Housing data for Valley Center, CA
Valley Center, CA has an estimated 11,119 residents and 3,887 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in San Diego County.
7.4% of households rent.
The median gross rent is $1,750 a month.
Figures last updated on .
- Residents
- 11,119 (±1,479)
- Housing units
- 3,887 (±420)
- Households that rent
- 7.4%
- Median gross rent
- $1,750
- Residents since 2015–2019
- +0.4%
What stands out in Valley Center
Households that rent: 7.4% (±4.1 points) in Valley Center, lower than in San Diego County (45.4%).
Homes in buildings of 5 or more units: 0.0% (±1.9 points) in Valley Center, lower than in San Diego County (29.5%).
Renters paying 30% or more of income: 28.3% (±21.3 points) in Valley Center, lower than in San Diego County (57.8%).
Households without a vehicle: 0.6% (±0.6 points) in Valley Center, lower than in San Diego County (5.5%).
Housing in Valley Center at a glance
- Median rent: $1,750 median gross rent a month
- Rent by bedrooms: $1,202 median gross rent, 2 bedrooms (Small sample: wide margin of error)
- Rent burden: 28.3% of renters pay 30% or more of income (Small sample: wide margin of error)
- Renters and owners: 7.4% of households rent (Small sample: wide margin of error)
- Income and affordability: $132,361 median household income
- Home values: $883,700 median home value
- Homeowner costs: $3,812 median monthly cost with a mortgage
- Property taxes: $7,249 median real estate taxes a year
- Types of homes: 0.0% of homes are in buildings of 5 or more units
- Bedrooms: 74.5% of homes have 3 or more bedrooms
- Age of homes: 33.8% of homes were built before 1980
- Vacancy rate: 17.2% rental vacancy rate (Small sample: wide margin of error)
- Heating fuel: 37.7% heat with propane
- Commute and cars: 37.6 minutes average trip to work
- Growth: +0.4% residents since 2015–2019
- How long people stay: 27.5% moved in since 2020
- Crowding and facilities: 5.9% of homes have more than 1 person per room
Valley Center against San Diego County, its state and the nation
| Valley Center | San Diego County | California | United States | |
|---|---|---|---|---|
| Residents | 11,119 (±1,479) | 3,288,774 (exact) | 39,287,377 (exact) | 334,922,499 |
| Housing units | 3,887 (±420) | 1,250,641 (±516) | 14,644,735 (±1,665) | 143,775,355 |
| Households that rent | 7.4% (±4.1 points) | 45.4% (±0.3 points) | 44.1% (±0.2 points) | 34.8% |
| Median gross rent | $1,750 (±$599) | $2,246 (±$11) | $2,036 (±$5) | $1,413 |
| Median household income | $132,361 (±$25,204) | $106,268 (±$949) | $99,122 (±$310) | $80,734 |
| Median home value | $883,700 (±$39,501) | $854,700 (±$3,996) | $734,700 (±$1,307) | $332,700 |
| Median real estate taxes (a year) | $7,249 (±$787) | $5,774 (±$47) | $5,124 (±$17) | $3,119 |
| Built before 1980 | 33.8% (±7.5 points) | 49.4% (±0.5 points) | 56.0% (±0.2 points) | 49.7% |
| Average commute | 37.6 minutes (±4.0) | 25.5 minutes (±0.2) | 28.7 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 95.2% (±3.2 points) | 94.9% (±0.2 points) | 93.5% (±0.1 points) | 91.0% |
| Median age of residents | 42.1 years (±3.3) | 37.3 years (±0.1) | 37.9 years (±0.1) | 38.9 years |
Valley Center covers 27.4 square miles of land, about 405 residents per square mile (Census Bureau Gazetteer).
How Valley Center has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 11,077 (±1,596) | 11,119 (±1,479) | +0.4% | Not a measurable change |
| Housing units | 3,386 (±281) | 3,887 (±420) | +14.8% | Not a measurable change |
| Median gross rent | $1,184 (±$333) | $1,750 (±$599) | +47.8% | No measurable change after inflation |
| Median home value | $614,800 (±$22,785) | $883,700 (±$39,501) | +43.7% | Up after inflation |
| Median household income | $101,331 (±$18,366) | $132,361 (±$25,204) | +30.6% | No measurable change after inflation |
| Median owner cost with a mortgage | $3,201 (±$206) | $3,812 (±$433) | +19.1% | No measurable change after inflation |
| Median real estate taxes | $5,283 (±$662) | $7,249 (±$787) | +37.2% | No measurable change after inflation |
| Households that rent | 20.2% (±6.3 points) | 7.4% (±4.1 points) | −12.8 percentage points | Measurable decrease |
| Rental vacancy rate | 0.0% (±5.3 points) | 17.2% (±24.6 points) | +17.2 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in San Diego County
Valley Center has no police department of its own in the FBI’s figures, so this is the figure for San Diego County as a whole.
In 2025, the police departments that report for San Diego County recorded 316 violent and 1,155 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in Valley Center
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 92082 | 20% | 21,727 | $1,815 | $833,600 | $126,544 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Valley Center
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Hidden Meadows | 6.0 mi | $2,736 | $851,100 | 8.1% |
| Escondido | 7.7 mi | $2,046 | $714,500 | 46.6% |
| Bonsall | 11 mi | $2,336 | $958,700 | 31.2% |
| San Marcos | 11 mi | $2,348 | $868,000 | 36.3% |
| Harmony Grove | 12 mi | $3,500 or more | $1,231,600 | 13.1% |
| Vista | 13 mi | $2,249 | $762,400 | 48.3% |
| Lake San Marcos | 14 mi | $2,585 | $917,000 | 21.0% |
| Rainbow | 14 mi | $2,085 | $841,100 | 15.0% |
Places in California most like Valley Center
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| East Oakdale | $2,122 | $856,600 | $119,844 | 8.7% |
| Clay | $1,469 | $796,100 | $102,847 | 14.9% |
| Nuevo | $1,531 | $535,900 | $112,857 | 11.6% |
| Bonadelle Ranchos | $1,941 | $486,800 | $132,723 | 6.0% |
| Wilton | $1,823 | $926,200 | $189,537 | 5.9% |
| Sage | $2,363 | $569,300 | $119,938 | 12.6% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across California.
HUD Fair Market Rent for Valley Center, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $2,192 | $2,335 | $2,823 | $3,743 | $4,526 |
HUD income limits for Valley Center, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $36,750 | $61,250 | $97,950 |
| 2 people | $42,000 | $70,000 | $111,950 |
| 3 people | $47,250 | $78,750 | $125,950 |
| 4 people | $52,450 | $87,450 | $139,900 |
| 5 people | $56,650 | $94,450 | $151,100 |
| 6 people | $60,850 | $101,450 | $162,300 |
| 7 people | $65,050 | $108,450 | $173,500 |
| 8 people | $69,250 | $115,450 | $184,700 |
These are the limits HUD sets for its housing programs in the San Diego-Chula Vista-Carlsbad, CA MSA, where HUD’s median family income for fiscal year 2026 is $130,900.
A program can use its own limits; tax-credit and local programs often do.
Valley Center is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about Valley Center
What is the average rent in Valley Center, CA?
The Census Bureau publishes the median rather than the average: the median gross rent in Valley Center is $1,750 (±$599) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
What is the median household income in Valley Center?
The median household income in Valley Center is $132,361 (±$25,204) a year (2020–2024 American Community Survey).
What is the average home value in Valley Center, CA?
The Census Bureau publishes the median: $883,700 (±$39,501) for owner-occupied homes in Valley Center (2020–2024 American Community Survey).
What is the average mortgage payment in Valley Center?
The Census Bureau publishes total owner costs rather than the mortgage alone: the median for owners with a mortgage in Valley Center, CA is $3,812 (±$433) a month, including taxes, insurance and utilities.
How much are property taxes in Valley Center?
The median real estate tax paid by homeowners in Valley Center, CA is $7,249 (±$787) a year (2020–2024 American Community Survey).
How many homes are in Valley Center?
Valley Center, CA has an estimated 3,887 (±420) housing units, occupied and vacant (2020–2024 American Community Survey).
Is Valley Center growing?
In Valley Center, the number of residents went from 11,077 in 2015–2019 to 11,119 in 2020–2024 (+0.4%), not a measurable change.
What ZIP codes are in Valley Center?
The ZIP code that covers Valley Center is 92082.
What is the median rent in ZIP code 92082?
The median gross rent in ZIP Code Tabulation Area 92082 is $1,815 (±$275) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Valley Center CDP, California
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Valley Center CDP, California
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Valley Center CDP, California
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Valley Center CDP, California
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Valley Center CDP, California
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Valley Center CDP, California
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Valley Center CDP, California
- HUD Fair Market Rents, fiscal year 2027: San Diego-Chula Vista-Carlsbad, CA MSA
- HUD Small Area Fair Market Rents, fiscal year 2027
- HUD Income Limits, fiscal year 2026: San Diego-Chula Vista-Carlsbad, CA MSA
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Valley Center CDP, California (place:81736, in state:06).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .