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City · 31,969 residents · San Diego County, California

Spring Valley , California

In Spring Valley, a typical home is worth $714,700 and typical rent is $2,166 a month. Compared with all of San Diego County, the typical home value is 16% lower and the share of households that own their home is 10 points higher.

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  • Typical home value

    $714,700

    16% below the county

    3% below California

    • Spring Valley
    • San Diego
    • California

  • Typical rent

    $2,166a month

    4% below the county

    6% above California

    • Spring Valley
    • San Diego
    • California

  • Typical household income

    $109,110a year

    3% above the county

    10% above California

    • Spring Valley
    • San Diego
    • California

  • Households that own their home

    64%

    10 points above the county

    8 points above California

    • Spring Valley
    • San Diego
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$770,620
1% more than 12 months ago
Typical rent
$2,454 a month
2.7% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Spring Valley is in San Diego County. The FHA loan limit ($1,104,000 for a one-unit home), the fair market rents and the help on this page are those of all of San Diego County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Spring Valley apart

What this place has that others do not, from public data, most unusual first.

  1. The typical home in Spring Valley is worth $714,700, 16% less than in San Diego County as a whole ($854,700).

  2. 64% of households in Spring Valley own their home, against 55% in San Diego County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Spring Valley

What homes there are in Spring Valley, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 59% of homes here, against 50% in San Diego County.

Mobile homes are 10% of homes in Spring Valley, more than in San Diego County (3%).

Year built

By age, homes in Spring Valley look like those in San Diego County: the typical year built is 1977.

Homes in Spring Valley are bigger: 68% have 3 bedrooms or more; in San Diego County, 52%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,974 a month

San Diego County: $3,184 a month

Without a mortgage

$863 a month

San Diego County: $871 a month

Owners with a mortgage

72%

San Diego County: 70%

Owning costs less in Spring Valley: with a mortgage, the typical cost is $2,974 a month; in San Diego County, $3,184. Without one, $863.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Spring Valley gained value faster than in San Diego County: 59% against 52%.

The typical rent in Spring Valley rose 29% over the same time; in San Diego County, it rose 36%.

To compare: typical income in Spring Valley rose 51%; the home, +59%; the rent, +29%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSpring ValleySan Diego CountyCaliforniaUnited States
Rental vacancy Unreliable estimate3.9%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 8.2%6.5%8.2%3.4%
People per household 3.222.722.842.53
Drive alone 77%66%66%69%
Carpool 9%8%10%9%
Public transit Unreliable estimate2%3%3%
Walk or bike Unreliable estimate4%3%3%
Work from home 11%19%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More households are short on space in Spring Valley: 8.2% have more than one person per room; in San Diego County, 6.5%.

Households in Spring Valley are bigger: 3.22 people on average; in San Diego County, 2.72.

In Spring Valley, 77% of workers drive alone to work; in San Diego County, 66%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Spring Valley?

A typical home costs more than the typical income allows

We start with a typical home in Spring Valley, worth $714,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 64% of the typical household income in Spring Valley, which is $109,110 a year. For that payment to be 28% of income, a household would need to earn about $248,683 a year.

The calculator's FHA and conventional loan limits are those of all of San Diego County.

Your numbers

Local data
$

Starts at the typical home value in Spring Valley. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $25,015 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$5,803

at 7.18% · 30 years

Loan amount
$701,754
Total interest
$1,009,660
Paid off in
November 2056

Includes $12,069 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,546 a month

  • Tight

    $2,546 to $3,273 a month

  • Hard

    more than $3,273 a month

    Your payment · 64%

Compared with the typical household income in Spring Valley ($109,110 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,803
Principal & interest$4,754
Property tax$435
Home insurance$298
FHA mortgage insurance (MIP)$316

You need at least $25,015 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Spring Valley and San Diego County

Spring Valley is in San Diego County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Spring Valley's own numbers

Typical home value
$714,700
Typical monthly rent
$2,166
Typical yearly household income
$109,110
Households that own their home
64%
Effective property tax rate
0.73%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of San Diego County

FHA limit, one-unit home
$1,104,000
Conventional limit, one unit
$1,104,000
HUD fair market rent, 2 bedrooms
$2,823
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of San Diego County.

Everything about San Diego County

Buying

Buying a home in Spring Valley

A typical home in Spring Valley is worth $714,700: 16% below the county and 3% below California. With the typical household income in Spring Valley ($109,110 a year), a typical home costs 6.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Spring Valley 6.6 years
  • San Diego 8.0 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in San Diego County

According to FHFA’s house price index, home prices in San Diego County rose 99% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of San Diego County.

Period County California U.S.
Last year (2025) +0.7% +0.8% +2.9%
5 years (2020–2025) +54% +40% +47%
10 years (2015–2025) +99% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Spring Valley next to San Diego County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Spring Valley $714,700
  • San Diego $854,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Spring Valley $2,166
  • San Diego $2,246
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Spring Valley $109,110
  • San Diego $106,268
  • California $99,122
  • United States $80,734
See the full table
Spring Valley next to San Diego County and California
Measure Spring Valley San Diego County California U.S.
Typical home value $714,700 $854,700 $734,700 $332,700
Typical monthly rent $2,166 $2,246 $2,036 $1,413
Typical yearly household income $109,110 $106,268 $99,122 $80,734
Households that own their home 64% 55% 56% 65%
Typical yearly property tax $5,207 $5,774 $5,124 $3,119
Effective property tax rate 0.73% 0.68% 0.7% 0.94%
Renters with high rent for their income 59% 58% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below San Diego County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Spring Valley

For a typical $714,700 home in Spring Valley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Spring Valley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,803a month

    Least cash to close
    Down payment
    $25,015
    Cash to close
    $46,456
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $316

  • Conventional, 5% down $5,672a month

    Down payment
    $35,735
    Cash to close
    $57,176
    Rate
    7.18%
    Mortgage insurance
    PMI · $339

  • Conventional, 20% down, no PMI $4,606a month

    Down payment
    $142,940
    Cash to close
    $164,381
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,267a month

    Down payment
    $107,205
    Cash to close
    $128,646
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Spring Valley and for San Diego County.

Property tax

Effective rate in Spring Valley

0.73%of the home’s value each year

$5,207 a year for the typical owner in Spring Valley.

  • Spring Valley 0.73%
  • San Diego 0.68%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in San Diego County

FEMA does not publish these numbers by city: they are for all of San Diego County.

Homes in the high-risk zone
1.5%
12,953
Of those, with NFIP insurance
24%
County California U.S.
Homes in the high-risk zone 1.5% 2.8% 3.5%
Of those, with NFIP insurance 24% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Spring Valley

Typical rent in Spring Valley is $2,166 a month: 4% below the county. In Spring Valley, 59% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of San Diego County, by unit size. To pay the 2-bedroom one ($2,823 a month) without spending more than 30% of your income, you would need to earn $54.29 an hour working full time.

HUD fair market rent for all of San Diego County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,192 $42.15 $87,680
1 bedroom $2,335 $44.90 $93,400
2 bedrooms $2,823 $54.29 $112,920
3 bedrooms $3,743 $71.98 $149,720
4 bedrooms $4,526 $87.04 $181,040

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Spring Valley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Spring Valley has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,420 in 91977 to $2,940 in 91978.

1 of the 2 is above the fair market rent for San Diego County ($2,823).

  • 91977 $2,420$3,210
  • 91978 $2,940$3,900

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Spring Valley when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Spring Valley

HUD lists 5 buildings with rents for lower incomes in Spring Valley. These are the largest.

  • Spring Villa Apts 8768 Jamacha Rd, Spring Valley 91977 136 homes, 135 low-income · 1 bd: 24 · 2 bd: 112 · In service since 2007 · For families
  • San Martin de Porres Apts 9119 Jamacha Rd, Spring Valley 91977 116 homes, 115 low-income · 2 bd: 56 · 3 bd: 40 · 4 bd: 20 · In service since 2000 · For families
  • Peppertree Senior Apartments 8956 Harness St, Spring Valley 91977 104 homes, 103 low-income · 1 bd: 88 · 2 bd: 16 · In service since 2014 · For older adults
  • Spring Valley Apts 8885 Orville St, Spring Valley 91977 60 homes, 58 low-income · Studio: 16 · 1 bd: 29 · 2 bd: 15 · In service since 2002
  • Jamacha Glen Apts 8890 Jamacha Rd, Spring Valley 91977 52 homes, 43 low-income · 2 bd: 14 · 3 bd: 30 · In service since 2000 · For families

See all 365 buildings in San Diego County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Spring Valley

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 4 HUD-approved agencies with an office in San Diego County; 4 say they serve in Spanish.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Spring Valley

No down payment, repair or rent-help program on our list is for Spring Valley or San Diego County. The ones below are statewide in California: they work in Spring Valley the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Spring Valley

The HUD-approved agencies closest to the center of Spring Valley, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Urban League of San Diego County

    4305 University Ave Ste 360, San Diego · 7 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 5 more
    (619) 266-6237

  • Credit.org - National City

    2140 Hoover Ave, National City · 9 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (800) 431-8157

  • Money Management International - San Diego

    3111 Camino Del Rio N Ste 400, San Diego · 9 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 3 more
    (866) 232-9080

Every agency in San Diego County All counseling agencies in California

Help in Spanish near Spring Valley

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Spring Valley

HUD’s record names them for Spring Valley or San Diego County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of San Diego Public housing and Section 8 vouchers (858) 694-4801

5 other authorities have an office in San Diego County: see the list Source: HUD

Cities

Other cities in San Diego County

These cities are also in San Diego County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about San Diego County Housing in California
See 21 more cities in San Diego County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Spring Valley, with the typical home value.

Neighboring counties

If San Diego County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Spring Valley.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Spring Valley

Short answers with the numbers for Spring Valley and all of San Diego County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Spring Valley?

The typical home value in Spring Valley is $714,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Diego County it is $854,700.

How much does it cost to rent in Spring Valley?

Typical rent in Spring Valley is $2,166 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Diego County is $2,823.

What is the FHA loan limit in Spring Valley?

Spring Valley uses the FHA limit for all of San Diego County (2026): $1,104,000 for a one-unit home and $2,123,100 for a four-unit home.

How much property tax do owners pay in Spring Valley?

The typical homeowner in Spring Valley pays $5,207 a year, according to the U.S. Census Bureau. That is 0.73% of the home’s value; in San Diego County, the rate is 0.68%.

Where can I find free help to buy or rent in Spring Valley?

There are 4 HUD-approved counseling agencies with an office in San Diego County. 4 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).