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Aliso Viejo Real Estate

Homes for Sale in Las Flores, Aliso Viejo

by Vincent Bindi on February 14, 2006

A beautiful detached home was just listed for sale at 110 Las Flores in Aliso Viejo.  This property features, 3 bedrooms, 2.5 baths, 2 car attached garage, and is located on a private Cul-De-sac with a large private backyard with Hillside view.  The asking Price is $624,900 and you can view multiple photos with more details at:  www.110-LasFlores.com

The Flores Los Alisos subdivision (commonly called Las Flores) in Aliso Viejo is very popular with first time home buyers who are looking for an affordable detached homes with modern architectures, in a convenient and centralized location.   

Las Flores was developed by the prolific builder Kathryn Thompson starting in 1995 and the last home was completed in 1998. This tract consists of 137 stylish detached houses incorporating 4 unique floor plans and two revision floor plans listed as follows:

  • Talavera – A:  2 Bedrooms, 2.5 Baths, 1,002 SqFt
  • Granada – B:  2 Bedrooms, 2.5 Baths, 1,093 SqFt
  • Valencia – C:  3 Bedrooms, 2.5 Baths, 1,355 SqFt
  • Sevilla – D:     3 Bedrooms, 2.5 Baths, 1,404 SqFt
  • Talavera (Revision) - E:  2 Bedrooms, 2.5 Baths, 1,301 SqFt
  • Granada (Revision) – F:  2 Bedrooms, 2.5 Baths, 1,330 SqFt

These fine homes are all 2 story and incorporate a Fireplace, 2 car attached garages and concrete tiled roofs and much more.

Currently there are 5 Active for sale in Las Flores ranging in price from $554,900 for the Granada Plan B, which is a 2 Bedroom, 2 Bath, 1093 Square Foot home, on up to $625,000 for a 3 Bedroom, 2.5 Bath 1,355 Square Foot home on a corner lot.  The average asking price for these 5 homes is $589,334 and the average asking price per square foot is $463/SqFt.  There is currently one home sold In Escrow in Las Flores and the asking price was $620,000 for a 3 bedroom, 2.5 bath, 1,334 square foot home. 

Aliso Viejo boasts of award winning public school system and is part of the Capistrano Unified School District.  For Las Flores residents, grades K through 5 are serviced by Wood Canyon elementary school, the junior high school is Aliso Viejo Middle School, and the upper grades are serviced by Aliso Niguel High School.  Las Flores is also located just a few blocks from the respected Soka University. 

If you would like to view all homes for sale in Aliso Viejo, visit our website at:  Aliso Viejo Real Estate.

Buying your first Home in Aliso Viejo

by Vincent Bindi on January 9, 2006

The first home you buy will most likely be a stressful event if your like most people. How much can you afford? Where is the best place to Buy? How much do I need for a down payment? A monthly mortgage obligation for the next 30 years… ARRRGH!!! But having bought and sold many homes of mine own, and helping hundreds and hundreds of home owners purchase their first home, I can assure you that it is well worth the effort.

Aliso Viejo has a wide range of homes for sale that are designed for the first time home owner. There are currently 82 attached Condos and Townhomes for sale in Aliso Viejo ranging in price from $319,900 for a 1 bedroom, 1bath on up to $679K for an attached Townhome with 3 bedrooms, 2.5 baths, 2 car garage, 2,200 SqFt of living area, and a nice sized back yard.

If one prefers detached homes, there are 111 homes for sale in Aliso Viejo ranging in price from $519,900 to $1,899,000. The lowest priced detached home is a 2 bedroom, 2.5 bath home with a two car garage, and the highest priced estate comes with 4 bedrooms, 4.5 baths, and 3,800 SqFt of living area.

There are many loan programs available today that are designed for first time home buyers that did not exist just 7 years ago. There are loan programs offering no down payment of very low down payment of 3% to 5%. There are other loan programs geared for the self-employed in which you do not have to verify your income (so called stated income) if you have sufficiently good credit. In other situations it can be negotiated to have the home seller pay for your closing costs. While other loans exist offering adjustable rate mortgages, interest only mortgages and now a new 40 year amortized mortgage… all developed to help keep the monthly payments down.

If your like most people in this state, the home that you own and live in will be your best and most valuable investment in your life. South Orange County real estate has enjoyed great price appreciation for many decades now, and estimates are that will continue for decades to come. Plus the tax advantages for owning real estate are unbeatable. You can deduct your interest payments on your residence, or save capital gains tax using a 1031 exchange for rental property, plus the tax free treatment of up to $500K of equity when you sell your residence, makes real estate ownership a fantastic investment.

There are also new computer technologies available today that greatly assist the new home buyer in searching for and identifying the perfect home. This new OC Just Listed home finding service brings peace of mind and convenience to today’s busy home seeker. Plus acquiring the services of an professional Realtor who has lots of experience in working with first time home buyers will help greatly in making this an enjoyable process, rather then a frustrating one.

For more information on how to buy your first Aliso Viejo Home, just visit our website: Aliso Viejo MLS,

Milano Condos for Sale in Aliso Viejo

by Vincent Bindi on January 5, 2006

Milano condos in Aliso Viejo is one of the more popular communities in the area.  Part of the attraction is the beautiful Tuscan exterior architecture and the great location of being adjacent to the Aliso and Wood Canyons Regional Park and Soka University. 

Milano consists of 132 townhomes which were built by Hearthside Homes starting in 1997 through to the year 2000.   There were five distinct floor plans developed to appeal to the local community listed as follows:

  • Maderno – 2 Bedroom, 2.5 Bath, 1,150 SqFt, 2 Story
  • Brindisi – 3 Bedroom, 2 Bath, 1,167 SqFt, 1 Story
  • Villoresi – 2 Bedroom, 2.5 Bath, 1404 SqFt, 2 Story
  • Mondavi – 3 Bedroom, 2.5 Bath, 1,582 SqFt, 2 Story
  • Tuscany – 4 Bedroom, 2.5 Bath, 1,736 SqFt, 2 Story

Each townhome incorporates a 2 car garage with direct access to the home, a Fireplace, and many other fine features.

Currently there are 3 townhomes Active for sale in Milano in Aliso Viejo, which are: 

  • 19 Trofello – 3 bedroom, 2.5 bath for $569,000
  • 123 Trofello – 3 bedroom, 2 bath for $585,000
  • 21 Trofello – 2 bedroom, 2.5 bath for $545,000.  An online Home Video Tour for 21 Trofello can be viewed at www.21Trofello.com which also contains more details about this fine property for sale.

There are currently 2 townhomes that are Pending in escrow and Milano and one that has closed in the past 30 days.

Milano is serviced by the renowned Capistrano Public School District.  The K through 5th grade is Canyon Vista Elementary school and the intermediary school is Don Juan Avila middle school.  The upper level is serviced by Aliso Niguel High School.

The Milano community boasts of a gated entrance, easy access to Aliso and Wood Canyons Park, community swimming pool and a short drive to the local Beaches.

To view homes for sale in Aliso Viejo, visit our website at:  Aliso Viejo Real Estate. 

Aliso Viejo House Prices Analysis

by Vincent Bindi on November 4, 2005

Click Here to Price
Your Home Online.

……….

Typical Aliso Viejo Home for Sale

Median House Prices in beautiful Aliso Viejo have increased from a median price of $625,000 in January to a median price of $670,000 through to September of this year.  This represents a 7.2% increase in prices for detached houses in Aliso Viejo for the first 9 Months of this year.  Based upon our weekly analysis of  the months of inventory, which has been increasing in the past several months, we foresee house prices staying flat for the remainder of 2005′ in Aliso Viejo.    

For the 3rd quarter of 2005′ (July, Aug, Sept), there were 152 houses sold in Aliso Viejo, and the average dollar per square foot was $403/Sqt .  The average closed sold price was only 2% less than the average asking price for the 3rd quarter.  And the average days on market before the sale was 37 days, which are both signs of a healthy market even though the market has cooled done as of late.

Currently there are 103 detached houses for sale in Aliso Viejo, with a median asking price of  $759,000 and the average days on market is 43 days.  The least expensive house on the market for sale is $545,900 for a 3 bedroom, 2.5 bath, 1,300 SqFt house in the Hamptons tract.  And the most expensive home is $1,890,000 for a 5 bedroom, 4 bath, 3,950 SqFt estate with panoramic view located in the Sliver Oaks tract of Aliso Viejo.

We do not foresee a drop in house prices for 2006′.  On the contrary, we expect a moderate appreciation rate of about 5% to 10% due to:  a general lack of housing supply, interest rates are still very low compared to history, unemployment is low in Orange County, and housing demand is still strong for Aliso Viejo. If you would like to view all houses for sale in Aliso Viejo, visit our website at:  Aliso Viejo Real Estate

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How to Buy an Aliso Viejo Condo with Zero Down

by Vincent Bindi on October 21, 2005

It’s not easy to buy your first home in beautiful Aliso Viejo, CA. The typical loan today requires thousands, if not ten’s of thousands of dollars of cash upfront, plus the monthly mortgage payments usually require two income producers. But there is good news for first time homebuyers.

There is a little known government loan program which allows you to buy an Aliso Viejo home with Zero down payment, at a 4.75% fixed interest rate for 30 years! Plus, this loan will allow you to get up to 3% credit from the seller to be used for your closing costs. The above is today’s interest rate and could change at any time, plus the 4.75% interest rate is for ‘Low Income” buyers. For “Moderate Income” buyers, the rate is 5% today.

As an example, one of our Buyers used this loan to buy her first Aliso Viejo Condo, and she did it with Zero down payment, and we got a credit from the seller so her total closing costs were $785!

What’s the catch you may ask? Well, there are not catches, but there are some terms and restrictions. First you have to be a first time homebuyer, which the Government defines to be a person who has not owned a home for more than 2 years. So if you owned a home and sold it 2.5 years ago, you meet this requirement. Second, this loan only applies to homes in Aliso Viejo that are priced no more than $491,000. Third, there are minimum and maximum income restrictions. Below is a table for the maximum income you can make if you are considered a “Moderate income” families:

1 to 2 Family members   – $92,160/Year

3+ plus Family members – $107,520/Year

If you are deemed to be a “Low income” the maximum income restrictions are lower than the moderate maximum income restrictions listed below. In addition, it is possible to add or remove income producing family members from the purchase in order to meet the maximum income guidelines.

Also, there is a re-capture feature, which is a bit too complicated to explain in this short blog. Suffice it to say, that the potential re-capture program is well worth the benefit that this loan program offers, plus of the many home buyers who used this loan, non of them ever had to exercise the re-capture program.

These terms and conditions may sound a little bit confusing at first, but the several lenders that we work who offer this loan program do most of the processing work for you. So the application process is actually very easy.

This fantastic loan program can be used to buy any home with zero down in Aliso Viejo or any other city in Orange County. If you would like to learn more about this exciting zero down loan program, or if you want to search for every listed  home for sale in Aliso Viejo, just visit our website at: Aliso Viejo Real Estate.

Million dollar Homes in Aliso Viejo

by Vincent Bindi on October 4, 2005

A Million Dollars will still buy you a nice Home in Aliso Viejo: 

There was a recent article by the Associated press titled “Million-dollar homes are now a dime a dozen“ which delved into the issue of how little of a home a million dollars will buy today in  markets such as New York, San Francisco or London. For example, a Million dollars will buy an average 1,050 Square Foot condo apartment in Manhattan’s Upper West Side… this is a decent sized Condo by New York standards.   It has five rooms  (wow, those are small bedrooms), No chandeliers, no soaring cathedral ceilings and no doorman downstairs to help with groceries. 

Comparatively speaking, a million dollars will buy you a very nice detached   home in Aliso Viejo, CA.    For example, $1,049,000 can buy you a 4 bedroom, 3 bath, 3 car garage, detached home with 2,654 SqFt of living area on a 5,500 SqFt lot.  No one living above or below you and plenty of room to park your cars and toys, plus a nice sized yard to play with the kids.  It does not come with a doorman, but then again, neither does the Million dollar 1,050 SqFt condo in New York. Converting to price per square foot, the New York condo calculates to $1,000 per Square Foot as compared to the detached home in Aliso Viejo which yields $395 per Square Foot. 

At this price difference, I’ll take Aliso Viejo over New York in a heart beat.  And look at what Aliso Viejo has to offer – beautiful newer neighborhoods set in the rolling hills - 6 miles to arguably the most beautiful beaches in the USA – near perfect weather 52 weeks a year - blue ribbon public schools – some of the lowest crime in the USA – clean air – close proximity to many high paying jobs – and plenty of entertainment close by – and lots of options for the outdoors enthusiast. I’m convinced… Aliso Viejo real estate is a bargain compared to New York!

If you would like to view all homes listed for sale in Aliso Viejo, simply visit our website at:  Aliso Viejo Real Estate.

Aliso Viejo Home for Sale – New Listing

by Vincent Bindi on September 28, 2005

Aliso Viejo House for Sale
Cranwell Dr., Aliso Viejo

Spacious 4 bedroom – 3 Bath detached home with 2,251 SqFt of living area was just listed in the beautiful city of Aliso Viejo, CA.  It’s a Corporate Relocation so it has been priced to sell at $850,000.  It has a great location being steps to the Park and Aliso Viejo school, and it backs to a Private Greenbelt for extra privacy. Decorator Perfect with Double Door Entry to Spacious Living and Formal Dining with Cathedral Ceiling and Dual Staircase. New Distressed Hardwood Floors, Premium Carpets & Neutral 2-tone Paints. Huge Family Room with Custom Fireplace open to Spacious Kitchen with Maple Cabinets, Tiled Island plus Nook. 1st Floor Bedroom, Huge Master bedroom Suite plus Upstairs Laundry and Jack-n-Jill bedroom/bath.

At this time, there are 227 homes listed for sale in Aliso Viejo, and the minimum priced home is $329K for a 1 bedroom, 1 bath condo.  The highest home currently active for sale in Aliso Viejo is $1.89 Million for a 5 bedroom, 4 bath and 3,950 SqFt estate on Remington Ln. The average price of all 227 homes and condos for sale in Aliso Viejo is $655,869 with an average days on market of 38 days.  The median price in Aliso Viejo for all active homes for sale is $585,000. 

There are a total of 131 homes that have sold and are currently in Escrow in Aliso Viejo.  The real estate market in Aliso Viejo has been slowing down, but still remains strong with a current months of inventory of 2.6 months, which is still a sellers market.

If you would like to view all Aliso Viejo homes listed for sale in the MLS, just visit our website at: Aliso Viejo Real Estate.

Buying Aliso Viejo Houses under market value.

by Vincent Bindi on September 12, 2005

I know… everyone wants to buy a house in Aliso Viejo at below market. Due to strong demand for housing it’s not easy to do, but here are some tips and strategies you can use for buying that illusive Aliso Viejo house under market value.

The various scenarios in which you might find a house for sale below market are: Fixer Uppers, rental houses, houses in Probate, houses that have been on the market for awhile, houses in foreclosure and pre-foreclosure, and relocation sellers.

Fixer uppers, or houses with gaudy decor are a great way to acquire a house at below market. Before you buy, make sure you do your financial homework. Calculate the cost of the house repairs or renovation, and subtract that figure from the market value of the other houses in the neighborhood that are in fixed up condition. Then have your agent make an offer that is 5% or so below that calculated price.

Rental houses in which the landlord is from out of town can sometimes be a good way to pick up a house under market. Sometimes you’ll find that out of area landlords wound up with a rental house by default years ago and are not very experienced at property management. After several years of heart and head aches, and the third tenant in two years just moved out of the house and left it in disrepair, the landlord has had it and wants out. It’s your buying opportunity.

Houses in probate may also be in need of repair, but you have the extra advantage from the ‘penny’s from heaven’ syndrome. There may be multiple heirs who do not get along, or they may be from out of the area or state. Often times, the heirs simply want the house sold quickly, in it’s ‘As Is’ condition, and be done with it. Make sure your agent knows the in’s and out’s of Probate real estate procedures before buying.

Houses in foreclosure in Aliso Viejo do not come up very often, but when they do, they are a great way to buy below market. There are actually three times at which you can buy. One, the house is not in technical foreclosure yet, but the owner is behind on payments and needs to sell now. Two, the owner has procrastinated, and the bank has begun foreclosure proceedings, and the owner is now even more motivated to sell now. Third, the foreclosure auction took place, and now the bank owns the Aliso Viejo house in what is commonly called an REO property. In either scenario, you are dealing with a motivated seller, which is always to your advantage when buying.

Houses for sale in which the owner is relocating to another state, usually produces a motivated seller. They seller doesn’t have much time, and they are usually consumed with the details of the new job, learning about new neighborhoods, schools and finding a replacement home, etc. A quick offer, with a short closing period and few contingencies will sometimes enable you to buy the house for below market.

Finally, if the house has been setting on the market for sale in Aliso Viejo for 70 days or more with no offers, usually means that the house is a bit overpriced for what it is. In this situation, the seller may become desperate and will jump at the first offer that comes in even if it is a below market price.

The most efficient way to buy a house for sale as described above, is to search the Aliso Viejo MLS. You can do so by visiting our website:   Aliso Viejo Real Estate.

Aliso Viejo Home Sales Satistics

by Vincent Bindi on August 25, 2005

There are currently 105 detached homes Active for sale in Aliso Viejo and the Average Home Price is $810,000 and the Median Home Price is $719,000. The Average Days on Market is 39 Days. There are 72 homes currently sold In Escrow in Aliso Viejo and the Median House asking Price was $679,000.

For the past 30 days, there were 43 detached Homes sold which closed escrow in Aliso Viejo with an Average Days on Market of 36 days. The Average Price home sold was $778,000 and the corresponding Median Price of homes sold and closed in the past 30 days was $725,000.

For Attached housing there are 105 Condos currently Active for sale in Aliso Viejo and they have been on the market for sale an average of 29 Days. The Average Condo is Priced at $510,000 and the Median asking Price is $494,000. There are 91 Condos sold In Escrow currently, and the Median pirce is $483,000.

There were 65 Condos sold that closed Escrow in the past 30 days in Aliso Viejo. The Average price of these Condos were $492,000 with an Average time of Market of 36 Days. The Median Condo price sold in the last 30 days was $478,000.

If you would like to view all Aliso Viejo Homes and Condos for sale, simply visit our website: Aliso Viejo MLS Search,

Aliso Viejo: Fine Home Just Listed in Audubon Hillcrest !

by Vincent Bindi on August 17, 2005

Just Listed for Sale in Aliso Viejo, CA.:   Immaculate home on one of best streets in Laguna Audubon.This cul-de-sac home features 4 bedrooms, 3 baths and 2,650 SqFt of living area.  It has a large front yard and nice backyard with oversized covered patio. This home boasts of the largest floor plan in the Audubon which has a large bonus room which could be used as a 5th bedroom and provides partil views from upstairs.

Other features are: Ceramic tiled floors, wood blinds, roomy 3 Car Garage, Security system, Dual glazed windows,  Newer block walls, and is in move in condition.

Houses in Laguna Audubon were built in in the mid 1990′s and this home was built in 1994.  Laguna Audubon is blessed with a great location for it’s a short trip to Laguna Beach, provides easy Highway 5 freeway access, and is close to the Aliso Viejo town center.

If you would like a private viewing of this home, or if you would like to view other property for sale in Aliso Viejo on the internet, please visit our website by clicking here:  Aliso Viejo Houses and Condos for Sale

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