Aliso Viejo, CA · Updated Oct 2026

What a Aliso Viejo home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Aliso Viejo house

$15,678a year · $1,307 a month

Starts at the typical market value, $917,900; your assessed value is often lower. Typical use.

Property tax$9,186
1.008% of $917,900, less $7,000 homeowners' exemption
Flat charges on the tax bill$21
Metropolitan Water District water standby charge $10 · OC Mosquito and Vector Control District: mosquito, fire ant and disease control assessment (District No. 2) $9 · OC Mosquito and Vector Control District: vector surveillance and control assessment (District No. 1) $2
Electricity and gas$3,556
523 kWh a month $2,729 · 35 therms $827
Water and sewer$1,076
9 units (CCF) a month on Moulton Niguel Water District: water $37, sewer $52 a month
Trash$346
35 or 65-gallon carts (set of 3: refuse, recycle, green waste), $29 a month
Home insurance$1,492
Typical premium $1,492

Shopping for home insurance?

Insurers charge very different prices for the same house and coverage. California's free premium survey lists each insurer's price.

Compare insurers' prices

A Aliso Viejo house at the typical market value ($917,900) costs about $15,700 a year: $9,210 property tax and charges, $1,080 water and sewer, $350 trash, $3,560 electricity and gas, $1,490 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 28, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Low income: CARE discount on SCE and SoCalGas30-35% off electric, 20% off gas
Low-income customers enrolled in CARE get a 30-35% discount on their electric bill and 20% on their natural gas bill.
How: Contact your utility company or visit its website.
Income slightly above CARE limits: FERA electric discount18% off electric
Families whose income slightly exceeds the CARE limits may qualify for FERA, an 18% discount on electricity bills.
How: To request an application form, contact your utility company or visit its website.
Seniors: 10% off the trash rate$25.97 instead of $28.86
The City's rate schedule lists a Residential Senior Citizen Rate (35 or 65 gallon) at a 10% discount: $25.97 against $28.86.
How: See the Residential Senior Citizen Rate on the City's solid waste rate schedule.

Adjust to match your bills

What you know

Value before exemptionsUnder Prop 13 your assessed value starts at your purchase price and can rise at most 2% a year, so it is often far below market: use the assessed value on your tax bill. Many Aliso Viejo homes also pay Mello-Roos or other special taxes that are not included here.

I live here and have the Homeowners' exemption

Home insurance, a yearFrom your policy. We start at $1,492, NAIC data via the Insurance Information Institute; California figures from the California Department of Insurance.

Earthquake insurance, a yearSeparate from home insurance. Most owners don't have it.

Your use

Water, units a month

On your water bill. 1 unit (CCF) is 748 gallons. A typical house uses 7–12.

Electricity, kWh a month

On your Southern California Edison bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

Nov 30, 2026in 26 daysLast day to file a 2026 regular assessment appeal in Orange County (filing runs July 2 to November 30 at 5:00 p.m.).
Dec 10in 36 daysFirst property tax installment (due Nov 1) is delinquent after Dec 10: 10% penalty.
Feb 15in 103 daysLast day for a first-time homeowners' exemption claim to get the full exemption for the year.
Apr 10Second property tax installment (due Feb 1) is delinquent after Apr 10: 10% penalty plus $23 per bill.

Who serves this house

Water: Moulton Niguel Water District; Single-family rates effective January 1, 2026: a monthly service charge of $11.13 for a 3/4-inch meter, then per billing unit $2.76 for Tier 1 and $3.34 for Tier 2, each plus a 14-cent wholesale pass-through per unit. All water used by a single-family or multi-family residential customer within their calculated indoor water budget is billed at the Tier 1 rate and the outdoor water budget is billed at the Tier 2 rate.
Property tax: 1.01% of value; 2026-27 tax year, Orange County (tax rate area 34-006)
Garbage: CR&R; The County of Orange residential haulers list shows CR&R as the hauler for Aliso Viejo.
Electricity: Southern California Edison; Aliso Viejo is on SCE's list of service territory cities.
Gas: Southern California Gas Company; SoCalGas lists Aliso Viejo among the cities it serves.

Pay or manage your bills

Your water

Source: Moulton Niguel Water District's water is imported from both Northern California and the Colorado River.
Lead: Moulton Niguel completed an inventory of all District-owned and customer-owned service lines and did not identify any lead components.

The City is served by Moulton Niguel Water District; check your water bill if you think your provider differs.

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How these numbers are made

Individual bills are confidential in California, so we calculate yours from public rates and what you tell us.
Water and sewer: Moulton Niguel Water District rates effective January 1, 2026. Water is the $11.13 monthly service charge plus $2.76 (Tier 1, indoor budget) and $3.34 (Tier 2, outdoor budget) per billing unit, each plus the 14-cent wholesale pass-through; the indoor budget is taken as 4 people x 55 gallons a day (about 8.9 units a month). Sewer is the $28.88 monthly service charge plus $5.89 per person, for 4 people. The page starts at its standard 9 CCF a month since MNWD publishes no typical use.
Trash: the City's 7/1/2026 single-family rate of $28.86 for a set of three carts, from the City's rate sheet, which labels that column 'Proposed Rates 7/1/2026'; the 2025 county trash survey shows the prior rate of $25.51 as a monthly fee, and local news reports the council adopted the increase on June 17, 2026.
Property tax: tax rate area 34-006, 1.00850% for 2026-27 from the Orange County tax rate book (the 1% general levy plus the Metropolitan Water District's 0.0085%). It is one of the city's tax rate areas with that total; the book also lists Aliso Viejo areas in Laguna Beach USD (1.01226%) and Saddleback Valley USD (1.02720%), which pay more because of school bonds, and we did not count homes in each. The $7,000 homeowners' exemption comes off the value you enter. Flat charges are the Metropolitan Water District standby charge and the two countywide Orange County Mosquito and Vector Control District assessments. Mello-Roos or other special taxes that only some parcels carry are not included. The starting value is the Census median market value; under Prop 13 a home's assessed value can be far lower.
Electricity: Aliso Viejo is not listed as an OCPA member city, so we use SCE's standard Domestic rate with SCE generation from SCE's joint rate comparison with OCPA ($0.38865 per kWh, rates as of June 1, 2026; $203.26 average bill at 523 kWh) plus the $24.15 monthly Base Services Charge. Gas: SoCalGas's August 2026 average non-CARE bill ($68.91 at 35 therms), taken as including the $0.16-a-day customer charge, so about $4.87 a month plus $1.830 per therm. Averages; real bills vary by season.
Insurance starts at the 2022 California average; Aliso Viejo homes are worth more than average, so quotes are likely higher.
Nothing here is legal, tax or insurance advice.

Sources

How Aliso Viejo compares

A typical Aliso Viejo house against the 285 California cities we cover, using the same default numbers as the total above.

Per year	Aliso Viejo	Median	Where it falls
Property tax rate	1.01%	1.13%	lower than 281 of the other 284 California cities we cover
Water	$447	$927	lower than 266 of the other 284 California cities we cover
Sewer and utility-bill fees	$629	$596	higher than 105 of the other 196 California cities we cover
Trash	$346	$452	lower than 230 of the other 267 California cities we cover
Electricity and gas	$3,556	$3,421	higher than 176 of the other 284 California cities we cover
Home insurance	$1,492	$1,492	lower than 1 of the other 272 California cities we cover
Total	$15,678	$14,432	higher than 171 of the other 284 California cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Aliso Viejo's property tax rate is 1.01%, lower than 281 of the other 284 California cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Aliso Viejo is 1.01%, lower than 281 of the other 284 California cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Water

The fact: Water here costs about $447 a year at typical use, lower than 266 of the other 284 California cities we cover.

Ask: "Water here costs about $447 a year at typical use, lower than 266 of the other 284 California cities we cover. What drives that cost, and would you change anything?"

3. Trash

The fact: Trash pickup here costs about $346 a year for the standard cart, lower than 230 of the other 267 California cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $346 a year for the standard cart, lower than 230 of the other 267 California cities we cover. What drives that cost, and would you change anything about the service or the price?"

See who is running in your city →

Common questions about Aliso Viejo house costs

What is the property tax rate in Aliso Viejo?

About 1.01% of the value before exemptions a year (2026-27 tax year, Orange County (tax rate area 34-006)), plus flat charges on the same bill (Metropolitan Water District water standby charge $10, OC Mosquito and Vector Control District: mosquito, fire ant and disease control assessment (District No. 2) $9, OC Mosquito and Vector Control District: vector surveillance and control assessment (District No. 1) $2).

How much is property tax on a $500,000 house in Aliso Viejo?

About $4,993 a year on $500,000 of the value before exemptions with the homeowners' exemption, including $21 of flat charges.

How much is the water bill in Aliso Viejo?

About $90 a month for water and sewer at typical use (9 units, or 6,732 gallons a month) on Moulton Niguel Water District.

How much does trash pickup cost in Aliso Viejo?

$29 a month for a house.

When is property tax due in Aliso Viejo?

Dec 10: First property tax installment (due Nov 1) is delinquent after Dec 10: 10% penalty. Apr 10: Second property tax installment (due Feb 1) is delinquent after Apr 10: 10% penalty plus $23 per bill.

Can seniors lower their property tax or bills in Aliso Viejo?

Yes. Seniors: 10% off the trash rate: The City's rate schedule lists a Residential Senior Citizen Rate (35 or 65 gallon) at a 10% discount: $25.97 against $28.86.

Where can I get help paying utility bills in Aliso Viejo?

Low income: CARE discount on SCE and SoCalGas: Low-income customers enrolled in CARE get a 30-35% discount on their electric bill and 20% on their natural gas bill. Contact your utility company or visit its website.

How much does a house in Aliso Viejo cost to run each year?

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