Laguna Hills

Laguna Hills covers about 6.6 square miles in the San Joaquin Hills of south Orange County. Irvine and Lake Forest border it to the north, I-5 forms its eastern edge with Mission Viejo and Lake Forest beyond, Laguna Niguel lies to the south, and Aliso Viejo and Laguna Woods lie to the west. The city incorporated on December 20, 1991, then added North Laguna Hills in 1996 and the Westside area in 2000.

The city's Housing Element says most of Laguna Hills was built between 1960 and 1990, before incorporation, so buyers mostly find resale single-family tracts, townhomes and condos, plus large equestrian lots in Nellie Gail Ranch. It suits buyers who want an established neighborhood close to I-5, a choice of attached or detached homes, or room for horses, and who will budget for updating an older house.

Neighborhoods and housing in Laguna Hills

Using California Department of Finance figures for January 2020, the 2021-2029 Housing Element counts 11,298 homes: 56.7% single-family detached, 17.0% single-family attached, 23.3% multifamily and 3.1% mobile homes. Its 2014-2018 American Community Survey table shows about three-quarters of homes built in the 1970s and 1980s.

The General Plan's Land Use Element describes the city in three parts:

• North, between Ridge Route Drive and Lake Forest Drive: Shopping centers, open space, a mixed-use area and Laguna Hills Estates, the city's only mobile home park.
• Central, between La Paz Road and Ridge Route Drive: Single-family, apartment and condominium neighborhoods, plus the Urban Village, the civic and retail core bounded by Paseo de Valencia, Los Alisos Boulevard and I-5, with the Civic Center and MemorialCare Saddleback Medical Center.
• South, Nellie Gail Ranch: The city's largest residential development lies between I-5 and the 73, south of La Paz Road, with tract and custom homes on large lots zoned Estate Residential, a district that permits large animal keeping. The community spans more than 1,350 acres, and the Nellie Gail Ranch Owners Association maintains about 25 miles of riding trails, five parks and an equestrian center.
• Westside: The 149-acre area annexed in 2000 includes Sheep Hills Park. The Aliso Viejo Community Association is the master association for a small part of Laguna Hills at Laguna Hills Drive and Moulton Parkway; see our Aliso Viejo area guide.

Many tracts and condo complexes have their own HOA. If you are deciding between a townhome and a house, see condos vs. single-family homes in Orange County.

The former Laguna Hills Mall. In 2016 the city approved a mall renovation plan known as Five Lagunas. The owner, Merlone Geier Partners (MGP), later said the market would not support it, and in 2022 the city approved a revised plan, the Village at Laguna Hills, with up to 1,500 homes plus retail, restaurants, offices and a hotel. Citing market conditions, MGP formally applied for major modifications in September 2025, and the city's project page lists that application as processing. Check that page for the current plan.

Getting around

• I-5: It runs along the city's east side, with interchanges at Lake Forest Drive, El Toro Road, Alicia Parkway and La Paz Road, and at Oso Parkway just east of the city limits.
• SR-73 (73 Toll Road): It forms part of the western and southern border, with ramps next to the city at La Paz Road, Moulton Parkway and Greenfield Drive, and runs to I-405 in Costa Mesa. Tolls are electronic only.
• Bus: The Laguna Hills Transportation Center, next to the former mall site, is the city's OC Bus hub.
• Rail: There is no station in the city. The Laguna Niguel/Mission Viejo station on Forbes Road, about half a mile south, is served by Metrolink's Orange County and Inland Empire-Orange County lines, and Irvine Station is about 3 miles north.

Common commutes run north on I-5 toward Irvine, northwest on the 73 toward Costa Mesa, and south on I-5.

Schools

Saddleback Valley Unified School District serves Laguna Hills; the district names it among the cities within its boundaries. Enter a full address in the School Locator on the Saddleback Valley Unified website to find the assigned neighborhood school, and use the California School Dashboard for data on a specific school.

Parks, beaches and things to do

• Community Center and Sports Complex: At 25555 Alicia Parkway, with baseball, softball and soccer fields, a roller hockey rink, a skate park and a prehistoric-themed playground.
• Aliso Creek Trail: A County-maintained national recreation trail that runs about 2 miles through the city for walkers, cyclists and riders, past Sheep Hills Park and the site of the Juan Avila Adobe. It continues to Aliso and Wood Canyons Wilderness Park in one direction and Whiting Ranch Wilderness Park in the other.
• Other trails: The paved Alicia Trail, paved and dirt paths along Oso Parkway, the County's Nellie Gail Trail from Ramona Street to La Paz Road, and the Veeh Trail beside Veeh Ranch Park.
• Neighborhood parks: City parks include Beckenham, Cabot, Clarington, Costeau and Fossil Reef parks.
• Beaches: Laguna Hills is inland and has no beaches of its own.

Local rules and costs to know

• Utilities: The General Plan names Southern California Edison and SDG&E for electricity, depending on the area, and SoCalGas for natural gas. Moulton Niguel Water District and El Toro Water District provide water and sewer service, so check a recent bill for the provider.
• Short-term rentals: The city says it has never permitted them, and Ordinance No. 2023-2, adopted April 25, 2023, added Municipal Code Chapter 6-40 to prohibit advertising or renting a home, room or ADU for less than 30 consecutive days in all residential zones. There are no exemptions, and fines are $1,000 per offense.
• ADUs: The Planning Division answers ADU and junior ADU questions, the city posts three pre-approved ADU plans (a 389-square-foot studio, a 499-square-foot one-bedroom and a 789-square-foot two-bedroom), and its housing page lists outside grant and loan programs, such as the OC Housing Finance Trust and CalHFA. HOA design approval is a separate step. See our guide to buying a home with an ADU and our guide to pre-approved ADU plans.
• Fire hazard zones: CAL FIRE updated the fire hazard severity zone map for Laguna Hills, the first update since 2007. The city explains that new buildings in Very High zones need 100 feet of defensible space and ignition-resistant Chapter 7A construction, High zones need Chapter 7A construction, and both carry a natural hazard disclosure at sale. See how fire zones affect insurance.
• Property taxes: Read the current tax bill line by line for any special taxes or assessments, then estimate your own bill with our Orange County property tax guide and property tax calculator.

Buying in Laguna Hills

1. Get documents, dues and pending assessments from every association that applies, such as a tract HOA, Nellie Gail Ranch or AVCA.
2. Most homes date from the 1970s and 1980s, so inspect roofs, plumbing, electrical panels and windows, and expect lead-based paint disclosures on homes built before 1978.
3. In Nellie Gail Ranch, confirm what the lot allows for horses and how trail access works with the association before you plan around them.
4. Confirm the electric and water providers for the exact address, since both differ within the city.
5. Do not count on nightly rental income; the city bans short-term rentals, including in ADUs.

Selling in Laguna Hills

1. Gather city permits for additions, patio covers, solar or an ADU before you list.
2. Order HOA documents early, especially if the home belongs to more than one association.
3. Order the Natural Hazard Disclosure at listing; our seller disclosure guide explains the fire zone items.
4. Near the former mall, point buyers to the city's current Village at Laguna Hills page rather than older plans.

How Remark Homes can help

We help buyers compare associations, older-home inspection items and fire zone insurance before contingencies expire, and help sellers line up HOA documents, permits and disclosures early. See how we work with buyers and sellers, or contact us about a move in Laguna Hills.

Frequently asked questions

Is Laguna Hills in Orange County?

Yes. It is a city in south Orange County that incorporated on December 20, 1991.

What school district is Laguna Hills in?

Saddleback Valley Unified. Confirm a specific address with the district's School Locator.

Are short-term rentals allowed in Laguna Hills?

No. The city prohibits rentals of less than 30 consecutive days in all residential zones, including ADUs.

What is happening with the Laguna Hills Mall site?

The city approved the Village at Laguna Hills redevelopment in 2022, and the owner applied for major changes in 2025. The city's project page shows the current status.

Sources

• City of Laguna Hills: History of Laguna Hills
• City of Laguna Hills: 2021-2029 Housing Element
• City of Laguna Hills: General Plan Land Use Element
• City of Laguna Hills: Village at Laguna Hills Project Documents
• City of Laguna Hills: Short-Term Rentals
• City of Laguna Hills: Fire Hazard Severity Zone
• Saddleback Valley Unified School District: About SVUSD
• Nellie Gail Ranch Owners Association: Parks and Trails
• City of Laguna Hills: Pre-Approved Accessory Dwelling Unit (ADU) Plans