Living in Vacaville, CA
A Complete Guide to Quality of Life for Homebuyers
Affordable Suburban Living with Big-City Access and Small-Town Charm
Located in the heart of Solano County, Vacaville, California offers an ideal mix of affordability, accessibility, and quality of life for today’s homebuyers. Situated halfway between San Francisco and Sacramento, this vibrant city has earned a reputation for being family-friendly, commuter-friendly, and lifestyle-rich, making it one of Northern California’s most appealing places to call home.
From walkable downtown districts and excellent public schools to scenic parks, premium shopping, and major employers, Vacaville continues to attract families, professionals, retirees, and first-time buyers who want space without the sky-high Bay Area prices.
This complete guide breaks down everything you need to know about moving to or investing in Vacaville—from housing trends and neighborhood insights to schools, jobs, and what’s ahead for this growing city.
Housing Market & Cost of Living in Vacaville, CA
Vacaville is considered one of the best value markets in the North Bay region, offering spacious homes, modern developments, and access to major job centers without Bay Area price tags.
Median home price (Q1 2025): $610,000
Median condo/townhome price: $425,000
Average rent (3-bedroom home): $2,600/month
5-year home appreciation: +21%
Vacaville’s housing stock includes updated 1970s ranch homes, master-planned suburban neighborhoods, and newer construction, especially in South Vacaville and along Vanden Road.
Top Neighborhoods in Vacaville
✅ Lagoon Valley – Scenic views, custom homes, and large lots
✅ Travis Unified Area (South Vacaville) – Popular with military and commuters
✅ North Vacaville – Quiet established communities with mature trees
✅ Foxboro – Newer homes and close to top-rated schools
✅ Downtown/Davis Street Corridor – Walkability and character homes
Real Estate Outlook
As buyers continue to seek livable, commuter-accessible suburbs, Vacaville remains a high-demand market with strong long-term growth potential.
Employment & Economic Landscape
Vacaville has a diverse local economy and sits in close proximity to major employment centers across Solano, Sacramento, and the East Bay.
Top Employment Sectors:
Biotech & Pharmaceuticals – Genentech, Polaris Pharmaceuticals
Healthcare – Kaiser Permanente, NorthBay Health
Retail & Logistics – Vacaville Premium Outlets, Amazon, UPS
Education & Government – Vacaville Unified School District, City of Vacaville
Military & Aerospace – Proximity to Travis Air Force Base
Economic Snapshot:
Median household income: $97,000
Unemployment rate (Solano County): 4.1%
Local job growth supported by expansion in life sciences and advanced manufacturing
With continued investment in biotech and clean tech industries, Vacaville is emerging as a regional leader in innovation and workforce opportunity.
Education System & School Rankings
Vacaville is known for its well-regarded public school districts, active PTAs, and access to college prep and vocational training.
School Districts:
Vacaville Unified School District (VUSD)
Travis Unified School District (TUSD) – Primarily serving South Vacaville and military families
Top Public Schools:
Browns Valley Elementary – Consistently high-performing
Vacaville High School – Wide curriculum and strong arts program
Will C. Wood High School – College and career readiness focus
Vaca Peña Middle School – Engaging academic and extracurricular programs
Charter & Private Options:
Buckingham Collegiate Charter Academy
Notre Dame School (K–8, Catholic)
Christian Academy of Solano County
Families are drawn to Vacaville’s family-oriented culture, school safety, and academic variety, especially for those looking to balance public and private options.
Health & Wellness: Medical Services & Outdoor Living
Vacaville supports healthy living through top-tier medical care, community wellness programs, and abundant outdoor spaces.
Healthcare Providers:
Kaiser Permanente Vacaville Medical Center
NorthBay VacaValley Hospital
Sutter Health clinics in surrounding areas
Multiple urgent care, dental, and pediatric providers citywide
Parks, Trails & Outdoor Recreation:
Lagoon Valley Park – Hiking, biking, dog park, and scenic lake
Andrews Park – Creekside walking paths and amphitheater
Al Patch Park – Youth sports complex and picnic areas
Vacaville Bike Trails Network – Over 30 miles of paved routes
From family-friendly playgrounds to mountain biking trails, Vacaville is ideal for those who want access to nature without leaving the city.
Lifestyle, Dining & Entertainment
Vacaville’s lifestyle offers a blend of small-town charm and modern convenience, with plenty of dining, retail, and entertainment options for all ages.
Local Hotspots & Attractions:
Vacaville Premium Outlets – Name-brand shopping destination
Downtown Vacaville – Historic buildings, cafes, salons, and wine bars
Nut Tree Plaza – Family-friendly shopping and restaurants
CreekWalk Concert Series – Live summer music at Andrews Park
Vacaville Museum – Celebrating local art, culture, and history
Dining Favorites:
BackDoor Bistro & Wine Bar – Farm-to-table dining and craft cocktails
Los Reyes Restaurante y Cantina – Local Mexican favorite
Merchant & Main Grill & Bar – American bistro in a historic setting
Fuso Italian Restaurant – Local Italian cuisine with patio dining
With a lively calendar of seasonal events, wine tastings, farmers markets, and art festivals, Vacaville offers plenty of ways to connect and unwind.
Transportation & Commuting
Vacaville provides easy access to major Bay Area and Sacramento job markets, making it a popular choice for commuters and remote professionals alike.
Transportation Highlights:
Interstate 80 & I-505 – Key corridors to Sacramento, SF Bay Area, and Napa
Vacaville Transportation Center – Bus transit and rideshare connections
Vacaville–Fairfield Amtrak Station (Capitol Corridor) – Rail to Sacramento, Oakland, and San Jose
Proximity to Travis AFB & Solano Express regional bus lines
Commute Times (Estimates):
Sacramento: ~35 minutes
Concord/Walnut Creek: ~45 minutes
Oakland: ~1 hour
San Francisco: ~75 minutes (via car or rail)
Vacaville is increasingly attractive for hybrid professionals and telecommuters looking to maximize affordability without sacrificing access.
Sustainability & Environmental Initiatives
Vacaville is committed to sustainable growth, open space preservation, and environmental awareness.
Green Living Initiatives:
Lagoon Valley Smart Growth Plan – Balancing development with conservation
Green Tree Program – Enhancing urban canopy and biodiversity
EV charging stations at public buildings and shopping centers
Water and energy conservation programs through city utilities
Vacaville also partners with regional organizations to support recycling, composting, and public education on sustainable living.
Future Growth & City Developments
Vacaville continues to experience thoughtful expansion, with major investments in infrastructure, housing, and innovation districts.
Key Developments:
Downtown Revitalization Project – Mixed-use housing, walkability, and public art
Biotech Innovation Zone – Expanding advanced manufacturing and STEM jobs
Lagoon Valley Mixed-Use Community – Housing, office, and open space
Travis AFB Corridor Planning – Supporting housing and workforce needs
These projects position Vacaville as a modern, forward-looking city with room to grow—without sacrificing its strong community feel.
Final Thoughts: Why Vacaville Is One of Northern California’s Smartest Places to Buy
Vacaville offers more than just affordability—it provides a full-spectrum lifestyle with strong schools, career opportunities, outdoor living, and room to grow. Whether you’re moving from the Bay Area, starting a family, or investing in your future, Vacaville gives you space, stability, and value—all with an easy commute and a warm community vibe.
✅ Ready to Find a Home in Vacaville?
Explore local listings, community breakdowns, and expert guidance at www.findebhomes.com
📲 Let’s connect and map out your next move in one of Solano County’s most promising cities.
Link References:
City of Vacaville – Official Website
For local development plans, parks & recreation, community programs, and sustainability updates.
🔗 https://www.cityofvacaville.gov
U.S. Census Bureau – Vacaville City Profile
For demographics, median income, housing statistics, and population growth.
🔗 https://www.census.gov/quickfacts/vacavillecitycalifornia
GreatSchools.org – Vacaville School Ratings
For district and school-level performance, reviews, and ratings.
🔗 https://www.greatschools.org/california/vacaville/
