Vista, CA—92081
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Vista, CA
As of Oct '25, the median home price in Vista, CA is $903,000, with a year-over-year change of -1.8%. This indicates that home prices in Vista, CA are decreasing. According to Zillow, the 1-year price projection is 0.8%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $903,000 | -1.8% |
| Single Family | $934,000 | -1.7% |
| Condos | $625,000 | -1.9% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $432,000 | -5.1% |
2 Bed | $704,000 | -2.1% |
3 Bed | $882,000 | -1.9% |
4 Bed | $1,042,000 | -0.8% |
| 5 Bed | $1,279,000 | -1.2% |
% of Housing Stock
Rental Trends — Vista, CA
As of July '25, Rentcast reports the average rent in Vista, CA is $3,090, with a year-over-year rent change of 4.0%. Per bedroom, the median rent as of July '25 in Vista, CA is studios: $2,330, 1-bedrooms: $2,380, 2-bedrooms: $2,770, 3-bedrooms: $3,850, 4-bedrooms: $4,950. The most common rental property sizes in Vista, CA are 2-bedroom and 3-bedroom, accounting for 45.3% and 25.2% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,570 | $3,090 |
| Studio Rent | $2,390 | $2,330 |
| 1 Bed Rent | $2,360 | $2,380 |
| 2 Bed Rent | $2,580 | $2,770 |
| 3 Bed Rent | $3,900 | $3,850 |
| 4 Bed Rent | $4,700 | $4,950 |
% of Rental Stock
Property Listings — Vista, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Vista, CA is 44. This is a increase of 25.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 15.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $937,000 | 4.0% |
Listing Count | 52 | -18.0% |
| Listings as % of Homes | 0.3% | -18.0% |
Days on Market | 44 | 25.0% |
Demographics — Vista, CA
As of the latest ACS Survey released in 2023, Vista, CA has a population of 29,600, which has remained stable by 0.6% over the past 5 years. Vista, CA is a moderately popular place for families, as children make up 23.5% of the population. The area has a moderately educated workforce, with 38.6% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 19.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 29,600 | 0.6% |
% Under 18 | 23.5% | 16.9% |
% Seniors | 15.2% | 19.7% |
% WFH | 19.9% | 148.8% |
% w/ College Degree | 38.6% | 17.3% |
As of the latest ACS Survey released in 2023, Vista, CA is a predominantly white area, with 53.0% of the population identifying as white. The white population has shrunk by 11.7% in the last 5 years. The second most common race or ethnicity in Vista, CA is hispanic, making up 30.2% of the population. Foreign-born residents account for 16.0% of the population in Vista, CA, and this percentage has increased by 3.2% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 53.0% | -11.7% |
% Black | 4.2% | 121.1% |
% Hispanic | 30.2% | 12.3% |
% Asian | 7.7% | -6.1% |
% Foreign Born | 16.0% | 3.2% |
Mortgage and Risk — Vista, CA
According to HUD data as of 2023, there were 428 mortgage originations in Vista, CA, of which 87.0% of loans were conventional mortgages. The average loan-to-value was 51.0%, with 13.0% above 90% LTV (elevated). This implies medium mortgage risk in Vista, CA. Investor activity is low, as 2.0% of loans were by investors. 11.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 428 |
% Conventional Loans | 87.0% |
% Government Loans | 13.0% |
% Investor Loans | 2.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 11.0% |
Loan Activity
Rentals and Section 8 — Vista, CA
As of 2024, the percent of homes in Vista, CA under the Section 8 program is 4.8%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Vista, CA, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 276 |
Total Units Section 8 | 265 |
% Rentals under Section 8 | 4.8% |
% Occupied Section 8 | 79.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $110 | $2,360 | $2,470 |
| 2 Bedroom | $470 | $2,580 | $3,050 |
| 3 Bedroom | $180 | $3,900 | $4,080 |
| 4 Bedroom | $270 | $4,700 | $4,970 |
Affordability — Vista, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 8 |
| Median Home Price | $903,000 |
| Median Household Income | $103,000 |