Rent vs Buy in Vacaville, California
Should you rent or buy in Vacaville? Get a personalized analysis based on current Vacaville housing market data.
Our Recommendation for Vacaville
In Vacaville, California, renting may be more advantageous than buying. Over 10 years, renting and investing the difference could build approximately $20K more wealth. This is a moderate recommendation based on current market conditions.
Break-even
16 yrs
10-Year Advantage
$20,000
renting wins
Confidence
61%
Price-to-Rent
26.4
Vacaville Market Statistics
Median Home Price
$760,000
+81% vs national
Median Rent
$2,400/mo
+17% vs national
Property Tax Rate
0.73%
Price Change (1 Year)
+3.4%
Price Change (5 Year)
+20.0%
Price-to-Rent Ratio
26.4
+930% vs national avg
Income to Afford
$63,000
Days on Market
40 days
Data sources: Zillow, Tax Foundation. Last updated: 12/1/2024
Vacaville Market Insights
Vacaville's home prices have been relatively stable over the past year, changing just 3.4%. This stability can benefit both buyers seeking predictability and renters who aren't pressured to buy immediately.
Vacaville's price-to-rent ratio of 26.4 is above the 20 threshold that typically indicates renting may be more financially advantageous. This doesn't mean you shouldn't buy, but the pure math favors renting in the short to medium term.
Home prices in Vacaville are 81% above the national median of $420,000. This premium reflects strong demand, but means buyers need significantly more capital to enter the market.
Vacaville has a relatively long break-even period of 16 years. Unless you're committed to staying long-term, renting may be the more financially prudent choice. Transaction costs and the opportunity cost of your down payment take time to overcome.
About This Analysis
These insights are generated based on current Vacaville market data including median home prices, rental rates, property taxes, and historical appreciation. The analysis uses standard assumptions (20% down payment, 7% interest rate, 10-year horizon) for comparability. Your specific situation may differ—use our calculator below to run personalized numbers.
Run Your Own Numbers
Our analysis uses standard assumptions. Your situation may be different. Use our full Buy vs Rent calculator to input your specific income, down payment, and financial goals.
Compare Nearby Markets
See how Vacaville compares to other cities in California and the surrounding area.
| City | Median Home | Median Rent | Verdict |
|---|---|---|---|
| Vacaville(current) | $760,000 | $2,400 | Rent |
| Los Angeles | $770,000 | $2,850 | Rent |
| San Diego | $840,000 | $2,900 | Rent |
| San Jose | $740,000 | $2,900 | Toss-up |
Click on a city name to see its detailed rent vs buy analysis.
Frequently Asked Questions
Based on current Vacaville market data (median home price: $760,000, median rent: $2,400/month), our analysis suggests renting. The break-even point is approximately 16 years. However, your personal situation (income, savings, job stability, plans to stay) significantly impacts this decision. Use our calculator to run your specific numbers.
Our Methodology
Our rent vs buy analysis uses a comprehensive financial model that compares the total cost of homeownership against renting and investing the difference. Here's how we calculate each verdict:
1Buying Costs We Include
- Mortgage principal and interest (P&I)
- Property taxes (using local rates)
- Homeowner's insurance
- PMI (if down payment is less than 20%)
- Maintenance costs (1-2% of home value/year)
- Transaction costs (closing costs, realtor fees)
- Home appreciation over time
2Renting + Investing Assumptions
- Monthly rent with annual increases (~3%/year)
- Renter's insurance
- Down payment invested in stock market
- Monthly savings (buy cost - rent cost) invested
- 7% average annual stock market returns
- Investment growth over holding period
Standard Assumptions for City Analysis
Down Payment
20%
Interest Rate
7.0%
Loan Term
30 years
Time Horizon
10 years
How We Determine the Verdict
- Buy: When buying builds $20,000+ more wealth than renting over 10 years
- Rent: When renting + investing builds $20,000+ more wealth than buying over 10 years
- Toss-Up: When the difference is less than $20,000 either way—lifestyle factors should guide your decision
Note: This analysis provides general guidance based on market averages. Individual results will vary based on specific property characteristics, negotiated prices, timing, and personal financial factors. Always run your own numbers with our full calculator for personalized results.
Explore More Cities
More in California
- Los Angeles$770k
- San Diego$840k
- San Jose$740k
- San Francisco$795k
- Fresno$745k
Similar Price Range
- New York, NY$760k
- Seattle, WA$710k
- Denver, CO$675k
- Washington, DC$780k
- Boston, MA$745k
Ready to Run Your Numbers?
This analysis uses standard assumptions. Your situation is unique. Use our comprehensive Buy vs Rent calculator to input your specific income, savings, down payment, and financial goals.
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