the average is $4,129.
Reaching Aliso Viejo Renters
We always post our new rentals to multiple sites, including Zillow, Apartments.com, Trulia and HotPads. Each listing gets quality photos, a 3D tour, and an personalized description. We focus on each potential renter and highlight aspects of the home that may be appealing. For example, an engineer working at MicroVention may want a home with a short commute while a family may be more interested in a home with a yard and a garage.
Tenant Screening in Aliso Viejo
A good income doesn’t make a good tenant on its own. We verify pay with actual pay documents, call previous landlords directly, and check credit, criminal, and eviction history. Pets go through a standard screening too.
Two newer state rules affect how screening works:
- Application fees: Since January 2025, a landlord can charge a screening fee only if applications are processed first come, first served, or if the fee is refunded within seven days to anyone who isn’t selected (AB 2493).
- Move-in photos: For tenancies starting on or after July 1, 2025, the unit has to be photographed at move-in (AB 2801). The photos protect both sides when the deposit is settled.
For homes in an HOA, applicants see the association’s rules, including parking and exterior rules, before they sign.
Property Maintenance in Aliso Viejo
Built in the ’80s and ’90s
Many of the houses in Aliso Viejo were built in the 1980s and 1990s. This means the water heaters, HVAC systems, and roofs in these homes have either been replaced once or are due for replacement. We do annual inspections of our houses. This allows us to replace these systems when they reach the end of their useful life. This also avoids surprises from system failures. Repair requests from tenants are processed through an online request system. The service requests are given to contractors who are licensed and insured.
A New Appliance Rule for 2026 Leases
Starting January 1, 2026, California will require leased properties to have a functioning stove and refrigerator, as part of basic habitability (AB 628). There are exceptions, but for the most part, property owners and landlords need to ensure their leased properties have both by the time the next lease renewal rolls around.
There are other, separate processes for other types of improvements. For instance, cosmetic changes such as painting the exterior of the property, may be governed by the CC&Rs of the master association and may require approval by the HOA.
Aliso Viejo Investment Snapshot
Where the Numbers Work
| City | Typical rent (Aug 2026) | Typical home value (Aug 2026) | Gross yield (est.) | Households renting |
|---|---|---|---|---|
| Aliso Viejo | $3,530 | $997,000 | 4.2% | 43.3% |
A 4.2% gross yield, a large share of renters, and an employer base built around medical-device makers make a strong case for a long-term rental here.
What Could Hold Returns Back
- Home prices are flat to slightly down. Redfin’s median sale price was $939,378 for the three months ending August 2026, 2.0% lower than a year earlier, and homes took about 41 days to sell.
- HOA dues cut into returns. Many homes pay both the master association and a neighborhood HOA.
- The rent cap covers most homes unless the exemption notice is handled correctly.
- There’s no short-term rental option. The city’s ban takes it off the table entirely.
- More housing is on the way. Townhome projects at Argonaut (61 homes, approved), Freedom Lane (71, under review) and Polaris Way (405, early planning) are moving through the city.
Our Aliso Viejo Portfolio
| Metric | Value |
|---|---|
| Homes under management | 16 |
| Bedroom mix | 9 two-bed, 5 three-bed, 2 four-bed |
| Average market rent | $4,129 (homes with a current rent on file) |
| Average bedrooms / bathrooms | 2.6 / 2.3 |
| Average square feet | 1,422 (range 840–2,227) |
| Year built range | 1970–2012 |
| Earliest current management start | March 2025 |
Aliso Viejo Property Management FAQ
How much can I raise the rent on my Aliso Viejo rental?
Homes covered by AB 1482 have an annual rent increase cap of 8.7% from August 1, 2026 to July 31, 2027, unless the city places an additional cap. Homes that qualify for an exemption and include the required notice in the lease can be raised to rents commensurate with the market.
Can I list my Aliso Viejo home on Airbnb or Vrbo?
No. Municipal Code 15.14.165 bans short-term rentals in all residential districts.
Can I rent out my ADU?
Yes, on a lease longer than 30 days. Renting an ADU or JADU short term isn’t allowed.
Do I need a city business license to rent out my home?
No. Aliso Viejo doesn’t have a business license program.
How much of a security deposit can I collect?
One month’s rent for most owners. Small landlords can collect up to two months, but never from a service member (AB 12).
What can I charge for rent in Aliso Viejo right now?
Zillow’s rent index was $3,530 in August 2026. Note that prices may decrease in the off-season.
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Megan Swartzentruber
DRE #02246430
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