by vbindi on December 3, 2009
Currently there are 41 detached single family homes listed for sale in Aliso Viejo. The properties range in price from a low of $399,000 for a 3 bedroom, 3 bath, 1,400 square foot home in the Hamptons tract, on up to $1,145,000 for a 5 bedroom, 5 bath, 3,722 square foot estate located in the Kensington subdivision near Soka University. Off these 41 active homes for sale, 19 of these properties are financially distressed sales of either Bank Owner REO foreclosures or Short Sales.
In the past 90 days, there have been 64 detached homes that have sold in Aliso Viejo ranging in price from $370,000 for a 3 bedroom, 2 bath, 1,300 square foot home in the California Reflections tract. And the highest priced home was sold hoe was $1,098,000 for a 5 bedroom, 5bath, 3,885 square foot estate in the Vista Vallarta tract. Of these 64 sales, 15 sales were distressed property sales, representing 23% of the total.
For attached Condominiums, there are now 64 condos active for sale in Aliso Viejo, CA. This properties range in price from a low of $189,000 for a 1 bedroom, 1bath, 759 square foot unit in the Canyon Villas tract, up to $599,000 for a 3 bedroom, 3 bath, 2,200 square foot townhome in the Eagle Pointe subdivision. Of these 64 active properties, 64%, or 41 condos are currently for sale that are either Bank Owned REO or Short Sales in Aliso Viejo.
In the past 3 months, there have been 133 Condos that have sold and closed escrow in Also Viejo. These sold condo units range in price from $149,500 for a 1 bedroom, 1 bath, 636 square foot unit in the Seagate Colony tract. Up to $635,00 fora 3 bedroom, 4 bath, 2,635 square foot, 3 level townhome in the City Walk subdivision of Aliso Viejo. 80 of these sales, representing 60% of the total, were financially distressed sales in the past 90 days in Alio Viejo.
Also, we have just added some new and useful webpages for various subdivisions to our website. These webpages show the Subdivision details, along with posting every property currently active for sale in the Tract, as follows: Hillcrest Homes, Laguna Vista, Seacrest Heights, Seascape Villas, Applause Condos and Seacove Place Condos.
by vbindi on August 11, 2009
Today, there are 46 detached single family homes listed for sale in Aliso Viejo, Orange County, Ca. The lowest priced home is valued at $399,900. It is a 3 bedroom, 2 bathroom, 1,400 square foot house, located in the Hamptons subdivision. The highest priced home is $1,149,000 for a 4 bedroom, 5 bath, 3,737 square foot estate built in 2008, featuring view of the golf course and city lights. The current median price is $457,472.
There are 66 detached homes located in the city of Aliso Viejo that are now pending in escrow. The lowest priced property currently in escrow is valued at $339,000. It is a charming 2 bedroom + loft, 3 bathroom, 1,100 square foot home built in 1996. This property is conveniently located directly across the street from an elementary school. The highest priced property currently in escrow is priced at $1,250,000. It is a 3,400 square foot, 5 bedroom, 3 bathroom estate located on a cul-de-sac, offering a fully equipped entertainers backyard and a stunning panoramic view. The median price of homes currently in escrow is $650,000.
In the past 90 days, there have been 80 detached properties that have sold and closed escrow in Aliso Viejo. The lowest sales price for a detached property was $340,000 for an attractive 3 bedroom, 3 bath, 1,301 square foot home built in 1998. The highest priced property sold was a 5 bedroom, 5 bath, 3,757 square foot estate located in the Silver Oaks gated community. This home was valued at $1,135,000 and its features included a large, lush yard and a breathtaking canyon view from virtually every room. The median home price is $538,000 and the average sales price in the past 3 months was $566,923. The average price per square foot was $281/SqFt. The average days on market was 65 days.
For more information about Aliso Viejo Real Estate, please feel free to call us at: 949-388-3396
by vbindi on June 20, 2009
The gated community of the Canyon Villas condos were built in 1992 and are located on Pacific Park, close to the intersection of Aliso Creek. This condo tract includes a community pool, clubhouse and spa. There are 3 floor plans and each comes with a 1 car garage.
Currently there are 2 condos for sale. One is a 1 bedroom, 1 bath unit with an askingprice of $249,000, and the other is a 2 bedroom, 2 bath condo for $285,000.
There are 3 Canyon Villas condos currently under contract in escrow. They range in price from $205,000 up to $286,000.
In the past 3 months, there have been 3 closed sales in Canyon Villas in Aliso Viejo. all of the 3 sales were the 1 bedroom, 1 bath plan, ranging in price from $205,000 to $240,000.
To read about more details of Canyon Villas, visit our previous post. To view all the details of all Canyon Villas currently listed for sale, visit Canyon Villas – Aliso Viejo. For a private viewing of the condos listed for sale, email us or call: 949-388-3396.
by vbindi on June 20, 2009
Mello-Roos is a special tax that is imposed on Aliso Viejo real estate within a designated community. These Mello-Roos districts are created to raise public financing through the sale of bonds, for the purpose of paying for public improvements and services for that community. The services may include water lines, sewer treatment, drainage, streets, schools, electricity, parks, etc. The Mello Roos tax is used to pay for the bonds used to pay for these improvements.
The passage in 1978 of Proposition 13 restricted local governments ability to pay for capital facilities and services by increasing property taxes. In 1982, Senator Henry Mello and Assemblyman Mike Roos enacted the Community Facilities District (now called Mello-Roos) to provide local governments with an additional way to raise needed funds. Below are common questions and answers regarding Mello-Roos…
How much is Mello-Roos for Aliso Viejo Real Estate? It can vary from about $400 per year on up to about $2,500 per year dependent upon the community and the lot. A few home communities in Aliso Viejo have no Mello-Roos at all.
How do I estimate the Mello-Roos when buying a Home? During the Escrow process, the Seller will deliver a disclosure which will state in writing the exact amount of the Mello-Roos fee. You can also estimate the Mello-Roos prior to making an offer on a home. You take the quoted Tax Assessor yearly Tax amount, and subtract the Prop 13 portion of the tax from this amount. The Prop 13 Tax can be estimated by multiplying 1.15% times the previous sale price stated in the tax rolls. The remainder is a reasonable estimate of your yearly Mello-Roos payment.
How is the Mello-Roos Tax paid? The Mello-Roos is included in your normal tax bill which is billed to you twice per year.
Does the Mello-Roos tax go up when I sell my Home? No, unlike the Prop 13 portion of your property tax, the Mello-Roos portion of your property tax does not change when you sell your Aliso Viejo home. The MelloRoos tax can increase dependent upon the community facilities agreement by about 1% to 2% per year, but it does not have anything to do with the sale price of your home.
Can I deduct Mello-Roos payments from my Income Tax? Most Tax accountants are of the opinion that the Mello-Roos tax is not legitimate income tax deduction. Please consult with your Tax Advisor for final determination.
How long does the Mello-Roos tax stay in effect on my Home? Typically, the Mello-Roos assessment is written for about 15 to 25 years dependent on the community facilities district. Although, many of the districts have the right to renew the Mello-Roos tax if needed.
How do I compare the value of a Home with Mello-Roos against a Home without? Prior to making a decision to buy a home, here is a simple way to compare the total monthly cost of the home with Mello-Roos versus a home with no Mello-Roos. Say you are considering buying either a home in Aliso Viejo with yearly Mello-Roos payment of about $1,200, or possibly buying a home in say Mission Viejo with no Mello-Roos. To compare the prices of these homes, I take that $1,200 yearly Mell-Roos payment, divide by 12 for the monthly payment of $100. A $100 per month payment is approximately equal to a $20,000 mortgage in today’s interest rates. Therefore the home in Aliso Viejo is actually costing you about $20,000 more as compared to the home you’re considering in Mission Viejo. If the home in Aliso Viejo is still a bit more desirable at a comparative price $20,000 higher than the home in Mission Viejo, then buy it, if not, buy the home in Mission Viejo.
If you would like to view all homes listed for sale in the Aliso Viejo MLS, please visit our website: Aliso Viejo Real Estate
by vbindi on April 1, 2009
This Short Sale Case Study outlines another successful short sale transaction that was conducted for a detached home located in the Vista De Oro subdivision in Aliso Viejo, Ca.
ORIGINAL PURCHASE: This large detached home was bought by the homeowner in March of 2007′ for $770,000. This home was purchase using Zero down financing, and there was a 1st Mortgage with a loan balance of $620,000 and a 2nd mortgage with a loan balance of $150,000. The fist loan was a fixed rate mortgage and the 2nd loan was an adjustable rate loan.
This single family detached home was 4 bedroom, 3 bath, 2,200 square foot home, with 2 car garage. This property was sold and closed escrow in December of 2008, via a Short Sale by the Aliso Viejo ShortSalesASAP company.
FINANCIAL CRISIS: Home values have decrease by about 35% since the peak in pricing in Spring of 2006′, throughout Orange County, CA. and in Aliso Viejo as well. This Aliso Viejo short sale property dropped in value by about 25? % From the time this home was purchased in 2007′, until it was sold at the end of 2008′.
The homeowner was having financial difficulties and was having a very hard time keeping up with their loan payments. Their debt to income ratio was to high to qualify for a Loan Modification, and the home was upside down by about $200,000.
SHORT SALE PREPARATION: This Aliso Viejo home was initially put in our Short Sale Preparation Phase. Here we gather all of the required documents from the homeowner and contact the banks to present our short sale case. With some hard knock negotiations, our expert team was able to obtain preliminary approval for the Short Sale along with terms and conditions. This Preparation Phase took about 4 weeks to complete. During that time the homeowner was able to live in the property as normal, with no interruptions from other agents or prospective home buyers, and due to their hardship, were forced to stop making their mortgage payments and lived rent free.
SHORT SALE MARKETING & SALE: the next phase was the Marketing-Sales of the pre-approved short sale. The home was marketed heavily and posted in the Multiple Listing Service (MLS) for a price of at a price of $649,000. After a period of about 3 weeks, the price was dropped to $599,900. We finally found a qualified Buyer and after several counter offers, we were able to get them to offer $580,000 to purchase this home.
CLOSING PHASE: After the purchase offer was signed by the buyer and seller, we opened escrow for the new buyer. We packaged the purchase offer, Short Sale disclosures and Buyers loan qualification paperwork. We submit the updated package to the 1st and 2nd mortgage banks. Our post short sale specialist then expedites the delivery of these documents to the bank negotiators to finalize the short sale and obtain the approval letters in writing.
Many people ask us why a mortgage bank would accept a short sale. Well the reasons are many, but the bottom line is that banks have determined that they loose 15% more when they are foreclose as compared to accepting a short sale. These savings are due to reducing loss of the time value of money, avoiding property damages, eliminating foreclosure legal expenses, and minimizing bank management overhead expenses.
FINAL RESULT: At the completion of this short sale, the homeowners mortgage debt was completely eliminated. The homeowner lived in their home during this short sale process and did not have to make any loan payments. They were also able to rent a comparable home for substantially less then what their payments used to be. In addition, the homeowners credit was less damaged by the short sale as compared to a foreclosure. In addition, Fannie Mae (FNMA) altered their underwriting policy, so that a past homeowner only has to wait 2 years before they can buy another home using FNMA underwritten loans. If the homeowner went through foreclosure, the waiting period would be 5 years !
ShortSaleASAP is licensed with the California Department of Real Estate, and our services are free to the homeowner, for we are paid by the mortgage bank(s). If you have any questions regarding Short Sales, contact our team of experts at: (949) 388-3396 or drop us an email at: Info@ShortSalesASAP.com
by Vincent Bindi on September 21, 2008
Currently there are 94 detached home currently list for sale. Of these, 35 are pre-foreclosure Short Sales and 1 is a bank owned REO. That is a total of 38% of the total inventory is a property in financial distress. The Median price for the Short Sale and Bank Owned REO listings is $559,000. The Median price for the none Short Sale/Bank Owned REO detached home listings is $745,900.
In the past 90 days, there were 55 detached homes that sold and closed that were not Short Sale/Bank Owned, and the Median price of these 55 homes was $565,000. In this same period of time, there were 32 detached homes that sold and closed, which represents 37% of the total sold. The Median price of these 32 detached homes was $529,400.
Today, there are 134 Condos listed for sale in Aliso Viejo, CA. Of these, 67 of the active listings are Short Sales (50%), and 12 are Bank Owned REO condos (9%). The Median priced Condo for the 79 Short Sales/Bank Owned condos is $309,400, and the median price for the none short Sales/Bank Owned condos is $394,900.
In the past 90 days, there were a total of 70 Condos that sold and closed escrow that were not Short Sales/Bank REO’s. The median price of these 70 condos was $375,000. In addition, there we 75 condos that sold and closed in Aliso Viejo that were Short Sales or Bank Owned REO’s. The median price for these 75 condos was $295,000. Of these 75 sold condos, 38 were Short Sales and 37 were Bank Owned REO’s.
If you would like more information on homes or condos for sale in Aliso Viejo, feel free to visit our website at: Search OC Homes for Sale. If you would like an email list of all Short Sales or Bank Owned REO homes for sale, visit: www.OCBargainHomes.com
by Vincent Bindi on May 25, 2008
Currently, there are 293 homes and condos Active for Sale in Aliso Viejo, CA. 170 of which are Attached Condos and the other 123 are Detached Single Family Homes. Of these 293 properties, 116 of these are Short Sale homes or condos listed for sale, which represents 39% of the Inventory. In addition, there are 16 homes and condos listed for sale which are Bank owned REO properties in Aliso Viejo, which represents 5.5% of total inventory.
Today, there are 110 properties in Pending in Escrow in Aliso Viejo, CA. Of these properties, 37 are Short Sale listings under contract which represents 33% of the properties in Escrow. 15 of these escrows are Bank Owned Foreclosures which represent 13.6% of the properties currently in escrow in Aliso Viejo.
For the month of April, there were 56 properties that sold and closed escrow in Aliso Viejo, CA. 7 of these closed properties were Short Sales which represent 12% of all closings for last month. 14 of the homes and condos that sold and closed in April where Bank Owned foreclosure homes, which represent 25% of all closings for last month.
If you are interested in receiving a VIP list of all Bank Owned Foreclosures, and Short Sale properties listed for sale, please visit our website at: OCBargainHomes.com. If you have any questions about Bank Owned REO or short Sale Properties, please feel free to call us at: 949-388-3396.
by Vincent Bindi on March 5, 2008
Real estate prices in Orange County have pulled back substantially in the past 18 months. In the City of Aliso Viejo, CA. the price per square foot in the 3rd Quarter of 2006′ was $408/SqFt, and the price per square foot for detached homes now stands at $336/SqFt. This represents a drop in values of 17.5%. This severe pull back in prices is the result of a much needed correction to the unprecedented run-up in prices from 1997 to 2006′, coupled with a high rate of foreclosures caused by the easy money lending standards of the past 5 years.
This major drop in home prices, has made for a good time for prospective home buyers. Today’s prices represent what homes were selling for in mid 2004′, and interest rates are still at all time lows. Plus, congress is about to pass temporary loan limit increases for FHA loans, which will enable many first time home buyers to purchase a home in Aliso Viejo.
Currently there are 27 detached homes that are listed for sale that are priced less then $550,000. These homes range in price from $449,000 for a 3 bedroom, 2 bath, 1,300 square foot detached home on Soho Court in the Hamptons tract. Up to the $550,000 mark for a 3 bedroom, 3 bath, 1,722 square foot home on Wellington Place in the Canterbury tract.
| Address | Bdrms | Baths | Garages | SqFt | Yr Built | Price | Days on Market |
| 3 Soho Ct 38 | 3 | 2 | 2 | 1,300 | 1996 | $449,900 | 128 |
| 89 Colony Way | 2 | 3 | 2 A | 1,455 | 1993 | $459,900 | 0 |
| 7 Greenwich Ct | 3 | 3 | 2 A | 1,286 | 1997 | $474,876 | 118 |
| 7 Greenborrow Ct | 3 | 2 | 2 A | 1,367 | 1997 | $475,000 | 118 |
| 33 Colony Way | 3 | 2 | 2 | 1,455 | 1995 | $479,000 | 108 |
| 4 Maison | 3 | 3 | 2 | 1,334 | 1998 | $489,000 | 36 |
| 7 Ryley Ct 18 | 3 | 3 | 2 A | 1,300 | 1996 | $489,900 | 33 |
| | | | | | | |
| 29 Santa Clara St | 3 | 3 | 2 | 1,493 | 1989 | $495,000 | 0 |
| 4 Estero Pointe | 4 | 3 | 2 A | 1,400 | 1998 | $500,000 | 23 |
| 10 Beaumont | 2 | 2 | 2 | 1,102 | 1998 | $500,000 | 23 |
| 37 Rue Du Chateau | 3 | 3 | 2 | 1,378 | 1999 | $519,000 | 15 |
| 32 Santa Clara St | 3 | 3 | 2 | 1,301 | 1990 | $519,000 | 12 |
| 1 Sherrelwood Ct | 4 | 3 | 2 A | 1,550 | 1996 | $519,000 | 2 |
| 18 Cape Coral | 3 | 3 | 2 A | 1,400 | 1995 | $599,876 | 49 |
| 2 Beaumont | 3 | 2.5 | 2 A | 1,344 | 1997 | $529,800 | 182 |
| 110 Las Flores | 3 | 3 | 2 | 1,400 | 1997 | $535,000 | 6 |
| 6 Dominguez St | 3 | 2.5 | 2 A | 1,500 | 1989 | $539,900 | 63 |
| 10 Las Flores | 2 | 3 | 2 | 1,363 | 1997 | $539,999 | 275 |
| 11 Via Carisma | 3 | 3 | 2 A | 1,600 | 2000 | $540,000 | 239 |
| 55 COLONY Way | 3 | 2 | 2 A | 1,500 | 1995 | $549,000 | 170 |
| 197 Woodcrest Ln | 4 | 3 | 2 | 1,800 | 1997 | $549,000 | 23 |
| 24 Rue Du Chateau | 3 | 3 | 2 A | 1,234 | 2000 | $549,900 | 76 |
| 53 Picket Ln | 3 | 3 | 2 A | 1,500 | 1999 | $549,900 | 0 |
| 17 Wellington Pl. | 3 | 3 | 2 A | 1,722 | 1999 | $549,999 | 101 |
| 190 Las Flores | 2 | 3 | 2 | 1,200 | 1996 | $550,000 | 28 |
| 5 Santa Clara St | 3 | 2.5 | 2 A | 1,301 | 1993 | $559,000 | 49 |
If you would like to view all condos and homes for sale in Aliso Viejo, feel free to visit our website at:
by Vincent Bindi on September 1, 2007
Even though Aliso Viejo is one of the safest cities in America, Home and Condo subdivisions which are gated provide an additional sense of security plus add a bit of prestige to the tract. There are two basic types of gated subdivisions, which are automated gated entrances with a security code, and gate guarded subdivisions.
Below is a tabulation of all of the detached single family home tracts and the attached Condo tracts that incorporate a gated entrance:
| Tract Name | Type of Home | Builder |
| Canterbury | Detached Homes | Hearthside Homes |
| Eagle Pointe | Detached Homes | Brock Homes |
| Flores Los Alisos | Detached Homes | Kathryn Thompson |
| Kensington | Detached Homes | Richmond American |
| Milano | Condos | Hearthside Homes |
| Montelena | Condos | LDM Development |
| Oakview – Westridge | Detached Homes | Shea Homes |
| Provence D’Aliso | Condos | William Lyon |
| The Pointe | Detached Homes | Paragon Homes |
| San Simeon | Detached Homes | Western Pacific Housing |
| Silver Oaks – Westridge | Detached Homes | Shea Homes |
| Talavera | Detached Homes | Hearthside Homes |
| Victoria | Detached Homes | Del Webb |
| Vista De Oro | Detached Homes | Kathryn Thompson |
| Windflower | Condos | William Lyon |
| Windsong | Condos | Pacific Gateway |
These fine subdivisions are located in all prices ranges throughout Aliso Viejo, CA., offering numerous floor plan and housing options. Aliso Viejo real estate is known for the newer stock of homes situated in the rolling hills, clean air, very low crime rate, excellent public schools and close proximity to the south Orange County beaches.
To view all gated homes or condos for sale, please visit our OC Just Listed home finder service and add a note that you are looking for just gated home or condo subdivisions in Aliso Viejo. Or feel free to call us anytime at: 949-388-3396
by Vincent Bindi on July 10, 2007
As I’m sure you have heard by now, the real estate market here in south Orange County has slowed down considerably in the past 16 months. The volume of home sales has decreased substantially from 2 years ago, and the inventory is up. This has resulted in a drop of home prices of around 10% since the peak in pricing in May of 2006′, with prices holding steady in the past 2 months.
For the city of Aliso Viejo, CA. there are currently 176 detached homes listed for sale. These homes range in price from $527,000 for a 2 bedroom, 2.5 bath detached home on Andaluz in the San Simeon tract. The highest priced home active for sale is $1,699,900 for a 5 bedroom, 5.5 bath, 4,100 square foot estate on Glittering Sky in the Canyon View Estates community, boasting of panoramic views. The median price of these homes for sale is $699,900 and the average price is $807,167. The average price per square foot is $394/sf and the average days on market is 66 days.
For detached SFR homes under contract, there are currently 37 homes pending in escrow. These homes range in price from $499,999 for a 2 bedroom, 2.5 bath home on Woodcrest Ln in the Vista Terraza tract, on up to $1,649,990 for a 5 bedroom, 4 bath, 3,605 square foot estate on Roundtree Ct in the Silver Oaks tract with a panoramic view and swimming pool. The median priced home currently in escrow is $669,500 and is typically a 3 or 4 bedroom, 2.5 bath home with around 1,700 square feet of living area.
In the past 90 days, there have been 60 homes that have sold and closed escrow in Aliso Viejo. These homes range in price from a low of $513,000 for a 2 bedroom, plus loft, 2.5 bath home on Woodcrest in the Vista Plaza tract, up to $1,660,000 for a 5 bedroom, 4.5 bath, 3,950 square foot estate on Remington in the Silver Oaks subdivision. The median price home is $669,900 and the average sold price in the past 3 months was $765,860. The average price per square foot was $386 and the average days on market was 53 days.
For comparison purposes, during this same three month period one year ago (2006′), there were 97 detached homes that sold and closed escrow in Aliso Viejo. The median price was $710,000 and the average price sold back then was $751,455. The average price per square foot was $406. The median and average price per square foot has dropped about 5% year to date in Aliso Viejo.
To view all homes currently listed for sale in Aliso Viejo, please visit our website at: Aliso Viejo Real Estate. If you have any questions, or if would like to see the inside of any home listed for sale in Aliso Viejo, please feel free to contact us at: 949-388-3396 or send us an email at: Info@SearchOCHomes.com
