Vacaville, California Housing Market

What stands out in Vacaville?

• Asking prices swing about 4.4% between the cheapest and priciest months: among the flattest seasonal prices of 765 tracked cities. The month you buy matters little here.
• Homes for sale are down 14% on last year: among the sharpest inventory declines of 765 tracked cities. Supply is shrinking, which shifts leverage to sellers.
• Asking price per square foot has moved +0.2% a year over five years: among the weakest five-year price growth of 765 tracked cities. Appreciation has been weak, so buy for cash flow.

What moves the numbers in Vacaville?

Vacaville asking prices per square foot were above the year before in 71% of months since the data starts. Within a year, the cheapest and priciest months differ by about 4.4%. That is bigger than the yearly trend, so timing your purchase matters here. Nothing in Vacaville's numbers is far from its own normal. Your return comes from the property and the price you negotiate.

When do Vacaville prices dip?

Across 9 full years, Vacaville asking prices ran lowest in February, about 2.5% below the year's average. They peaked in June. The most homes for sale show up in October, about 24% above the yearly average. Shop in October for choice, and expect the softest asking prices in February.

Is now a good time to buy in Vacaville?

The median asking price is 10.8% below its Aug 2024 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Vacaville prices have risen in 79 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

How much can you negotiate in Vacaville?

For every 100 homes still for sale, 59 are under contract. In 2017–2019 at this time of year it was 40. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

The typical Vacaville listing has been on the market 42 days. That is 18% shorter than a year ago. There are 176 homes for sale in Vacaville. That is 4.1 times the tightest month on record, but below the peak of 220. Supply is shrinking against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 60+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

How does Vacaville compare with other California markets?

Ranked among the 141 California markets we track:

• Asking price: 40th cheapest of 141. Vacaville is at $601,256. Closest: Perris and Manteca.
• Buyer competition: 11th most competitive of 138. Vacaville is at 0.59 buyers per home. Closest: Fresno and Garden Grove.
• Time on market: 26th shortest time on market of 141. Vacaville is at a median of 42 days on market. Closest: El Cajon and Garden Grove.
• Price cuts: 34th most price cuts of 141. Vacaville is at 22% of sellers cutting. Closest: Redondo Beach and Menifee.

What numbers should you underwrite a Vacaville deal with?

• Price growth to assume — +0.2%/yr. Vacaville grew 4.0% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Vacaville prices are flat. Assume no growth. Prices fell 3.9% over the last year. Use it for timing. The five-year rate is the better guide.
• Comp on price per square foot — $346/sqft. The typical Vacaville listing shrank from 2,061 to 1,777 sqft since Jul 2016. So median price hides real growth: 53% per sqft versus 37% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -14%. Homes for sale in Vacaville are down 14% on last year, so your resale faces less competition than today's comps did.

Read how rent-to-price works and how we read these numbers, then run the numbers on a deal.

What is the median home price in Vacaville?

The median asking price in Vacaville is about $601,000 as of Sep 2026, down 0.7% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Vacaville figures cover the 3 ZIP codes with a Vacaville mailing address, which can reach past city limits.

Is Vacaville a buyer's or seller's market in 2026?

Neither side has the upper hand in Vacaville right now. We compare Vacaville with 2017–2019 at this time of year: there are 59 pending sales per 100 listings, against 40 then; 22% of sellers have cut their price, against 26% then; the typical listing has been up 7% more days.

Are Vacaville home prices going up or down?

The median asking price is 10.8% below its Aug 2024 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What price growth should I assume for Vacaville?

Assume +0.2% a year. Vacaville grew 4.0% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Vacaville prices are flat. Assume no growth. Prices fell 3.9% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Vacaville?

HUD's fiscal year 2026 fair market rent for Solano County is $2,178 a month for 2 bedrooms and $2,911 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.