Vacaville, CA — Momentum Score, Home Values & Best-For

All states·California·Vacaville

Solano County · Vallejo · population 103,994

Vacaville, CA
Image: Wikipedia · Vacaville, California
OverviewCost of livingMoving guide
View watchlist →
50
Stable
Momentum score · 0–100

Where Vacaville stands

Steady, no major recent move.

Median home $608,698
1-year -1.6%
5-yr CAGR +2.0%
vs 5-yr peak -6.0%
Population +0.4%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-06$609k$358k$463k$568k$674k201620182020202220242026

Lifestyle scores

🚶
Walkability
52/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
30/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
59/100
Workable for remote workers
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,483/mo$2,017$2,331$2,644202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent111116100120202220242026

Rent vs buy

Price-to-rent ratio: 20.4
Lean rent

At a 20.4 price-to-rent ratio, the math is starting to lean toward renting in Vacaville. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
42 · w22%
Home 5-yr CAGR
47 · w22%
Distance from peak
57 · w18%
Population growth
53 · w16%
Rent YoY
48 · w12%
Home 10-yr CAGR
59 · w10%
Long thesis

Vacaville has held up across the cycle: home values at $608,698 with +2.0% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Vacaville is a West Coast market off recent highs, and the regional fundamentals (taxes, regulation, out-migration) are still working against it. The bear case isn't that prices go to zero — it's that they don't recover meaningfully for years.

About Vacaville

Vacaville is a city in Solano County, California, with an estimated population of 103,994. It anchors the Vallejo metro area. The median home value in Vacaville is $608,698 as of 2026-04, down 1.6% over the last 12 months. Over the last five years, home values have averaged +2.0% annual growth (-6.0% from the 5-year peak). Rents in Vacaville average $2,483 per month, roughly flat year-over-year (+0.4%). The composite momentum score is 50 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

○The data is the data: Vacaville has at least 5 years of Zillow tracking, full Census identification, and is included in the 1-criteria momentum score on this page.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Vacaville (Wikipedia)

Vacaville is a city in Solano County, California, United States. It is located 35 miles (56 km) from Sacramento and 55 miles (89 km) from San Francisco, on the edge of the Sacramento Valley in Northern California. The city was founded in 1851 and is named after Juan Manuel Vaca.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorMayor John Carli
Area30.10 sq mi
Elevation174 ft
EstablishedAugust 9, 1892
Density3427.7/sq mi
Named forJuan Manuel Cabeza Vaca

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Things to see in Vacaville(Tourism)

  • Nut Tree chessboard
  • Vacaville Premium Outlets

Extracted from the Wikipedia article. Names linked in the source — open the city’s Wikipedia page for details.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Solano County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Solano County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Vacaville

Walnut Creek, CA52 · StableCitrus Heights, CA52 · StableDavis, CA50 · StableFairfield, CA50 · Stable

Run the numbers for Vacaville

ToolCan I afford Vacaville?Income → city shortlistToolROI on a Vacaville rentalCap rate, cash-on-cash, DSCRToolCompare Vacaville to anywhereSide-by-side up to 3 citiesToolVacaville cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Vacaville listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the Vallejo area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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