Vista is a nice suburb just north of San Marcos and east of Carlsbad. It’s home to roughly 102,000 people and is known for the level of services it provides to its citizens. It’s a quiet town and only a 20 minute drive to the coast and the beach town of Carlsbad. There are a number of great parks you and your family can visit (most are dog friendly, too). Every Saturday, Vista hosts a farmers market from 8am-1pm. Stop by to pick up some fresh produce, baked goods, and unique items.

For more family fun, check out Wave Waterpark. Rent a cabana, host a birthday party, and check out all of their water attractions. Visit Alta Vista Gardens for an educational excursion. The garden is filled with art from local artists and plants from around the world. There’s even a butterfly room! Check out the Moonlight Amphitheater for live music, cabaret, and live performances year round. 

If you’re looking for schools in the area, check out Breeze Hill Elementary and Casita Center for Math and Science. For middle and high schools, Rancho Buena Vista High and Vista Magnet Middle School are great options. For more information on schools in Vista, click here.

Home Prices in Vista

These are the year to date stats as of December 2022. For monthly stats, visit the San Diego Association of Realtors website.

Vista West 92083 Single Family Homes: $767,000 median price

Vista West 92083 Condos: $533,000 median price 

Vista East 92084 Single Family Homes: $890,000 median price 

Vista East 92084 Condos: $560,000 median price 

Rental Rates in Vista 

Single family homes in Vista rent for $2,600-$2,700/month on average. You can find condos for closer to $2,400 and one bedroom units for $1,800. 



Pros of Investing in Vista 

Lovely rural properties are available with large lots that can hardly be found anywhere else in the county. Its close proximity to Oceanside and Carlsbad should lead to nice appreciation in the long-term. 

Cons of Investing in Vista 

Some pockets of Vista are on the rougher side and should be avoided entirely, even if the numbers pencil appealingly. 

neighborhoods by price Vista map

Neighborhoods by Price 

The map above highlights different priced areas in Vista. The darker the area, the more expensive the homes. 

Sample Deals in Vista 

639 Hillside Terrace - Full Deal Report 

  • $620,000 purchase price ($142,600 cash needed) 
  • -$1,111/month cash flow 
  • 2.4% cap rate 
  • -9.3% COC

Unique properties abound like this one in Vista. A massive 20,000 SF lot with two units totaling over 2700 SF, RV parking, and a swimming pool for just $620,000 is incredibly attractive for homeowners and renters alike. Though the rent doesn't quite keep pace with the price of this specific property, there are many similar ones in Vista that could have less bells and whistles that keep the price down.

341 N Melrose Drive Unit E - Full Deal Report

  • $325,000 purchase price ($74,750 cash needed) 
  • -$161/month cash flow 
  • 4% cap rate 
  • -2.6% COC

A basic 3B/2BA condo that is a bread-and-butter rental. The unit just about breaks even on paper, but only having 1 reserved parking space as a 3B could lead to longer days on market and more turnover rates as tenants' families expand. With a little TLC both value and rents could rise nicely.

Vista Property Management

Good Life Property Management has become experts in Vista property management over the last 7 years. As a result, we know how to effectively market and manage your Vista home. We find that days on market are average when compared to other areas and vacancy is about average as well. Vista property management can be challenging, but doesn’t have to be with Good Life.

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