Vista, CA—92083
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 $765,000, with a year-over-year change of -1.9%. This indicates that home prices in Vista, CA are decreasing. According to Zillow, the 1-year price projection is 0.5%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $765,000 | -2.0% |
| Single Family | $783,000 | -1.6% |
| Condos | $520,000 | -3.7% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $445,000 | -4.5% |
2 Bed | $573,000 | -2.1% |
3 Bed | $767,000 | -1.5% |
4 Bed | $902,000 | -1.2% |
| 5 Bed | $1,070,000 | -0.8% |
% of Housing Stock
Rental Trends — Vista, CA
As of July '25, Rentcast reports the average rent in Vista, CA is $2,810, with a year-over-year rent change of -5.1%. Per bedroom, the median rent as of July '25 in Vista, CA is studios: $1,950, 1-bedrooms: $2,460, 2-bedrooms: $2,850, 3-bedrooms: $3,880, 4-bedrooms: $4,370. The most common rental property sizes in Vista, CA are 2-bedroom and 1-bedroom, accounting for 49.7% and 22.9% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,650 | $2,810 |
| Studio Rent | $1,850 | $1,950 |
| 1 Bed Rent | $2,450 | $2,460 |
| 2 Bed Rent | $2,800 | $2,850 |
| 3 Bed Rent | $4,000 | $3,880 |
| 4 Bed Rent | $4,300 | $4,370 |
% 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 47. This is a increase of 20.0% 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 45.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $852,000 | -4.0% |
Listing Count | 49 | 16.0% |
| Listings as % of Homes | 0.3% | 16.0% |
Days on Market | 47 | 20.0% |
Demographics — Vista, CA
As of the latest ACS Survey released in 2023, Vista, CA has a population of 38,000, which has decreased by -2.8% over the past 5 years. Vista, CA is a moderately popular place for families, as children make up 24.3% of the population. The area has a poorly educated workforce, with 19.8% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 9.4% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 38,000 | -2.8% |
% Under 18 | 24.3% | -8.0% |
% Seniors | 11.3% | 46.8% |
% WFH | 9.4% | 154.1% |
% w/ College Degree | 19.8% | 22.2% |
As of the latest ACS Survey released in 2023, Vista, CA is a predominantly hispanic area, with 62.1% of the population identifying as hispanic. The hispanic population has grown by 3.2% in the last 5 years. The second most common race or ethnicity in Vista, CA is white, making up 26.9% of the population. Foreign-born residents account for 27.6% of the population in Vista, CA, and this percentage has decreased by 2.1% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 26.9% | -10.9% |
% Black | 2.4% | -41.5% |
% Hispanic | 62.1% | 3.2% |
% Asian | 4.0% | 2.6% |
% Foreign Born | 27.6% | -2.1% |
Mortgage and Risk — Vista, CA
According to HUD data as of 2023, there were 278 mortgage originations in Vista, CA, of which 78.0% of loans were conventional mortgages. The average loan-to-value was 55.0%, with 26.0% above 90% LTV (very high). This implies large mortgage risk in Vista, CA. Investor activity is low, as 4.0% of loans were by investors. 17.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 278 |
% Conventional Loans | 78.0% |
% Government Loans | 22.0% |
% Investor Loans | 4.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 17.0% |
Loan Activity
Rentals and Section 8 — Vista, CA
As of 2024, the percent of homes in Vista, CA under the Section 8 program is 2.5%. 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. 4-bedroom units appear to be good home sizes to consider for Section 8 housing in Vista, CA, because HUD payments exceed market rent, while 1-bedroom and 2-bedroom and 3-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 149 |
Total Units Section 8 | 147 |
% Rentals under Section 8 | 2.5% |
% Occupied Section 8 | 79.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$280 | $2,450 | $2,170 |
| 2 Bedroom | -$120 | $2,800 | $2,680 |
| 3 Bedroom | -$420 | $4,000 | $3,580 |
| 4 Bedroom | $60 | $4,300 | $4,360 |
Affordability — Vista, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 8.3 |
| Median Home Price | $765,000 |
| Median Household Income | $82,600 |