Stein Valuation, Inc.
Real Estate Appraisals & Consultation
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Following is a typical Appraisal Location description utilized by the Appraiser in analyzing the general area market trends.
Aliso Viejo Area Description
Aliso Viejo's population totaled 40,225, according to the U.S. Census Bureau's official census in year 2000. Out of the total population, 30,988 residents were at least 15 years of age. There were 27,893 Aliso Viejo residents aged 25 and above. Records also indicate that the city had 1,200 residents that were at least 65 years old.
Based on the same census results, there were 10,855 students in Aliso Viejo, 38.2% of which were in elementary school; 33.4% were in college or graduate school; 13.6% were in high school; 8.8% were in nursery or pre-school; and 6.1% were in kindergarten. About 96.1% of Aliso Viejo's population aged 25 and above were high school graduates but only 48.6% had a bachelor's degree or higher.
Aliso Viejo's labor force totaled 24,641, based on census results for the year 2000. And out of the 30,629 Aliso Viejo residents that were at least 16 years old, 23,970 were employed and only 639 were unemployed. About 11,931 females that were at least 16 years old belonged to the labor force, of which 11,617 were employed.
Employment results of the year 2000 census indicate that 19,747 employees worked for private companies; 2,260 worked for the government; and 1,909 were self-employed. Most of the 23,970 employed workers in the city had management, professional, and related occupations or sales and office support jobs.
In terms of industry, records show that the most of the employed populace of Aliso Viejo were in the educational, health and social services, professional, scientific, management, administrative, and waste management services, or manufacturing industries.
Of the 23,970 employed workers in the city, 12,353 were males and 11,617 were females. Most of the males worked in the manufacturing or professional, scientific, management, administrative, and waste management services industries while most of the females were working in the educational, health, and social services industry. Median earnings for full-time, year-round male employees were $61,316, while median earnings for full-time, year-round female employees were $44,190 in year 1999.
Records of the U.S. Census Bureau also show that there were 16,177 households in Aliso Viejo in year 1999. Out of the total households, only 4.1% had income of at least $200,000; 6.5% earned between $150,000 and $199,999; 20.2% earned between $100,000 and $149,999; 20.3% earned between $75,000 and $99,999; 24.6% earned between $50,000 and $74,999; 11.9% earned between $35,000 and $49,999; 5.6% earned between $25,000 and $34,999; 3.4% earned between $15,000 and $24,999; 1.5% earned between $10,000 and $14,999; and 1.9% earned less than $10,000. For the year 1999, the median income of Aliso Viejo households was $76,409 while mean earnings were $84,933.
Year 2000 census results also identified 10,824 families in Aliso Viejo. Only 144 families had earnings of less than $10,000; 1,940 earned $10,000 to $49,999; 4,863 earned $50,000 to $99,999; 2,518 earned $100,000 to $149,999; 815 earned $150,000 to $199,999; and 544 earned $200,000 or more. The median family income was $84,592.
About 248 families, or 1,114 individuals, were below the poverty level in 1999. Out of these 248 families, 189 had children under 18 years of age, and 103 of them had children under 5 years old.
As per the U.S. Census 2000 results, there were 16,602 housing units in the city, 6,032 of which were single-unit detached units; 4,880 were single-unit attached units; and 5,675 were multiple housing units. Most of the housing structures were built between 1980 and 1998. Less than 1,000 housing units were built before 1980. Around 1,600 housing units were built between 1999 and March 2000.
Out of the total housing units, 16,141 were occupied and at least 262 were vacant. About 9,610 of the occupied housing units were owner-occupied and 5,431 were renter-occupied. As for the vacant housing units, 39 were for sale while 223 were for rent.
Out of the 9,610 specified owner-occupied units, 9,300 had mortgage while 300 were not mortgaged. Around 7,076 owners had monthly mortgage costs of at least $1,500. The median monthly owner mortgage cost was $1,817.
Out of the 5,431 renter-occupied units, only 0.1% had gross rent of less than $200; 2.6% had gross rent of $500 to $749; and 64.6% had gross rent of between $1,000 to $1,499. The median gross rent was $1,268.
None of the vacant housing units were sold below $150,000. Only few of the vacant housing units had asking price between $200,000 and $249,999, and most had a price tag of $300,000 to $399,999. None of the housing units were sold for at least $400,000. The median sale price was $218,800.
The vacant housing units available had rental of at least $500. About 9.4% of the vacant housing units in Aliso Viejo were for rent between $900 and $999; 60.1% were for rent between $1,000 and $1,499; and 27.4% were for rent between $1,500 and $1,999. None of the vacant housing units were for rent above $2,000. The median rental fee was $1,388, according to the year 2000 census results.
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Additional statistical data for the area is presented below: Please note: differences between the above and below values are related to differing sources, though the ranges are considered to be quite reliable.