Laguna Niguel neighborhoods compared
Zillow does not publish neighborhood values for Laguna Niguel, and the whole city shares one ZIP code, 92677, so we compared its areas with the Census Bureau's American Community Survey (2020-2024) at the census-tract level. For each area we took a named park or place from OpenStreetMap inside the city boundary and used the Census Geocoder to find the tract that contains it. A tract is not the same shape as a neighborhood, so treat each row as a sample of the area around that landmark. Values are owners' own estimates, not sale prices, and the Census caps rents at $3,500+.
| Area | Census tract | Median home value | Median household income | Median gross rent | Median year built | Owner-occupied | Detached homes |
|---|---|---|---|---|---|---|---|
| Bear Brand, Beacon Hill and Ocean Ranch | 423.32 | $1,739,300 | $155,125 | $2,547 | 1991 | 84% | 60% |
| El Niguel Heights | 423.17 | $1,531,800 | $136,585 | $2,983 | 1978 | 77% | 60% |
| Long View and Park Paseo | 423.37 | $1,517,500 | $190,299 | $3,500+ | 1986 | 80% | 70% |
| La Plata and Juaneno | 423.29 | $1,366,700 | $143,056 | $2,961 | 1972 | 86% | 91% |
| Crown Valley Park and Kite Hill | 423.19 | $1,253,800 | $197,794 | $3,500+ | 1983 | 78% | 94% |
| Marina Hills | 423.31 | $1,179,300 | $140,959 | $2,764 | 1988 | 66% | 48% |
| Rancho Niguel | 423.36 | $1,148,800 | $173,798 | $3,500+ | 1987 | 82% | 82% |
| Hidden Hills | 423.30 | $1,147,400 | $127,200 | $2,991 | 1985 | 49% | 46% |
| San Joaquin Hills | 423.35 | $1,108,500 | $124,145 | $2,714 | 1992 | 63% | 46% |
| Niguel Summit | 423.25 | $1,102,900 | $148,091 | $3,113 | 1985 | 72% | 53% |
| Moulton and Ridge View | 423.26 | $1,100,800 | $134,485 | $3,415 | 1979 | 63% | 54% |
| Rolling Hills | 423.15 | $1,088,000 | $137,731 | $2,453 | 1985 | 64% | 55% |
| Village Niguel | 423.34 | $877,500 | $106,064 | $2,491 | 1985 | 56% | 38% |
For a market measure, use the city and ZIP figures. Zillow's typical home value for 92677 was $1,492,029 in September 2026, up 5.0% over the year, and Redfin's median sale price for Laguna Niguel was $1,370,847 in the three months to September 2026. The Census values run lower than both because they are five-year averages of owner estimates.
Laguna Niguel neighborhood profiles
Bear Brand, Beacon Hill and Ocean Ranch
The hills in the south of the city, toward the Dana Point line, had the highest Census median value we found: $1,739,300, with 84% of homes owner-occupied and a median year built of 1991, newer than most of Laguna Niguel. Bear Brand and Beacon Hill are among the planned communities the County of Orange approved before cityhood, according to the city's housing plan. The tract is 60% detached houses and 32% single-family attached homes. OpenStreetMap shows Bear Brand Park, Beacon Hill Park, Ocean Ranch Community Park, Ocean Breeze Park and Chapparosa Park here, and George White Elementary sits on Chapparosa Park Road.
El Niguel Heights
Southeast of City Hall, the El Niguel Heights tract had a median value of $1,531,800 and the oldest housing in our sample after the northeast, with a median year built of 1978. It is 60% detached, with 22% of homes in larger buildings. Seminole Park and Crest De Ville Park are nearby, according to OpenStreetMap. Older homes here can mean remodel potential, but budget for roofs, windows and plumbing.
Long View and Park Paseo
The southeast tract around Long View Park had a median value of $1,517,500 and the second-highest household income in our sample at $190,299. It is 70% detached and 24% single-family attached, with almost no apartment buildings. The Long View Park Trail is one of seven trails the city lists in its trail guide.
La Plata and Juaneno
The northeast tract around La Plata Park and Juaneno Park has the oldest homes in our sample (median year built 1972) and the highest owner occupancy, 86%. It is 91% detached houses with a median value of $1,366,700. The city's housing plan refers to neighborhoods without a homeowners association in the northeast quadrant, around streets such as La Plata Drive. No HOA means no dues, but also no association maintaining shared areas, so check each address. Expect a mix of original and remodeled homes.
Crown Valley Park and Kite Hill
The center of the city around Crown Valley Community Park is the most uniformly detached area we sampled, 94% detached houses, with the highest household income at $197,794 and a median value of $1,253,800. The Crown Valley Community Center is at 29751 Crown Valley Parkway, according to the city. Kite Hill Park sits next to Laguna Niguel Regional Park, whose 227 acres surround a 44-acre lake, according to OC Parks.
Marina Hills
Marina Hills, east of the city center, had a median value of $1,179,300 and a mixed housing stock: 48% detached, 25% single-family attached and 18% in larger buildings. OpenStreetMap shows Marina Hills Park, Parc Vista Park and Niguel Ranch Park nearby. With 66% owner occupancy, expect some rentals among the townhouses.
Rancho Niguel
Rancho Niguel, in the north of the city off Rancho Niguel Road, is 82% detached with 82% owner occupancy and a median value of $1,148,800. Marian Bergeson Elementary, which posted the city's highest 2025 Dashboard scores, is at 25302 Rancho Niguel Road; confirm school assignment with Capistrano Unified's School Locator. Rancho Niguel Park is in the tract.
Hidden Hills
The Hidden Hills tract, which the city's housing plan places north of Marina Hills Drive between Golden Lantern and Niguel Road, had a median value of $1,147,400. It has the most apartment-style housing in our sample, with 36% of homes in buildings of five or more units, and the lowest owner occupancy, 49%. That makes it one of the main areas to look for a condo. Hidden Hills Park and Hidden Hills Elementary are here.
San Joaquin Hills
The San Joaquin Hills tract, east of the regional park, had the newest homes in our sample (median year built 1992) and a median value of $1,108,500. It mixes detached houses (46%), single-family attached homes (19%) and larger buildings (25%). San Joaquin Hills Park is the named park here on OpenStreetMap.
Niguel Summit
Niguel Summit, on the west side of the city, had a median value of $1,102,900. It is 53% detached and 29% single-family attached, the second-highest attached share in our sample after the southern hills. Vista Montemar Park and Clipper Cove Park are close by. Some rental communities, such as Niguel Summit Apartment Homes, share the area, so check whether a listing is in an owner association.
Moulton and Ridge View
The tract around the Moulton baseball fields and Ridge View Park, on the west side, had a median value of $1,100,800 and homes with a median year built of 1979. It is 54% detached and 27% single-family attached. Moulton Elementary is at 29851 Highlands Avenue.
Rolling Hills
Rolling Hills, in the north-east of the city, had a median value of $1,088,000 and the lowest median rent in our sample, $2,453. It is 55% detached, with 23% of homes in larger buildings. Rolling Hills Park is the area's named park.
Village Niguel
The tract around Village Niguel, near La Paz Road and State Route 73, had the lowest median value in our sample, $877,500, and the most varied housing: 38% detached, 22% single-family attached, 10% in two- to four-unit buildings and 30% in larger buildings. OpenStreetMap shows Village Niguel Terrace, Village Niguel Gardens and Village La Paz here, along with Yosemite Park and Niguel Heights Park. The city's housing plan notes that some older multifamily buildings near State Route 73 need more upkeep, so read reserve studies carefully.
The Gateway near the Metrolink station
The Gateway Specific Plan covers about 300 acres on the city's eastern edge along Forbes Road, Cabot Road and Camino Capistrano. Today it is mostly offices, shops and auto dealers, but the city's housing plan names it as the main site for new housing, at densities of 50 to 120 homes per acre, near the Laguna Niguel/Mission Viejo Metrolink station at 28200 Forbes Road. Few homes exist here yet, so it is not in the table.
Laguna Niguel neighborhoods by what you are looking for
Laguna Niguel areas with the newest homes
San Joaquin Hills (median year built 1992) and Bear Brand, Beacon Hill and Ocean Ranch (1991) have the newest housing in our sample. Very little new housing has been built since; the city's housing plan says nearly all of its planned areas outside the Gateway are built out.
Laguna Niguel areas with the lowest entry prices
Village Niguel ($877,500 Census median), Rolling Hills ($1,088,000) and the west-side tracts around Moulton and Niguel Summit (about $1.1 million) had the lowest values. Condos are the cheapest way in: Redfin's median condo sale price in 92677 was $724,979 in the three months to September 2026.
Laguna Niguel areas with the most condos and townhouses
Hidden Hills, Village Niguel and San Joaquin Hills have the highest shares of homes in larger buildings, while Bear Brand, Niguel Summit and the Moulton area have the most single-family attached homes. See our Laguna Niguel condos guide.
Laguna Niguel areas that are almost all detached houses
Crown Valley Park and Kite Hill (94% detached), La Plata and Juaneno (91%) and Rancho Niguel (82%) are the most uniformly single-family areas.
Laguna Niguel areas near parks and trails
The city counts 31 parks and about 80 miles of trails. Areas next to Laguna Niguel Regional Park and Crown Valley Community Park put you closest to large open space. The city's trail guide lists the Aliso Summit, Colinas Bluff, Laguna Ridge, Long View Park, Niguel, Oso Creek and Salt Creek trails.
Laguna Niguel areas near the train
The Gateway, on the city's eastern edge, is closest to the Laguna Niguel/Mission Viejo Metrolink station on Forbes Road. Check drive times to the station from any address you are considering.
What it costs to live in each type of Laguna Niguel neighborhood
Because every area shares one ZIP, the best way to price a neighborhood is by the type of home that dominates it. Redfin's figures for ZIP 92677 in the three months to September 2026 give three very different price points:
- Detached-house areas such as Crown Valley Park and Kite Hill, La Plata and Juaneno, and Rancho Niguel: the median detached house sold for $1,792,048. With 20% down and Freddie Mac's 7.24% average rate (week of October 29, 2026), principal and interest come to about $9,770 a month, plus about $1,506 a month in property tax at the 1.00850% rate in 99 of the city's 103 tax rate areas (2026-27).
- Townhouse areas such as Bear Brand, Niguel Summit and the Moulton area: the median townhouse sold for $1,200,002 on only 13 sales, or about $6,542 a month in principal and interest with 20% down, plus HOA dues.
- Condo areas such as Village Niguel, Hidden Hills and San Joaquin Hills: the median condo sold for $724,979, about $3,953 a month in principal and interest with 20% down, plus HOA dues.
Renting is the other benchmark. Zillow's observed rent for Laguna Niguel was $3,343 a month in September 2026, up 6.8% over the year. The Census median gross rent by tract runs from $2,453 in Rolling Hills to $3,500 or more in Long View, Crown Valley Park and Rancho Niguel, but those are five-year averages that include long-held leases, which is why Zillow's current figure sits above most of them.
Two costs vary by street rather than by area: HOA dues, which can include both a master and a sub-association, and special assessments. Ask for both before you compare two homes. Our Orange County property tax guide covers exemptions and deadlines.
How to compare Laguna Niguel neighborhoods before you offer
- Use closed sales, not tract values. Ask for the last six months of sales in the same HOA or street. The Census figures above show relative cost, not today's prices.
- Read every HOA layer. Many homes belong to a master association and a sub-association. A few older streets in the northeast have none.
- Check slopes and hazards. A state filing for the Cove at El Niguel notes 41 homes were demolished after the Via Estoril landslide in 1998. Look up the address on Cal OES MyHazards and read the Natural Hazard Disclosure.
- Confirm schools by address. Use Capistrano Unified's School Locator; see our Laguna Niguel schools guide.
- Look at crime data the right way. Our Laguna Niguel crime data guide explains the official sources.
For prices and buying steps, see our Laguna Niguel homes for sale guide and the 92677 data page. If you want local help, we profile our featured Laguna Niguel agent.