Area Median Income Explained
Affordable apartments in Mission Viejo 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.
Impact in 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, has 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, and the City is appealing the project’s affordable housing requirements. If approved, it would be among Mission Viejo’s largest redevelopment projects in recent years and could prove as contentious as the 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.
