Mission Viejo Affordable Housing: What is AMI?
Affordable apartments are reserved for households that earn below certain income limits, which are based on Area Median Income (AMI).
AMI for Orange County is calculated annually by the U.S. Department of Housing and Urban Development (HUD). For 2026, the Orange County AMI is about $104,200 for a one-person household, $119,100 for a two-person household, and $138,600 for a four-person household.
Most affordable housing programs use a percentage of AMI to determine eligibility, commonly 30% (extremely low income), 50% (very low income), and 80% (low income). Each development sets its own requirements depending on funding and housing rules.
When a project opens or a waiting list becomes available, property managers publish the income range required to qualify. Some units are restricted to households earning up to 50% of AMI, while others allow up to 80%.
For example, a single renter earning around $50,000 per year would likely qualify for a 50% AMI-restricted unit.
What Does this Mean for Mission Viejo?
In Mission Viejo, that framework is now central to several major proposals.
Vista Del Lago Project
In February, the City’s Planning and Transportation Commission approved redevelopment of a portion of the Vista Del Lago apartment complex at 21622 Marguerite Pkwy.
The controversial project includes demolition of 68 existing apartments and construction of a new six-story building with 53 income-restricted apartments.
Proponents of the proposal cite the need for more local affordable housing, and opponents raise concerns about traffic, parking, safety, aesthetics and neighborhood quality of life.
Site 3 Development
In April, the Mission Viejo City Council unanimously approved an agreement with Trumark Homes to explore development of Site 3, a 22.8-acre vacant property near the Mission Viejo Animal Services Center off Center Drive.
The site is zoned for about 215 homes, with at least 20% required to be affordable housing. Trumark, which has completed major projects in Rancho Mission Viejo and Irvine, will spend the next 120 days conducting environmental studies and preparing a conceptual plan.
Any final development agreement must return to the council for approval.
413-Unit Redevelopment on Marguerite
More recently, the Horowitz Group, a Newport Beach-based real estate investment firm, proposed demolishing the existing Burlington store and the long-vacant former Coco’s restaurant on Marguerite Parkway to make way for a 413-unit apartment complex.
The developer’s plans are under review, while the City is appealing the project’s affordable housing requirements. If approved, the project would be among Mission Viejo’s largest redevelopment projects in recent years.
It could also prove as contentious as the proposed Vista Del Lago apartment redevelopment.
With these projects on the table—and more likely to come—Mission Viejo can expect to become more affordable for qualifying families in the years ahead.
Frequently Asked Questions
What is Area Median Income (AMI)?
Area Median Income is a measure used by HUD to determine household income levels and eligibility for many affordable housing programs.
What is the AMI for Orange County in 2026?
For 2026, the Orange County AMI figures cited in this article are approximately $104,200 for one person, $119,100 for two people and $138,600 for four people.
What percentage of AMI qualifies for affordable housing?
Many affordable housing programs use income limits based on 30%, 50% or 80% of AMI, although requirements vary by property and program.
Who qualifies for affordable housing in Mission Viejo?
Eligibility depends on the specific development and program. Property managers typically publish income limits and other requirements when units or waiting lists become available.
