What Is Laguna Woods Village?
The largest gated, age-restricted active adult community on the West Coast — and one of the most extraordinary places to live in California.
Located in South Orange County — just 10 minutes from Laguna Beach — Laguna Woods Village sits on 2,095 rolling acres and is home to more than 18,600 residents across 12,736 individual homes (called manors). The community first opened its gates in 1964 and has grown into its own incorporated city, with more than 90% of the city's population living within the Village.
It holds the distinction of having the lowest crime rate of any city in Orange County — backed by 14 security gates and 24/7 guard patrol.
This is not a nursing home. It is not assisted living. Residents are golfers, artists, horseback riders, world travelers, and lifelong learners. Many still work. The average age of a new resident is 66. Retirement is not required — you just have to be 55.
Address: 24351 El Toro Road, Laguna Woods, CA 92637 | Phone: 949-597-4600
10 min to Laguna Beach • 45 min to LA • 255 sunny days/year • South Orange County
Age requirements: At least one occupant must be 55 or older. Co-occupants must be at least 45. Spouses and registered domestic partners may reside regardless of age. Everyone who wants to live here must receive prior Board of Directors approval.
Founded in 1977, the History Center preserves the full story of Laguna Woods — from its Leisure World origins in 1964 to today. Historical photos, oral histories, veteran stories, and archives are all here, right next to the Village Library.
Laguna Woods Village Market Report: September 2026
What actually happened inside the gates last month, in plain English.
If you live in the Village, or you're thinking about it, you hear a lot of opinions about "the market." Here are the facts from September, pulled straight from the MLS: every home that came up for sale, every one that went under contract, and every one that closed. No spin, no agent-speak.
September was a quieter month for new deals but a strong one for prices: fewer homes came on the market and fewer went under contract, yet the median sale price climbed to $487,500, its highest level since March, on the back of an unusually busy month at the top of Third Mutual.
September at a Glance
| September 2026 | August 2026 | Past 12 Months | |
|---|---|---|---|
| New listings | 59 | 75 | — |
| Homes that went under contract | 42* | 63 | — |
| Homes sold (closed) | 46 | 48† | 46 / month |
| Median sale price | $487,500 | $454,500† | $458,000 |
| Median price per sq ft | $448 | $410† | $429 |
| Median days on market | 32 | 20† | 28 |
| Sold at or above asking | 46% | 52% | — |
| All-cash sales | 85% | 87% | — |
United and Third Mutuals combined; the Towers (a separate, service-inclusive building) are excluded. * Some contracts written in late September are still being entered in the MLS, so this count may rise. † August figures updated to include sales that were reported to the MLS after last month's report.
Fewer New Listings, Slower Contracts
Fifty-nine homes came on the market in September, 35 in Third Mutual and 24 in United, down from 75 in August. On the other side of the ledger, 42 homes went under contract, 25 in United and 17 in Third, compared with 63 in August. Some end-of-summer cooling is typical, and buyers didn't disappear; they got pickier. Inventory is essentially flat: as of early October there were 182 homes for sale in the Village, about four months of supply at the current pace of sales. That's still the textbook definition of a balanced market. The tilt worth knowing about: 84 of those 182 homes, nearly half, have been on the market for more than 60 days.
Prices: Up, Thanks to a Big Month at the Top
The median sale price in September was $487,500, up from $454,500 in August and above the 12-month median of $458,000. Price per square foot rose too, to $448 from $410. Before anyone declares a boom, look at what sold. Third Mutual had a remarkable run of high-end sales: nine homes closed at $850,000 or more, including a detached home on Jardin at $1.55 million, a two-bedroom on Paseo del Lago West at $1.18 million, and three three-bedroom homes on San Amadeo, Via La Mesa and Via Buena Vista that each landed between $958,000 and $976,000. That pushed Third's overall median (detached homes included) to $668,000. United's median also improved, to $399,000 from $362,500, because fewer one-bedrooms and original-condition units sold this month. Prices for comparable homes are steady; the mix is what moved.
Speed: The First Week Still Decides It
The median home sold in 32 days, a bit slower than August. But the same pattern we've seen all year held perfectly. Eleven of September's 46 sales went under contract within their first week, and nine of those eleven closed at or above the asking price. Seven homes sold for more than their asking price, and two of them drew real competition: a detached home on Calle Azul listed at $719,900 sold for $870,000, and the Paseo del Lago West home listed at $1.05 million sold for $1.18 million. At the other end, 16 of the month's sales had been sitting for more than two months, and every one of them closed below its original list price, typically about 8% below. In all, 21 of 46 sellers (46%) cut their price at least once before finding a buyer.
What Sold, and for How Much
Cash was king again: 85% of September sales closed without a loan, including all but one of the 21 co-op sales. About four in ten sales (18 of 46) were trust or estate sales, which is normal for the Village and a big part of why there's always a supply of original-condition homes at the lower end of each range.
Buyers are paying up, but only for the right homes. September proved that a well-presented home priced to the market can still draw multiple offers, even in a balanced market. It also proved the opposite: every home that lingered past 60 days sold below its original price. With almost half the current inventory already past that mark, your listing will be compared against a lot of tired competition. Price it to the last three comparable sales, make it move-in ready if you can, and you'll likely be one of the homes that sells in the first week.
Fall is shaping up as a good season to shop. New listings slowed, but there are still about 180 homes to choose from, and nearly half have been sitting long enough that sellers are open to a conversation about price. The exception is the turnkey home in a popular floor plan; those are still going in days, sometimes over asking. If you see one you love in its first week, don't wait for the weekend.
And remember: United is cash-only in practice, so have your funds and your financial qualification paperwork ready before you fall in love with something.
Fine print: Figures are from the California Regional MLS for ZIP 92637, covering listings entered (by listing contract date), contracts written (by purchase contract date) and sales closed between September 1 and September 30, 2026, plus twelve months of closed-sale history for comparison, refreshed from the MLS on October 4, 2026. Because the history is refreshed each month, earlier months can differ slightly from previous reports as late-reported sales and corrections come in. "Village" figures combine United Laguna Woods Mutual and Third Laguna Hills Mutual and exclude the Towers. Inventory is as of October 4, 2026. Square footage is as reported by listing agents and not independently verified. Medians are used instead of averages because a few very high-priced homes would otherwise distort the picture. This is market information, not an appraisal of any specific home.
How the Community Is Organized
Laguna Woods is not one HOA. It is four separate nonprofit corporations — and understanding this is key to understanding everything else.
| Corporation | Type | Homes | What They Manage |
|---|---|---|---|
| United Laguna Woods Mutual | Stock Co-op | 6,323 | Housing, interior upkeep, carports, laundry, common grounds |
| Third Laguna Hills Mutual | Condominiums | 6,102 | Buildings, laundry, carports, grounds |
| Mutual No. Fifty | Condominiums | 311 | Two luxury high-rise towers (Gate 10) — dinner included in monthly fees |
| Golden Rain Foundation (GRF) | Master HOA | All | Golf, pools, clubhouses, buses, theater, security, equestrian, all shared amenities |
Your mutual = your neighborhood association (handles your specific buildings). The GRF = the city government (handles everything shared by all 18,600+ residents). You pay dues to both, every month, combined into one bill.
All four corporations are managed by Village Management Services, Inc. (VMS), which employs about 800 people (roughly 335 of them part-time, many of them Village residents). VMS covers everything from landscape and transportation to aquatics, security, recreation, and broadband.
Co-Op vs. Condo: The Most Important Distinction
The type of home you buy determines your financing options, property tax treatment, maintenance responsibilities, and purchase process.
United Mutual homes are co-ops — cash only, no mortgage financing available. Third Mutual and Mutual No. Fifty homes are condos — financing is available. Always know which type you're looking at before you make an offer.
This is the #1 most common misconception about United Mutual co-ops. Property taxes are impounded monthly and added ON TOP of your base HOA dues — you are not exempt from taxes.
Example: Buy at $400,000 → tax ~$367/month → total ~$1,263/month.
Buy at $250,000 → tax ~$229/month → total ~$1,125/month.
Both types pay the same GRF Trust Facilities Fee at purchase — effective January 1, 2026: $10,000 for units priced at $200,000 or higher, or $3,500 for units below $200,000. The fee can be paid in full at closing or spread over a 7-year installment plan. Both purchases require Board of Directors approval before closing.
Financial Qualification Requirements
Every buyer must be approved by the Board of Directors. Qualifying financially is step one — then the Board decides.
| Requirement | United (Co-op) | Third (Condo) |
|---|---|---|
| Net Worth (Assets) | Purchase price + $125,000 | Purchase price + $200,000 |
| Annual Income | $40,000 minimum/year | Mortgage payment + $60,000/year |
| Guarantor Net Worth | Purchase price + $250,000 | Purchase price + $340,000 |
| Guarantor Income | $90,000/year | Mortgage payment + $182,000/year |
| Age (to purchase) | 55 to be listed as owner | Anyone may own; 55+ to reside |
| Account Seasoning | 180-day minimum for bank accounts | Standard documentation |
Most buyers in the Village are retired and may not have traditional W-2 income. Both mutuals allow retirement accounts to count toward income using this formula:
What counts as an asset? Savings accounts (180+ days old), IRA/401k/Keogh, brokerage accounts, CDs, home equity, cash value life insurance, and government bonds. What doesn't count? Cars, RVs, boats, vacant land, artwork, jewelry, term life insurance, non-lump-sum annuities, anticipated inheritances, and funds held outside the U.S.
If you don't quite meet the requirements on your own, both mutuals offer a Guarantor program — a financially qualified person (often a family member) who co-signs the application. They must reside in California and may only guarantee one unit in the entire village. This is a real, commonly-used option — don't assume you don't qualify until you've explored it.
Most major banks (Chase, Wells Fargo, Bank of America, etc.) do not offer traditional mortgages for co-ops in Laguna Woods Village. Co-op shares are personal property — not real estate — so standard home loans don't apply.
Your options: All-cash purchase (most common), a specialty "portfolio lender" or "share loan" (typically 30%+ down, harder to find), or occasionally seller financing. Condos (Third Mutual) can be financed conventionally. This is one of the most important differences between buying a co-op vs. a condo in the Village — confirm your financing strategy before your offer is accepted.
Property Taxes
One of the most misunderstood aspects of the Village — and one of the most important to understand before writing an offer.
Co-op buyers (United): Property taxes are impounded monthly and added ON TOP of your base HOA dues — billed as one combined statement. There is no separate county tax bill, but you ARE still paying property tax every month.
2026 United Mutual monthly total: $826.78 base + $69.41 insurance + your impounded property tax (based on purchase price).
Condo buyers (Third / Mutual No. Fifty): You receive a SEPARATE property tax bill from the Orange County Tax Assessor, due in November and April. Your HOA dues do not include any tax component.
California's Proposition 13 is one of the most buyer-friendly tax laws in the country. When you purchase, your purchase price becomes your base assessed value — and the county can only raise it a maximum of 2% per year, no matter what the market does. The effective tax rate in Laguna Woods is approximately 1.1% of purchase price per year.
| Purchase Price | Annual Tax Est. | Monthly Est. | Co-op Total/Month (2026) | Condo: HOA + Tax |
|---|---|---|---|---|
| $264,000 | $2,904 | $242 | ~$1,138/mo | ~$1,097–$1,122 |
| $315,000 | $3,465 | $289 | ~$1,185/mo | ~$1,144–$1,169 |
| $390,000 | $4,290 | $358 | ~$1,254/mo | ~$1,213–$1,238 |
| $449,000 | $4,939 | $412 | ~$1,308/mo | ~$1,267–$1,292 |
| $515,000 | $5,665 | $472 | ~$1,368/mo | ~$1,327–$1,352 |
| $599,900 | $6,599 | $550 | ~$1,446/mo | ~$1,405–$1,430 |
| $818,000 | $8,998 | $750 | ~$1,646/mo | ~$1,605–$1,630 |
* Co-op total uses 2026 base of $826.78 + $69.41 insurance + estimated monthly tax. Condo total uses 2025 HOA of $855–$880/mo + estimated tax. All figures are estimates — verify current HOA and tax amounts before any offer.
Proposition 19 — Base Year Transfer: If you're 55+ and selling a long-held primary residence anywhere in California, you may transfer your existing lower Prop 13 assessed value to your new Laguna Woods home. This can save thousands per year in property taxes. Ask your agent or tax advisor whether you qualify.
Amenities & Lifestyle
This is what separates Laguna Woods from every other community you've looked at. Almost all of it is included in your monthly HOA.
When people ask whether the HOA is worth it, the answer is almost always yes — once they see what's included. Price out a private golf membership, gym, tennis club, pool, theater subscription, bus service, and landscaping separately and you're looking at far more than what you pay here every month.
Transportation: The GRF runs a free resident bus system, Easy Rider, with nine fixed routes: six neighborhood routes, two shopping routes and one wellness route to local medical offices. Every bus leaves from and returns to Clubhouse 1 every half hour, Monday through Friday from 9 a.m. to 5 p.m. (last run 4:30 p.m.). Evenings and weekends are covered by Boost, a Lyft partnership (promo code LWVBOOST), and residents who can't use the fixed routes can qualify for Journey, a seven-day shared-ride service. See the Living Here tab for details.
Now Installing — Ting 2-Gig Fiber Internet: Ting Internet is rolling out a community-wide fiber network, and broadband is already a line item in the monthly assessment. Each home gets two-gigabit internet, an Eero router and setup of two wireless devices, and the technician checks that your cable TV is working before leaving. Residents get notices about 60 and 30 days ahead, then reminders at 21, 3 and 1 day. Official messages come only from lagunawoodsvillage@ting.com or 714-263-1826. Heads-up: Village cable TV ends November 30, 2026, and TV moves to DIRECTV Stream. Set it up before then (DIRECTV: 866-258-8766).
HOA Assessment History (2014–2024)
Ten years of data so you can make an informed decision, not a guess.
| Year | United + GRF Total | Third + GRF Total |
|---|---|---|
| 2014 | $552.96 | $607.51 |
| 2016 | $557.17 | $620.42 |
| 2018 | $568.99 | $628.42 |
| 2020 | $601.98 | $652.22 |
| 2022 | $613.88 | $777.12 ⚠ |
| 2023 | $644.22 | $780.93 |
| 2024 | $663.98 | $815.82 |
United Mutual (co-op) 2026: $826.78 base dues + $69.41 community property insurance + impounded property tax based on your purchase price = total monthly bill.
Third Mutual (condo) 2026: Rate not yet publicly posted. Call VMS to confirm before any offer.
Phone: 949-597-4600 | Email: info@vmsinc.org
Where United's $826.78 Goes Every Month (2026)
The base assessment splits into $564.86 for United Mutual (your buildings and grounds) and $261.92 for the GRF (shared amenities and services). Property tax is billed on top.
| Category | United | GRF | Total |
|---|---|---|---|
| Reserves (future roofs, paving, plumbing) | $223.12 | $23.50 | $246.62 |
| Maintenance & Construction | $116.39 | $16.96 | $133.35 |
| Utilities | $86.01 | $23.39 | $109.40 |
| Landscaping | $76.09 | $8.70 | $84.79 |
| Security | $7.34 | $47.12 | $54.46 |
| Insurance | $20.52 | $28.21 | $48.73 |
| Recreation | — | $33.59 | $33.59 |
| IT | $10.92 | $17.92 | $28.84 |
| General Services | $7.69 | $19.22 | $26.91 |
| Administration | $11.63 | $12.95 | $24.58 |
| Broadband | — | $17.61 | $17.61 |
| Transportation | — | $10.68 | $10.68 |
| Legal | $2.15 | $1.57 | $3.72 |
| Contingency | $3.00 | $0.50 | $3.50 |
| Total | $564.86 | $261.92 | $826.78 |
Source: United Laguna Woods Mutual, 2026 Assessment Without Taxes (New Resident Orientation packet).
Almost 30% of every United payment goes into reserves, which is money set aside for big repairs so owners aren't hit with surprise special assessments. Your utilities, landscaping, security, buses, broadband and every amenity come out of the same check.
Third Mutual's HOA jumped nearly 20% in 2022 — a catch-up year after several years of flat fees during COVID. It has stabilized since. United Mutual has averaged less than 2% per year consistently, and the GRF — which covers all the amenities — raised fees only 1.9% over the entire 10-year period.
The Buying Process
This is not a standard real estate transaction. Expect 45–60 days from offer to close. Here's what happens at each stage.
Condo: Water heater under 10 years old, low-flow toilets required, all exterior alterations need permits.
📋 What You'll Need When You Go Into Escrow
Start gathering these before you write an offer — incomplete packages are returned, which stops the clock and delays your closing.
- Prior year federal tax return — complete copy
- All schedules: A, B, D, E (rental income, dividends, capital gains)
- W-2s and 1099s for each year
- If retired: SSA-1099, 1099-R, 1099-INT, 1099-DIV
- Bank statements — last 3–6 months (all pages)
- Investment / brokerage account statements
- IRA, 401(k), pension, retirement account statements
- Cash buyers: bank letter confirming funds for full purchase price
- Note: accounts must be 180+ days seasoned for co-op
- Government-issued photo ID (driver's license or passport)
- Credit report — all three bureaus, for each applicant
- Criminal background report — for each applicant
- If in a trust: attorney verification letter + trust documents
- If using a guarantor: all of the above for them too
- Completed membership application (from your mutual)
- Signed financial statement (LW-specific form)
- Signed occupancy agreement
- GRF Trust Facilities Fee form (with payment or installment election)
- Responsibility agreements as required by your mutual
⏱️ The Board Approval Clock — What You Need to Know
This is where most buyers get confused. The approval clock does NOT start when you make your offer — it starts the moment escrow submits your completed sales package to the mutual. Here's exactly how the review unfolds inside Laguna Woods:
The administrative office receives the sales package from escrow, date-stamps it, logs it into their database, and files it in chronological order of receipt.
A membership counselor processes packages in date-received order. They verify all requirements are met and submit to the manager. If anything is missing, processing stops.
The manager reviews the complete package and prepares it for board submittal via DocuSign. This is the last internal review before it reaches the Board.
The Board votes to approve or deny. If denied, escrow is notified verbally and the process stops. Some mutuals may also require an in-person interview.
The full process typically takes several weeks from escrow submission to board decision — this is why the overall purchase timeline is 45–60 days. Don't count on it being faster.
Most traditional lenders (Chase, Wells Fargo, etc.) do not finance co-ops in Laguna Woods. Co-op purchases are typically all-cash. Some specialty "portfolio lenders" offer share loans — usually requiring 30%+ down. Confirm your financing plan early.
Every time something is missing and the package is returned, you go back to the end of the queue when resubmitted. One complete, organized submission is far better than two rushed ones. Your agent should double-check every line item before escrow submits.
Laguna Woods Village resales require a mutual inspection. These are the most common issues that delay closing — knowing them in advance saves you time and stress.
Alteration work in progress or completed without final approval. Closing documents like city permits must be submitted to Manor Alterations.
An unresolved correction notice requires the issue to be fixed and compliance verified before escrow can close.
Unresolved damage or moisture intrusion events may require member action before the order can close.
Order your inspection early — as soon as you intend to list. This gives you time to resolve issues without escrow deadline pressure.
Confirm you are authorized to order the inspection — you must be the member, an authorized rep, or the member's trust/estate. Call Community Services at 949-268-2393.
Check the resident portal at portal.lagunawoodsvillage.com for any outstanding work orders or manor tickets.
Register undocumented alterations with your mutual. Electrical, plumbing, cutting into drywall all require permits. Call Manor Alterations at 949-597-4616.
Pre-inspection checklist: rodent-proof HVAC chases, paint patio/balcony covers, repair exterior water heater enclosures, fix loose carport condensation panels, clean oil stains in carport/garage.
Replace water heaters 10+ years old (Third Mutual only). Call Resident Services at 949-597-4600 or download the form at bit.ly/4ejEWPj.
🏦 The GRF Trust Facilities Fee — The Cost Most Buyers Don't See Coming
On top of your purchase price, every buyer in Laguna Woods Village — co-op or condo — pays a one-time GRF Trust Facilities Fee at close of escrow. So yes: if you buy a $500,000 home, you're effectively paying $510,000. This surprises many buyers who first hear about it deep into escrow. Know about it now.
Source: Resolution 90-26-44, adopted May 5, 2026 · Effective January 1, 2026
$10,000 — for homes selling at $200,000 or above
$3,500 — for homes selling below $200,000
Was $7,500 for many years. Increased to $10,000 effective January 1, 2026 (Resolution 90-26-44).
Option 1: Pay $10,000 in full at close of escrow.
Option 2: Installment plan over 7 years — $180.98/month for 84 months (total payout $15,202.32). Includes a $252 origination fee + 12% interest per annum. $10 late fee per missed payment. If you sell before the 7 years is up, the remaining balance is due in full before transfer.
Funds the GRF Trust — which maintains and improves all recreational amenities: golf courses, pools, clubhouses, the Village Auditorium, garden centers, equestrian center, and more. It's your buy-in to the Village's shared assets.
Higher facility fees fund the GRF Trust directly, which reduces pressure to raise monthly HOA dues for existing residents. The increase is a deliberate strategy — more revenue from new buyers, less burden on long-term owners.
If you already live in Laguna Woods and are selling your unit to buy another one inside the Village, you may qualify for a fee waiver — meaning you don't pay again. All of these must be true:
- You previously paid the GRF Trust Facilities Fee in full on your prior unit
- Your name(s) and vesting remain unchanged between old and new unit (except for death, divorce, or marriage)
- You owned the previous unit for a minimum of 2 years
- Your replacement purchase closes within 180 days of selling the prior unit
- You notify escrow of the prior sale before submitting the resale packet
Note: No waiver for investors buying a 2nd, 3rd, or 4th unit, or for flipping.
On a $400,000–$600,000 purchase, your total out-of-pocket at closing — purchase price + GRF fee + escrow fees + membership application fees + mutual-specific costs — can easily run $15,000–$20,000 above the purchase price. Ask your agent and escrow officer for a complete cost estimate before you're in contract.
📄 Inside Escrow: What You'll Sign, Fill Out & Receive
Once escrow opens on a Laguna Woods purchase, you'll handle significantly more paperwork than a typical real estate transaction. Here's what to expect — none of it should catch you by surprise.
These arrive in your opening package and go back signed:
- Escrow Instructions
- Wire Fraud Alert Form
- HOA Receipt
- Tax Disclosures
- Occupancy Agreement
Community-specific forms required by the mutual:
- Financial Statement (income & all assets)
- Membership Application
- Important Information for New Residents
- Trust Facility Fee form (+ payment or financing election)
- Responsibility for Non-Standard Landscaping
- Responsibility of Alterations Agreement
- Statement of Identity
Buyers must acknowledge receiving all of these:
- United Laguna Woods Mutual Bylaws
- Articles of Incorporation
- Asbestos Disclosure
- Traffic & Parking Rules
- Move-In Guide
- Laguna Woods Village Brochure
- Financial Guidelines & Operating Rules
- Litigation Disclosure
- Insurance Disclosure & Information
- GRF Budget & Reserves Plan
- Collection & Lien Enforcement Policy
- Board Meeting Minutes (12 months)
📌 Read the Operating Rules and Financial Guidelines carefully — they affect daily life as a resident.
In a standard real estate purchase, an owner's title insurance policy protects you against hidden liens or undisclosed claims on the property. In a Laguna Woods co-op purchase, no owner's title insurance policy is issued at close of escrow. Instead of receiving a grant deed, you receive a stock certificate (Membership Certificate) and an Occupancy Agreement — your "ownership" is a membership in the mutual corporation that owns the land and buildings. This is how all cooperatives work, and it's something buyers coming from traditional real estate find surprising. It's one more reason why Laguna Woods co-ops typically sell for less per square foot than comparable condos.
Fraudsters hack into email accounts, monitor transactions, and send fake wiring instructions right before closing. Buyers across the country have lost hundreds of thousands of dollars this way.
- Never wire funds based solely on emailed instructions — even if the email looks exactly like your escrow officer's.
- Always call your escrow officer at a number you independently verified to confirm wiring details before transferring any money.
- Don't call back on any number provided in a suspicious email — it may go directly to the fraudster.
- Legitimate wire instructions almost never change mid-transaction. Any last-minute email changing them is a red flag.
The "Important Information for New Residents" form you sign at escrow covers rules that shape everyday life in the Village. Key ones to understand before you buy:
Key Community Rules
Good to know before you commit — these are enforced and matter.
| Topic | Rule |
|---|---|
| Pets | Permitted. Maximum 3 pets, maximum 2 dogs. City of Laguna Woods Animal Control rules apply. |
| Guests | Permitted. Maximum 60 cumulative overnight days in any 12-month period. Guests may not use the unit in the resident's absence. |
| Parking | One assigned stall or garage per unit. Some Third Mutual units have 2-car garages. RV storage available at extra cost (waiting list possible). |
| Vehicle Decals | 1-bedroom: up to 2 decals. 2+ bedroom: up to 3 decals. Golf carts receive up to 2 additional decals. |
| Caregivers | Licensed and LW-approved caregivers permitted and may use amenities as guests. |
| Trusts | Properties may be purchased via trust with attorney verification letter. |
| Amenity Fees | Most amenities included in HOA. Golf course and equestrian center charge nominal user fees. Small fees for garden plots, RV storage, and special events. Garden plots rent for just $72/year and are open sunrise to sunset, 365 days a year — but spots are popular and subject to availability. Contact the Garden Center at 949-268-2387 to check current openings or get on the waitlist. |
| Dogs & Coyotes | Dogs must be leashed every time they're outside, on a leash of 6 feet or less (Laguna Woods Municipal Code 5.14.010). Off-leash play is allowed at the City's “A Place for Paws” dog park, 23190 Ridge Route Drive. Keep cats and pet bowls indoors and never feed wildlife (also a citable offense). Coyote hotline: 949-639-0501. |
| Patios & Common Areas | No indoor furniture outdoors, no vegetable gardens on patios or walkways, no wind chimes, and no food or water left out for wildlife. Use saucers under potted plants. Carports may hold shopping carts, brooms, bikes and emergency kits; everything else goes in your storage cabinet. Compliance Hotline: 949-268-2255. |
| Guest Passes & Parking | Register guests 24/7 with dwellingLIVE. Every vehicle parked overnight needs an Overnight Parking Pass, even guests with an annual pass (up to two weeks via dwellingLIVE; longer stays through Resident Services). Up to 5 annual guest passes per manor; replacements cost $15. Passholders can't clear other cars through the gate. |
| Speed Limits | 25 MPH on streets, 15 MPH in cul-de-sacs. No solicitation anywhere inside the gates. |
| Condo Rentals (post-5/1/25) | Condos purchased after May 1, 2025 may not be rented until the community-wide rental % drops below 25% — effectively eliminating the rental-investment play for new condo purchases. |
Living Here: Your First 30 Days and Beyond
You got the keys. Now what? Everything the official New Resident Orientation covers, boiled down to what you actually need.
✅ Your First 30 Days Checklist
📞 Who to Call (and When)
Resident Services (949-597-4600, residentservices@vmsinc.org) is open Monday–Friday, 8 a.m.–5 p.m., and handles maintenance and landscaping requests, trash and bulky items, broadband, vehicle registration, decals and passes. Tip: 9 a.m.–1 p.m. and Monday mornings are the busiest; try 1–4 p.m. midweek, or use the callback option.
| For This… | Call This Instead |
|---|---|
| After-hours leak or plumbing backup | Security Services, 24/7: 949-580-1400 (medical, fire or police: 911) |
| Assessment / HOA payments | 949-597-4221 |
| Compliance and violations | 949-268-2255 |
| Leasing and ID cards | 949-597-4323 |
| Alterations and remodeling | Manor Alterations, 949-597-4616 |
| Property taxes | 949-597-4208 |
| Recreation and classes | 949-597-4273 |
| RV lot space | 949-268-2284 |
| Social Services | 949-597-4267 |
| Transportation | 949-597-4659 |
🚌 Getting Around Without a Car
| Service | How It Works |
|---|---|
| Easy Rider (free bus) | Nine fixed routes (six neighborhood, two shopping, one wellness route to medical offices), all from Clubhouse 1 every half hour. Monday–Friday, 9 a.m.–5 p.m.; last run 4:30 p.m. |
| Boost (Lyft) | Covers economy rides when the buses aren't running: weekdays 7–9 a.m. and 5–10 p.m., Saturdays 7 a.m.–10 p.m., Sundays 7 a.m.–5 p.m. Call 949-597-4659 or use promo code LWVBOOST in the Lyft app. |
| Journey | Shared-ride paratransit for residents who can't use the fixed routes. Seven days a week, 8 a.m.–4 p.m. Book medical trips 7 days ahead, other trips 3 days ahead. |
| City Senior Mobility Program | Discounted California Yellow Cab rides for Laguna Woods residents 60+, including trips to John Wayne Airport and the VA in Long Beach. No enrollment fee, and up to two guests ride free. Enroll at City Hall, 24264 El Toro Road (949-639-0500). |
🗑️ Trash, Green Waste & Bulky Items
- Free garden waste pickup every Friday. Email or call Resident Services by noon Thursday, then put one pile by the curb Thursday evening.
- Bulky items go out by your trash enclosure or curb between 7 p.m. the night before and 8 a.m. on your building's collection day. No call needed. CR&R: 949-625-6735.
- Organics (food scraps, food-soiled paper, pet food) go in the green-lid carts, bagged in compostable or paper bags only. Break down all cardboard.
- Household hazardous waste, sharps and old medicine are picked up free at your door. Call WM Curbside at 800-449-7587.
🔧 Maintenance & Contractors
United Mutual maintains original fixtures and appliances. For alterations (anything you or a prior owner upgraded), the Mutual offers flat-rate chargeable services, for example:
| Service | Estimated Cost |
|---|---|
| Replace alteration ceiling fan (like for like) | $235 |
| Install grab bar or towel bar (drywall) | $40 |
| Replace alteration garbage disposal | $90 |
| Replace alteration water heater | $230 |
| Repair small drywall hole | $70 |
| Install plug-in dishwasher | $195 |
Estimates include labor; parts are usually supplied by the resident. A $10 service charge applies, and missing your appointment costs $50. Source: United Mutual Resolution 01-23-62.
Call Manor Alterations (949-597-4616) to find out whether your project needs a mutual consent, check the contractor's license at cslb.ca.gov, get at least three bids, insist on a paper contract, and don't waive your five-day right to cancel.
🏛️ Have a Say: Board Meetings
The GRF, United and Third boards meet on the first, second and third Tuesday of each month (respectively) at 9:30 a.m. in the Community Center board room. Watch live on Village Television (TV6) or Granicus, or join by Zoom using the link on the agenda. You can speak for three minutes during open forum or email comments to meeting@vmsinc.org with your name, unit number and the meeting in the subject line.
🔥 Be Emergency Ready
- Sign up for Everbridge and AlertOC (step 3 above).
- Pack a go-bag with three days of food, water, medications, a flashlight, batteries, pet food and copies of important documents.
- Keep an ABC fire extinguisher near the kitchen and remember PASS: Pull, Aim, Squeeze, Sweep.
- If you rely on powered medical equipment, ask Southern California Edison about its Medical Baseline program (sce.com). Outages: 800-611-1911.
Source: United Laguna Woods Mutual New Resident Orientation packet (2025–2026 edition). Schedules, fees and phone numbers change, so confirm with Resident Services at 949-597-4600.
Digital Tools & Resources
The Village runs like a small city — and has the digital infrastructure to match.
| Tool | What It Does | Where to Find It |
|---|---|---|
| Resident Portal | Submit service requests, manage payments, access account | portal.lagunawoodsvillage.com |
| dwellingLIVE | Manage gate access 24/7 — approve guests remotely via smartphone without calling the gate | App or browser |
| Guest Gate Clearance | Call-in clearance for visitors | 949-597-4301 |
| "What's Up in the Village" | Free weekly newsletter — news, events, schedules, alerts | lagunawoodsvillage.com/news/subscribe-to-news |
| Village TV (TV6) | Community TV with Board meetings, events, local content | Channel 6 on your TV |
| Board Meeting Videos | Watch all Board meetings live or on-demand | lagunawoodsvillage.granicus.com |
| Everbridge | The Village's own emergency alerts by text, email and phone (power outages, gate closures, wildfire, evacuations) | lagunawoodsvillage.com → “Sign up today” under the Everbridge icon, or the resident portal |
| AlertOC | Orange County's official emergency alerts from OCFA and other agencies. Sign up for both. | ocgov.com/about-county/emergency |
| Village Greens & 19 Restaurant | On-site restaurant with golf course views | Located on-site within the community |
| History Center | Documents the Village's 60+ year history | lagunawoodshistory.org |
| New Resident Orientation | Free orientation — meet board members, learn systems, activate ID cards | lagunawoodsvillage.com/new-resident-orientation |
Historical photos, oral histories, veteran stories, the 1978 Dream Sale Show archives, and a full community timeline — all preserved since 1977. A must-see for anyone curious about how this extraordinary community was built.
| Fire / Police / Medical | 911 |
| Sheriff Non-Emergency | 770-6011 |
| Care Ambulance | 877-972-0999 |
| Saddleback Hospital | 837-4500 |
| Animal Control | 497-0701 |
| Security (24/7) | 580-1400 |
| Gate Clearance | 597-4301 |
| Community Access / ID Cards | 597-4323 |
| Compliance Hotline (anon) | 268-CALL |
| Lost & Found | 597-4435 |
| General Information | 597-4600 |
| General Manager | 597-4265 |
| Resident Services | 597-4600 |
| Manor Alterations | 597-4616 |
| Property Taxes (United) | 597-4208 |
| Assessment Payments | 597-4221 |
| Social Services | 597-4267 |
| Recreation General Info | 597-4273 |
| Clubhouse Reservations | 597-4227 |
| Golf Course (27-hole) | 597-4336 |
| Golf Course (9-hole Par 3) | 597-4334 |
| Equestrian Center | 597-4275 |
| Garden Center | 268-2387 |
| Performing Arts Center | 597-4289 |
| Community Fitness Center | 268-2275 |
| Tennis Center | 268-2481 |
| Golf Course Conditions | 597-4373 |
| Resale Inspections | 597-4619 |
| Resale Membership Req. | 268-2011 |
| Lease Permits | 597-4323 |
| Damage Restoration | 597-4490 |
| Community Services | 268-2393 |
| SoCal Edison | 800-655-4555 |
| SoCal Gas | 877-238-0092 |
| Cable / Broadband | 837-2670 |
| Village Bus System | 597-4659 |
| CR&R (Trash & Bulky Items) | 625-6735 |
| El Toro Water District | 837-0660 |
| Village Library | 597-4274 |
| Restaurant & Lounge | 206-1525 |
| Print Shop | 597-4224 |
| Storage Inquiries | 268-2284 |
Source: Laguna Woods Village official directory · Updated October 2025 · For emergencies always call 911
Floor plans, governance documents, service requests, event calendars, Board meeting archives, news, sales information, and contact directories are all there — updated regularly.
→ www.lagunawoodsvillage.com | 949-597-4600 | info@vmsinc.orgFloor Plans — Over 90 to Choose From
From cozy 1-bedroom retreats to spacious 3-bedroom manors with garages — there is genuinely something for every lifestyle and budget.
lagunawoodsvillage.com/sales-information/floorplans
All floor plans are viewable and downloadable on the official website. Each plan shows the layout, square footage, bedroom/bathroom count, and parking type. Here's a sampling of what's available:
| Plan Name | Sq Ft | Beds | Baths | Parking |
|---|---|---|---|---|
| Villa Capri 1 | 935 | 1 | 1 | Carport |
| Villa Puerta 1 | 935 | 1 | 1 | Underground |
| Villa Nueva 4 | 878 | 1 | 1.5 | Carport |
| Villa Nova | 995 | 2 | 1.75 | Carport |
| Ventura | 989 | 2 | 1.75 | Carport |
| Villa Capri 2 | 1,195 | 2 | 1.75 | Carport |
| Villa Lugano 1 | 1,230 | 2 | 1.75 | Garage |
| Villa Fuente | 1,289 | 2 | 1.75 | Garage |
| Villa Francesca | 1,331 | 2 | 1.75 | Garage |
| Villa Nueva 1 | 1,380 | 3 | 1.75 | Carport |
| Villa Reposa | 1,480 | 2 | 1.75 | Garage |
| Villa Terraza | 1,640 | 2 | 1.75 | Garage |
| Villa Capri 3 | 1,660 | 3 | 1.75 | Carport |
| Villa Paraisa | 1,785 | 3 | 1.75 | Garage |
| Villa Serena | 1,800 | 3 | 1.75 | Garage |
* Partial listing only. Over 90 total floor plans exist. Visit the website for the full catalog with downloadable PDFs.
Is Laguna Woods Village Right for You?
The honest answer to the question everyone asks before they visit — and changes their mind about after they do.
Laguna Woods is for the person who has spent decades taking care of a house — and is ready to let someone else take care of it. It is for the person who wants to be surrounded by 18,600 people who are in the same chapter of life, who share your frame of reference, and who have 250+ clubs to prove it.
It is for the golfer who wants 36 holes in their backyard. The artist who wants 10 craft workshops. The horse lover who wants 39 stalls and 3.5 miles of trails. The theater lover who wants an 814-seat performing arts house down the street. The person who wants to stop worrying about the lawn, the roof, the cable bill, and the water bill — because someone else handles it.
It is not for the investor looking for a rental property. It is not for the person who needs a mortgage for a United Mutual home. It is not for someone who prefers urban density over gated community living.
For the right person, it is — by a wide margin — the best quality of life per dollar available in South Orange County.
Website: www.lagunawoodsvillage.com
Floor Plans: lagunawoodsvillage.com/sales-information/floorplans
Address: 24351 El Toro Road, Laguna Woods, CA 92637 | VMS Phone: 949-597-4600
United HOA 2026: $826.78 base + $69.41 insurance + impounded property tax
Third HOA 2025: ~$855–$880/month + property taxes billed separately (~1.1%/year)
GRF Facility Fee: $10,000 for homes ≥$200,000 ($3,500 for homes below $200,000) — per Resolution 90-26-44, effective Jan 1, 2026
Age requirement: 55+ primary occupant, 45+ co-occupants
Board approval required for all purchases — budget 45–60 days from offer to close
📅 Village Activities Calendar
See what's happening this week at Laguna Woods Village — fitness classes, club events, arts programs, golf tournaments, and more. The calendar below is live and updated directly by the Village.
What's Happening Now in the Village
Updated October 4, 2026 · View all news →36 holes across two championship courses — scrambles, tourneys, and leagues all week.
5 pools, pickleball, tennis, bocce, lawn bowling, aerobics, yoga, and more.
Ceramics, painting, jewelry, quilting, woodshop, photography studio, and glasswork.
Live concerts, theater productions, dance classes, and shows at the Village Auditorium.
Garden clubs, travel groups, card games, language classes, investment clubs, and dozens more.
The only full equestrian center in a 55+ community in the US — riding lessons and boarding.
Calendar provided by Laguna Woods Village. For questions call Recreation at 949-597-4273.
