Vacaville is a substantial city of about 105,000 people in California, with a price point above the national middle.
| State | California |
|---|---|
| Population | 105,000 |
| Median home value | $430,000 |
| Active listings | 290 |
| Median across California communities we track | $680,000 |
The Vacaville housing market
At $430,000, the median home value runs roughly 37% below the median of the 108 communities we track in California, which is usually where the better value sits.
Roughly 290 active listings at last count, which gives buyers genuine room to compare and to negotiate on properties that have been sitting.
Search homes in Vacaville
Current listings for Vacaville are maintained on the following sites:
- Homes for sale in Vacaville — vacavillehomesforsale.com
- Luxury homes for sale in Vacaville — vacavilleluxuryhomes.com
These are external sites operated independently of 1PropertyHub. We do not control their listings, pricing, or availability, and we are not a party to any transaction arising from them.
Buying in Vacaville
Above the national middle, property tax and insurance become a larger share of the monthly payment than buyers expect. Model the full payment, not just principal and interest.
Before you make an offer, work out what the monthly payment actually looks like at this price level. Our mortgage calculator includes property tax, insurance, and mortgage insurance rather than just principal and interest, and the affordability calculator solves backwards from your income to a purchase price a lender would support. If you are weighing a purchase against continuing to rent, the rent vs buy calculator accounts for transaction costs on both ends.
Investing in Vacaville
For rental investors, the questions here are rent-to-price ratio, the property tax burden, insurance cost, and the depth of the tenant pool at this population size. Underwrite with honest vacancy, management, maintenance, and capital reserves rather than rent minus mortgage — see our cash flow calculator and the rental underwriting guide. Verify short-term rental rules with the municipality before assuming any STR strategy will be permitted.
Nearby communities in California
Frequently asked questions
What is the median home value in Vacaville, CA?
The median home value in Vacaville is approximately $430,000. At $430,000, the median home value runs roughly 37% below the median of the 108 communities we track in California, which is usually where the better value sits. Values move with the market and vary widely by neighborhood, condition, and lot — treat this as a starting point and verify against recent closed sales before pricing an offer.
How many homes are for sale in Vacaville?
There were roughly 290 active listings at last count. Roughly 290 active listings at last count, which gives buyers genuine room to compare and to negotiate on properties that have been sitting. For current inventory, see Homes for sale in Vacaville, Luxury homes for sale in Vacaville.
What should I know before buying in Vacaville?
Above the national middle, property tax and insurance become a larger share of the monthly payment than buyers expect. Model the full payment, not just principal and interest. Beyond the property itself, confirm the property tax rate and any exemptions with the county assessor, and get an insurance quote before you are under contract — both vary far more by location than buyers expect. Our California state guide covers closing practice and property law.