Aliso Viejo’s rolling three-month snapshot through September 2026 shows more homes available and steady contract activity. Active listings are up about 10% year over year, landing at 208, while homes sold are higher by nearly 16%. Pending sales have also edged up compared with a year ago, indicating buyers are still moving forward despite changing conditions.
Pricing is adjusting in nuanced ways in response to this flow of listings and contracts. The typical home value is down a bit, about 4% lower than a year earlier, yet the median list price is more than 12% higher year over year, suggesting sellers are testing stronger asking prices. Buyers, however, are negotiating closer to their targets, with the share of homes selling above list dipping slightly and the average sale-to-list ratio hovering around 99%.
Time on market and supply levels further highlight the shift from last year’s pace. Homes now take a median of 44 days to sell, which is modestly faster than a year ago but longer than earlier in 2026, and months of supply has eased to 2.8, still consistent with a seller’s market but less tight than before. With off-market-in-two-weeks activity around one in four listings, some properties still move quickly, while others require more patience. Whether you are buying or selling, Agent Pronto can connect you with an Aliso Viejo agent who understands these trends and can help you navigate them confidently.
