Housing market/California/ZIP 92656
ZIP 92656 Aliso Viejo, California
Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
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HUD schedule, ACS stock, and the 90–110% band for ZIP 92656 · CA — sent to you.
ZIP 92656 · CA
ACS rent vs 2BR SAFMR
ZIP 92656 — Aliso Viejo, CA HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 92656
- 1-unit detached7,66836.2%
- 1-unit attached5,29625.0%
- 2–4 units1,1375.4%
- 5–49 units3,43216.2%
- 50+ units3,41916.1%
- Mobile2591.2%
2–4 unit share 5.4% · 5–49 unit share 16.2% · combined 2–49 21.5%.
Units by bedrooms
Rent burden
- ACS median gross rent $2,764 (all bedrooms, occupied rentals).
- Median contract rent $2,616.
- Renters paying ≥30% of income 54.8%; ≥50% 24.7%.
- FY2027 2BR SAFMR $3,750 (1.357× ACS median gross rent).
Population
52,645 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +1.0%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 2 projects, 328 units.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 1,892 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 92656 42.4% of occupied households are renters; vacancy is 4.6%; ACS median gross rent is $2,764; population increased +1.0% between the 2018 and 2023 ACS vintages; the housing stock includes 1,137 units in 2–4-unit structures and 3,432 units in 5–49-unit structures; 2 LIHTC projects totaling 328 units; FY2027 2BR SAFMR is $3,750 versus ACS median gross rent of $2,764. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
California research
ZIP 92656 is a Census / HUD profile for Santa Ana-Anaheim-Irvine, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 92656 — Aliso Viejo, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is California research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 92656?
ZIP 92656 (Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area) has 52,645 residents, 20,226 households, a renter share of 42.4%, median household income of $134,538, and ACS 2023 median gross rent of $2,764. Vacancy is 4.6%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 92656?
ACS counts 77 units in 2-unit buildings, 1,060 in 3–4 unit buildings, 1,699 in 5–9, 981 in 10–19, and 752 in 20–49. Combined 2–49 unit stock is 4,569 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 92656?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $3,750. See the full schedule and 90–110% payment-standard band on the ZIP 92656 — Aliso Viejo, CA HUD Section 8 Payment Standards / SAFMR.
Does this California ZIP profile include Georgia listings?
No. ZIP 92656 is Census / HUD research for Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area. Jeff Crowe CRE does not list California property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.