City · 99,114 residents · San Diego County, California
Vista, California
In Vista, a typical home is worth $762,400 and typical rent is $2,249 a month. Compared with all of San Diego County, the typical home value is 11% lower and typical household income is 11% lower.
Typical home value from Zillow, September 2021 to September 2026: from $691,233 to $869,576.
Typical rent
$2,726a month
▲ 1% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $2,250 to $2,726.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Vista 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
What homes there are in Vista, 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 houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Vista
San Diego County
California
United States
Kind of home: Vista and its comparisons
Measure
Vista
San Diego County
California
United States
Detached house
50%
50%
57%
61%
Attached house
8%
10%
7%
6%
Building of 2 to 4
5%
7%
8%
8%
Apartments (5 or more)
31%
30%
24%
19%
Mobile home
6%
3%
4%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
As in San Diego County, most homes in Vista are detached houses (50%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Vista
San Diego County
California
United States
Year built: Vista and its comparisons
Measure
Vista
San Diego County
California
United States
Before 1960
10%
17%
27%
26%
1960–1979
27%
33%
29%
24%
1980–1999
48%
30%
25%
25%
2000–2009
7%
12%
11%
14%
2010 or later
8%
8%
8%
11%
Here half of the homes date from 1985 or later; in San Diego County, from 1980 or later.
By size, homes in Vista look like those in San Diego County: 51% have 3 bedrooms or more.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitCould be either side
Under $100K5%
$100K–$200K3%
$200K–$300K3%
$300K–$500K11%
$500K–$750K27%
$750K–$1M36%
$1M or more16%
FHA limit: $1,104,000
Value of owner-occupied homes: Vista and its comparisons
Measure
Vista
Under $100K
5%
$100K–$200K
3%
$200K–$300K
3%
$300K–$500K
11%
$500K–$750K
27%
$750K–$1M
36%
$1M or more
16%
The FHA limit for San Diego County is high ($1,104,000): at least 84% of owner-occupied homes in Vista are worth less than $1,000,000.
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$9993%
$1,000–$1,4999%
$1,500–$1,99922%
$2,000–$2,49931%
$2,500–$2,99919%
$3,000 or more15%
Monthly rent with utilities: Vista and its comparisons
Measure
Vista
Under $500
Unreliable estimate
$500–$999
3%
$1,000–$1,499
9%
$1,500–$1,999
22%
$2,000–$2,499
31%
$2,500–$2,999
19%
$3,000 or more
15%
With a mortgage
$2,865 a month
San Diego County: $3,184 a month
Without a mortgage
$803 a month
San Diego County: $871 a month
Owners with a mortgage
72%
San Diego County: 70%
In Vista, 72% of owners have a mortgage, and their typical cost is $2,865 a month, against $3,184 in San Diego County. Without one it drops to $803.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Vista+59%
San Diego County+52%
California+46%
United States+53%
Typical rent
Vista+35%
San Diego County+36%
California+36%
United States+33%
Typical household income
Vista+32%
San Diego County+35%
California+32%
United States+29%
Change since 2015–2019: Vista and its comparisons
Measure
Vista
San Diego County
California
United States
Typical home value
+59%
+52%
+46%
+53%
Typical rent
+35%
+36%
+36%
+33%
Typical household income
+32%
+35%
+32%
+29%
Since 2015–2019, homes in Vista gained value faster than in San Diego County: 59% against 52%.
The typical rent in Vista rose 35% since 2015–2019, about the same as in San Diego County (36%).
Here income did not keep up with housing: it rose 32%, while home values changed +59% and rent +35%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Vista and its comparisons
Measure
Vista
San Diego County
California
United States
Rental vacancy
3.2%
3.9%
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
0.7%
0.8%
0.9%
More than one person per room
12.3%
6.5%
8.2%
3.4%
People per household
2.99
2.72
2.84
2.53
Drive alone
72%
66%
66%
69%
Carpool
8%
8%
10%
9%
Public transit
1%
2%
3%
3%
Walk or bike
1%
4%
3%
3%
Work from home
16%
19%
17%
15%
Other means
2%
2%
2%
2%
Typical commute
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
Open rentals in Vista look like those in San Diego County: the rental vacancy rate is 3.2%.
More than one person per room: that is how 12.3% of households in Vista live, more than in San Diego County (6.5%).
On average, a household in Vista has 2.99 people, more than in San Diego County (2.72).
To get to work, 72% of workers in Vista drive alone; in San Diego County, 66%.
Do the math
What would you pay each month for a home in Vista?
A typical home costs more than the typical income allows
We start with a typical home in Vista, worth $762,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 78% of the typical household income in Vista, which is $94,975 a year. For that payment to be 28% of income, a household would need to earn about $263,102 a year.
The calculator's FHA and conventional loan limits are those of all of San Diego County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Vista. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $26,684 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$6,139
at 7.18% · 30 years
Loan amount
$748,591
Total interest
$1,077,047
Paid off in
November 2056
Includes $12,875 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,216 a month
Tight
$2,216 to $2,849 a month
Hard
more than $2,849 a month
Your payment · 78%
Compared with the typical household income in Vista ($94,975 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$5,071
Property tax
$413
Home insurance
$318
FHA mortgage insurance (MIP)
$337
You need at least $26,684 for the down payment, plus closing costs.
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.
Total monthly payment $6,139; principal and interest $5,071.
The city and its county
Vista and San Diego County
Vista 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).
Vista
Map of San Diego County, California, with Vista marked. Around it, the neighboring counties.
Vista
San Diego County
Other cities with a page
Vista's own numbers
Typical home value
$762,400
Typical monthly rent
$2,249
Typical yearly household income
$94,975
Households that own their home
52%
Effective property tax rate
0.65%
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.
A typical home in Vista is worth $762,400: 11% below the county and 4% above California. With the typical household income in Vista ($94,975 a year), a typical home costs 8.0 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.
Vista8.0 years
San Diego8.0 years
California7.4 years
United States4.1 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.
Yearly change in FHFA’s price index in San Diego County, 2016 to 2025
2016: +7.4% +7.4% 2016
2017: +7.1% +7.1% 2017
2018: +6.0% +6.0% 2018
2019: +2.9% +2.9% 2019
2020: +3.4% +3.4% 2020
2021: +13.8% +13.8% 2021
2022: +18.2% +18.2% 2022
2023: +5.7% +5.7% 2023
2024: +7.3% +7.3% 2024
2025: +0.7% +0.7% 2025
Change in FHFA’s price index in San Diego County, California and the United States
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
Vista 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
Vista$762,400
San Diego$854,700
California$734,700
United States$332,700
Typical monthly rent
Vista$2,249
San Diego$2,246
California$2,036
United States$1,413
Typical yearly household income
Vista$94,975
San Diego$106,268
California$99,122
United States$80,734
See the full table
Vista next to San Diego County and California
Measure
Vista
San Diego County
California
U.S.
Typical home value
$762,400 ▼11% below the county
$854,700
$734,700
$332,700
Typical monthly rent
$2,249
$2,246
$2,036
$1,413
Typical yearly household income
$94,975 ▼11% below the county
$106,268
$99,122
$80,734
Households that own their home
52% ▼3 points below the county
55%
56%
65%
Typical yearly property tax
$4,929 ▼15% below the county
$5,774
$5,124
$3,119
Effective property tax rate
0.65% ▼0.03 points below the county
0.68%
0.7%
0.94%
Renters with high rent for their income
60% ▲2 points above the county
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 Vista
For a typical $762,400 home in Vista, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Vista's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$6,139a month
Least cash to close
Down payment
$26,684
Cash to close
$49,556
Rate
7.18%
Mortgage insurance
FHA MIP · $337
Conventional, 5% down$5,999a month
Down payment
$38,120
Cash to close
$60,992
Rate
7.18%
Mortgage insurance
PMI · $362
Conventional, 20% down, no PMI$4,862a month
Down payment
$152,480
Cash to close
$175,352
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$5,567a month
Down payment
$114,360
Cash to close
$137,232
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Vista
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$6,139
$26,684
$748,591
7.18%
FHA MIP · $337
$49,556
580
Conventional, 5% down
$5,999
$38,120
$724,280
7.18%
PMI · $362
$60,992
620*
Conventional, 20% down, no PMI
$4,862
$152,480
$609,920
7.18%
None
$175,352
620*
ITIN, 15% down (example)
$5,567
$114,360
$648,040
8.18%
None
$137,232
Set by the lender
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.
Typical rent in Vista is $2,249 a month: about the same as the county. In Vista, 60% 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in San Diego County (Fiscal year 2027)
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 Vista
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Vista has 3 ZIP codes with their own.
For 2 bedrooms it runs from $2,600 in 92084 to $3,120 in 92081.
1 of the 3 is above the fair market rent for San Diego County ($2,823).
2-bedroom fair market rent in each of the 3 ZIP codes of Vista, beside the one for San Diego County. For 2 bedrooms it runs from $2,600 in 92084 to $3,120 in 92081. 1 of the 3 is above the fair market rent for San Diego County ($2,823).
2-bedroom fair market rent in each ZIP code
Each line is one ZIP code: in color, those above the county's fair market rent; in gray, the rest.
County: $2,823
Lowest: $2,600 (92084)Highest: $3,120 (92081)
Fair market rent by ZIP code and size in Vista, fiscal year 2027.
92081
$2,420
$2,580
$3,120
$4,140
$5,000
92083
$2,170
$2,310
$2,790
$3,700
$4,470
92084
$2,020
$2,150
$2,600
$3,450
$4,170
ZIP code2 bd3 bd
92081 $3,120$4,140
92083 $2,790$3,700
92084 $2,600$3,450
3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Vista 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 10 buildings with rents for lower incomes in Vista. These are the largest.
The Grove815 Civic Center Dr, Vista 9208481 homes, 80 low-income · 1 bd: 66 · 2 bd: 15 · In service since 2020 · For older adults
Los Robles Apts (VISTA)1475 Oak Dr, Vista 9208476 homes, 75 low-income · 1 bd: 16 · 2 bd: 40 · 3 bd: 20 · In service since 2013 · For families
Paseo Pointe325 S Santa Fe Ave, Vista 9208369 homes, 68 low-income · Studio: 3 · 1 bd: 21 · 2 bd: 24 · 3 bd: 21 · In service since 2015 · For families
Cedar Nettleton Apartments245 Cedar Rd, Vista 9208368 homes, 67 low-income · 2 bd: 18 · 3 bd: 36 · 4 bd: 14 · In service since 2017 · For families
North Santa Fe Apartments301 N Santa Fe Ave, Vista 9208468 homes, 66 low-income · 1 bd: 18 · 2 bd: 29 · 3 bd: 21 · In service since 2016 · For families
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.
No down payment, repair or rent-help program on our list is for Vista or San Diego County. The ones below are statewide in California: they work in Vista the same as in the rest of the state.
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).
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).
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).
No legal help resource on our list is for Vista or San Diego County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Vista 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 Vista?
The typical home value in Vista is $762,400, 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 Vista?
Typical rent in Vista is $2,249 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 Vista?
Vista 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 Vista?
The typical homeowner in Vista pays $4,929 a year, according to the U.S. Census Bureau. That is 0.65% 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 Vista?
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.
