Valley Center, CA—92082
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Valley Center, CA
As of Oct '25, the median home price in Valley Center, CA is $906,000, with a year-over-year change of -1.7%. This indicates that home prices in Valley Center, 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 | $906,000 | -1.7% |
| Single Family | $907,000 | -1.9% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $511,000 | -3.0% |
2 Bed | $695,000 | -1.4% |
3 Bed | $858,000 | -1.6% |
4 Bed | $1,027,000 | -1.2% |
| 5 Bed | $1,225,000 | -2.5% |
% of Housing Stock
Rental Trends — Valley Center, CA
As of July '25, Rentcast reports the average rent in Valley Center, CA is $4,200, with a year-over-year rent change of 11.1%. Per bedroom, the median rent as of July '25 in Valley Center, CA is 1-bedrooms: $2,500, 3-bedrooms: $3,630, 4-bedrooms: $4,950. The most common rental property sizes in Valley Center, CA are 2-bedroom and 3-bedroom, accounting for 46.5% and 22.2% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $4,200 | $4,200 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $2,500 | $2,500 |
| 2 Bed Rent | N/A | N/A |
| 3 Bed Rent | $3,600 | $3,630 |
| 4 Bed Rent | $4,500 | $4,950 |
% of Rental Stock
Property Listings — Valley Center, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Valley Center, CA is 71. This is a increase of 13.0% 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 25.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $1,040,000 | -5.0% |
Listing Count | 89 | 5.0% |
| Listings as % of Homes | 1.0% | 5.0% |
Days on Market | 71 | 13.0% |
Demographics — Valley Center, CA
As of the latest ACS Survey released in 2023, Valley Center, CA has a population of 20,600, which has increased by 14.0% over the past 5 years. Valley Center, CA is a moderately popular place for families, as children make up 24.0% of the population. The area has a moderately educated workforce, with 31.5% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 15.7% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 20,600 | 14.0% |
% Under 18 | 24.0% | 13.2% |
% Seniors | 20.6% | 16.4% |
% WFH | 15.7% | 55.4% |
% w/ College Degree | 31.5% | 7.9% |
As of the latest ACS Survey released in 2023, Valley Center, CA is a predominantly white area, with 49.0% of the population identifying as white. The white population has shrunk by 25.4% in the last 5 years. The second most common race or ethnicity in Valley Center, CA is hispanic, making up 38.3% of the population. Foreign-born residents account for 16.5% of the population in Valley Center, CA, and this percentage has increased by 29.9% 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 | 49.0% | -25.4% |
% Black | 1.9% | 280.0% |
% Hispanic | 38.3% | 67.2% |
% Asian | 2.9% | -17.1% |
% Foreign Born | 16.5% | 29.9% |
Mortgage and Risk — Valley Center, CA
According to HUD data as of 2023, there were 323 mortgage originations in Valley Center, CA, of which 76.0% of loans were conventional mortgages. The average loan-to-value was 88.0%, with 24.0% above 90% LTV (very high). This implies large mortgage risk in Valley Center, CA. Investor activity is low, as 1.0% of loans were by investors. 15.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 323 |
% Conventional Loans | 76.0% |
% Government Loans | 24.0% |
% Investor Loans | 1.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 15.0% |
Loan Activity
Rentals and Section 8 — Valley Center, CA
Valley Center, CA lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | 6 |
Total Units Section 8 | 6 |
% Rentals under Section 8 | 0.6% |
% Occupied Section 8 | N/A |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$750 | $2,500 | $1,750 |
| 2 Bedroom | N/A | N/A | $2,170 |
| 3 Bedroom | -$700 | $3,600 | $2,900 |
| 4 Bedroom | -$970 | $4,500 | $3,530 |
Affordability — Valley Center, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 7.1 |
| Median Home Price | $906,000 |
| Median Household Income | $119,000 |