What is Browns Valley and what does it actually price at in 2026?

Browns Valley is a master-planned residential community in north Vacaville built primarily in the 1990s-2000s, with HOA-maintained common areas, uniform contemporary single-family stock, and the Browns Valley Elementary feeder into Will C. Wood High School. Single-family typically runs $650K to $950K with view-and-larger-lot premiums pushing higher. The community draws move-up families from central Vacaville plus relocation buyers from higher-cost Bay Area cities. The HOA dues are moderate; pull the reserve study before offer. Browns Valley's premium versus central Vacaville reflects newer mechanicals, predictable resale, and the Will C. Wood feeder.

What is the North Village neighborhood in Vacaville?

North Village is a north-Vacaville residential area built mostly in the 1980s-1990s, between Alamo Drive and Interstate 80, with a mix of single-family tract and small townhome clusters. Typical single-family runs $550K to $800K. The neighborhood feeds Padan Elementary into Vacaville High School. North Village is positioned between central Vacaville and the Browns Valley / Cheyenne master-planned tier, offering older but generally well-maintained stock at materially lower entry than the master-planned newer subdivisions. Inspection should verify roof age (typical 20-25 year original cycle now due), HVAC condition, and any HOA reserve status on the smaller townhome clusters.

What is Foxboro and what is the Cheyenne / Country Club master-planned tier?

Foxboro is a 1980s-1990s family-oriented residential subdivision in central-east Vacaville along the Foxboro Elementary feeder; single-family typically runs $550K to $800K. Cheyenne and Country Club are higher-end master-planned communities further north and east with 1990s-2000s construction, HOA, larger lots, and Will C. Wood feeder; single-family typically runs $700K to $1.1M. The premium reflects newer construction, predictable HOA-maintained common areas, and the Will C. Wood / Buckingham Charter access. Cheyenne has the most uniform aesthetic; Country Club mixes broader lot sizes and price points. Pull the HOA reserve study for any master-planned offer.

What is Lagoon Valley and what does the western acreage look like?

Lagoon Valley is the western edge of Vacaville, between the city core and Pleasants Valley, with a mix of larger-lot single-family (often half-acre to 5 acres), the Lagoon Valley Park regional park, and the in-development Lagoon Valley specific plan. Single-family on existing acreage typically runs $800K to $1.3M+. Buyers should verify the well and septic status (most parcels are not on city water/sewer), CAL FIRE FHSZ exposure (Very High in much of the western foothills), the 2020 LNU Lightning Complex burn-area proximity, and the Lagoon Valley specific plan development timeline if buying for future appreciation. Pleasants Valley Road carries Vacaville's most rural-character single-family stock.

What is the David Grant Medical Center at Travis AFB and how does it serve Vacaville?

David Grant USAF Medical Center on Travis AFB is the U.S. Air Force's largest medical facility in the western United States, serving active-duty military, dependents, and retirees. Located in southern Vacaville off the base, the facility offers full inpatient including obstetrics for eligible military families. For non-military Vacaville buyers, David Grant is not in-network; civilian buyers use NorthBay VacaValley Hospital (in-city, PPO, regional NICU) or Kaiser Vacaville Medical Center (in-city, Kaiser closed network). The presence of David Grant adds to the Travis AFB community gravitational pull on southern Vacaville housing.

What does the Vacaville to Sacramento commute look like in 2026?

Vacaville to downtown Sacramento via I-80 east runs about 35 to 50 minutes in 2026 depending on time of day, with the Davis / I-80-Highway 113 split as the main bottleneck. Vacaville to UC Davis is about 20-25 minutes. Vacaville to the Sacramento State University area is about 40 minutes. The reverse commute from Vacaville to Sacramento is generally lighter than the Bay-Area-bound I-80 traffic, making Vacaville one of the few I-80 corridor cities with manageable bidirectional commute math. Capitol Corridor Amtrak at the Suisun-Fairfield station (15-20 minutes south) offers a train alternative for Sacramento commuters.

What does the Vacaville to Bay Area commute look like?

Vacaville to Walnut Creek via I-80 to I-680 runs about 50 to 80 minutes in peak hours; the Cordelia interchange is the bottleneck. Vacaville to downtown Oakland is 65 to 95 minutes peak. Vacaville to downtown San Francisco is 75 to 110 minutes peak via Bay Bridge or 95 to 130 via San Mateo Bridge. Capitol Corridor Amtrak at Suisun-Fairfield (Vacaville's closest train station, ~15 min south) offers Oakland Jack London Square in ~50 min. The Vacaville-to-Bay-Area commute is the structural cost-of-living trade-off: materially cheaper housing in exchange for a longer daily drive. Buyers expecting a 60-minute Bay Area commute should test the route during rush hour before commitment.

What is the Buckingham Collegiate Charter Academy and how do families access it?

Buckingham Collegiate Charter Academy is VUSD's flagship charter-magnet high school with the strongest academic results in the district: U.S. News #446 California, #3,255 national, GreatSchools 9, Niche A-. Buckingham is application-based not boundary-based: any VUSD-attendance-area address (the majority of Vacaville) can apply, and admission is lottery-based with weight given to siblings and proximity. The application timeline runs typically October to February for the following fall. For non-Buckingham families, Vacaville HS (#655 California) is the higher-ranked comprehensive default; Will C. Wood (#1,051) is the alternative. Lily Garipova walks Vacaville family buyers through the Buckingham timeline before address commitment.

Vacaville fire hazard and the 2020 LNU Lightning Complex burn-area legacy

Vacaville carries Very High CAL FIRE FHSZ designation in the northern and western foothills (Pleasants Valley Road, English Hills, Lagoon Valley west). Approximately 87% of Vacaville buildings are in some wildfire-risk tract per ClimateCheck analysis. The 2020 LNU Lightning Complex Fire burn area approaches the western Vacaville boundary; the structural rebuilding pattern in the Pleasants Valley corridor remains incomplete in 2026. Insurance carriers (Allstate, State Farm, USAA) have non-renewed selectively in the FHSZ zones; the California FAIR Plan is the fallback. Always pull the parcel-specific FHSZ overlay and confirm insurability with the carrier before offer.

What is the Vacaville property tax rate and Mello-Roos exposure?

Vacaville's effective property tax rate runs about 1.15% to 1.40% of assessed value depending on which special-assessment districts apply (Solano County Mosquito and Vector Control, school facility bonds, regional flood-control). Newer master-planned subdivisions (Browns Valley, Cheyenne, parts of Country Club, parts of Lagoon Valley) carry Mello-Roos Community Facilities District special tax for infrastructure, typically adding 0.25% to 0.45% to the effective rate for the 30-40 year CFD term. On a $700K purchase with Mello-Roos, expect roughly $8,400 to $11,200 annual property tax (versus $8,050 to $9,800 without CFD). Lily Garipova pulls the parcel-specific Mello-Roos status before underwriting.

What is the Vacaville Premium Outlets impact on the retail and rental corridor?

Vacaville Premium Outlets is the largest outlet shopping destination on the Bay Area / Sacramento I-80 corridor, drawing approximately 8 million visitors annually. The Outlets corridor along Nut Tree Road and Orange Drive has anchored substantial retail, hotel, and restaurant development that creates a stable services-employment base for Vacaville workers. For residential buyers, the Outlets adjacency means I-80 traffic loads weekends and holidays, and some Vacaville buyers specifically avoid the Nut Tree corridor blocks for daily-driving reasons. For investor buyers, the retail corridor stabilizes the central-Vacaville rental and small-multifamily market.

What is the NorthBay VacaValley NICU and why does it matter for family buyers?

NorthBay VacaValley Hospital operates the only regional NICU in Solano County, the referral destination for premature and critically ill infants from across Solano, southern Yolo, and southern Napa counties. The NICU is supported by NorthBay's broader maternal-fetal medicine program at the sister NorthBay Medical Center in Fairfield. For high-risk pregnancies anticipated below 32 weeks or with known fetal conditions, UC Davis Medical Center (Sacramento, ~40 min) provides the tertiary backstop. The in-city NorthBay VacaValley NICU is one of Vacaville's structural advantages over comparable smaller Solano County cities.

Vacaville vs Vallejo: the honest Solano County comparison

Vacaville (central Solano, ~102,000 pop) and Vallejo (southern Solano, ~126,000 pop) are the two largest Solano County cities after Fairfield. Vacaville offers stronger schools (VUSD top-50% versus VCUSD bottom-50%), the in-city NorthBay VacaValley NICU (versus Vallejo's lost Sutter Solano L&D), the biotech employer base, and master-planned subdivision inventory. Vallejo offers materially lower entry prices ($400K-$650K central versus Vacaville's $450K-$700K), Mare Island redevelopment optionality, and the SF Bay Ferry. For school-driven family buyers, Vacaville wins; for absolute-lowest-entry-price and SF-water-commute buyers, Vallejo wins.

Vacaville Russian-speaking community and Slavic immigrant footprint

Vacaville has a substantial Russian and Ukrainian-speaking community established over multiple immigration waves, centered around the central Vacaville and Foxboro / Browns Valley neighborhoods. The community supports Russian-language church congregations, Russian-speaking medical and dental practices, and active Russian-language realtor representation. The combination of relatively low entry prices, strong VUSD schools, the in-city NorthBay NICU, and the established Russian-speaking community network makes Vacaville one of the highest-percentage-Russian-speaking suburbs in the broader Bay Area corridor. Lily Garipova represents Russian-speaking buyers and sellers across the Vacaville community.

What does an existing ADU add to a Vacaville home's appraisal and resale?

California ADU law (SB9, AB1033, AB976) has made permitted ADU additions a real Vacaville resale variable. An existing permitted ADU on a Browns Valley, Foxboro, or central Vacaville lot typically adds $80K to $180K of appraised value depending on size, finishes, and permit cleanliness, and supports house-hacking math at the Vacaville rent level ($1,800 to $2,400/month for a 1BR Vacaville ADU). The City of Vacaville has a permit-friendly ADU process. Buyers should verify the ADU permit chain (Certificate of Occupancy, final inspection, plan check) before relying on the appraised value contribution. Lily Garipova reviews ADU permit history for every Vacaville representation.

How does Lily Garipova represent Vacaville buyers specifically?

Lily reads every disclosure end-to-end (TDS, NHD, SPQ, HOA package, preliminary title), pulls the parcel-specific FEMA, CAL FIRE FHSZ, USGS, and Mello-Roos / CFD overlays, models full carrying cost including Vacaville's property tax rate plus any Mello-Roos, verifies the VUSD vs Travis USD district by parcel and the Buckingham Charter application timeline, walks every property at multiple times of day, tests the I-80 commute during rush hour for Bay-Area-bound buyers, and stays willing to recommend walking from a deal that does not pencil. Free 30-minute initial consultation in Russian or English.

How do I schedule a Vacaville consultation with Lily Garipova?

Call or text 415-910-3958, or email lilyagaripova@gmail.com. Free 30-minute initial consultation by phone, Zoom, or in person at any Vacaville address that works for you. Available in Russian and English. Cal DRE #02010731. The consultation walks through your specific buying or selling math: budget, timeline, school constraints (VUSD vs Travis USD, Buckingham Charter application), commute math (I-80 to Bay Area, I-80 to Sacramento, Capitol Corridor Amtrak), financing pre-approval (including VA loans for Travis AFB families), and the realistic Vacaville sub-area that fits.

What is the Vacaville small-multifamily and investor market doing in 2026?

Vacaville has a modest 2-4 unit small-multifamily stock concentrated in central Vacaville and along the older Buck Avenue / Davis Street corridor, typically $750K to $1.3M depending on unit count and rent roll. Vacaville's combination of biotech-base wage premium, Travis AFB BAH-driven rental demand, and the lower-than-Bay-Area entry price creates investor math that pencils for cash-on-cash returns better than most Tri-Valley peers. Statewide AB1482 rent control applies (5% + CPI cap, just-cause eviction after 12 months); no separate municipal rent control. Verify the unit-count permit history, the rent roll, and the AB1482 compliance status before underwriting.

What is the Vacaville HOA and master-planned reserve-study reality in 2026?

Vacaville master-planned HOAs (Browns Valley, Cheyenne, Country Club, Hiddenbrooke counterparts) range from $150 to $400 per month depending on amenity package (pool, clubhouse, gym, gated entry). SB326 balcony inspection compliance affects townhome and condo HOAs with elevated walkways; the 2025 inspection round has surfaced some special assessments in the $5K to $20K per unit range. Newer master-planned subdivisions are generally adequately reserved; older 1980s-1990s HOAs are more likely to be under-reserved. Lily Garipova pulls the SB326 inspection report, the reserve study, and the last 12 months of HOA meeting minutes before recommending any HOA-governed Vacaville offer.

What is the Vacaville Capitol Corridor Amtrak commute for Sacramento workers?

The Capitol Corridor Amtrak stops at the Suisun-Fairfield station (about 15-20 minutes south of Vacaville) and runs from San Jose through Oakland to Sacramento with multiple daily round trips. From Vacaville, Capitol Corridor reaches downtown Sacramento (Sacramento Valley Station, walking distance to State Capitol and downtown employer base) in about 50 minutes, materially faster than driving I-80 east during AM peak. Round-trip fare runs roughly $20 to $28; monthly multi-ride passes are $200 to $300. Capitol Corridor parking at Suisun-Fairfield is free (subject to availability). The train option is the structural reason some Sacramento-employed buyers favor Vacaville over closer-in Sacramento-County housing.

Are knob-and-tube and soft-story issues common in older central Vacaville stock?

Central Vacaville pre-1950 stock (around downtown Vacaville, the Buck Avenue / Main Street corridor, and original Foxboro adjacent blocks) carries knob-and-tube wiring at materially lower frequency than Bay Area cities like Hayward or Vallejo (the central-Vacaville housing stock is meaningfully newer on average). When present, most major insurers require full rewire ($8K to $20K) or electrician removal letter. The 1950s-1970s tract single-family in central and north Vacaville more commonly carries original sewer-lateral and pre-code foundation findings rather than soft-story garage exposure. Lily Garipova structures the inspection contingency around the era's typical findings and verifies insurability before contingency removal.

What is the Vacaville Solano Community College and adult-education footprint?

Solano Community College's main campus sits in Fairfield (15 minutes south of Vacaville on I-80) with a smaller Vacaville Center facility off Leisure Town Road. Approximately 10,000 to 11,000 students attend SCC across all campuses. The Vacaville Center supports certificate, transfer, and continuing-education programs. The community college presence adds to Vacaville's adult-learner rental demand and supports the entry-level rental market. UC Davis (20-25 minutes northeast) is the four-year alternative; some Vacaville families specifically choose the city for the SCC-to-UC-Davis transfer pathway. The educational footprint adds stability to the Vacaville rental market without dominating it the way a major university would.

Vacaville Real Estate Agent | Lily Garipova, Cal DRE #02010731

Why Vacaville

Vacaville sits in central Solano County on I-80 between Fairfield (south) and Davis / Sacramento (northeast), with the western edge along the Pleasants Valley / Lagoon Valley agricultural corridor and Travis Air Force Base to the southwest. Population around 102,000. Vacaville is known for the Nut Tree (a historic agricultural roadside attraction now redeveloped as retail), the Premium Outlets shopping mall, and a substantial biotech corridor (Genentech / Roche, Alza, Kaiser corporate). The K-12 situation: Vacaville USD covers the majority of Vacaville; Travis USD (Vanden HS) serves the southern Vacaville pocket near Travis AFB plus eastern Fairfield, the Travis AFB family base district.

Lily has 1 documented Vacaville closing: 719 Greenhaven Dr at $420K (November 2018). Vacaville single-family typically runs $450K to $700K for the central / older tracts, $600K to $900K for the newer master-planned subdivisions (Browns Valley, Cheyenne, Park Place), and $800K to $1.3M+ for the premium Lagoon Valley / Pleasants Valley acreage and view properties. Townhomes and condos run $300K to $550K. Vacaville pricing is one of the lowest in the broader Bay Area corridor per square foot, with the K-12 school tier and the I-80 commute distance the main pricing constraints. NorthBay VacaValley Hospital is in-city for L&D, a structural advantage over comparable Vallejo (Sutter Solano L&D closure in 2021).

Schools (Vacaville USD + Travis USD)

Vacaville Unified School District (VUSD, K-12, majority of Vacaville) state rank #870 of 1,907 (top 50%) per PublicSchoolReview. Travis Unified School District (TUSD, K-12, southern Vacaville near Travis AFB plus eastern Fairfield) operates Vanden HS (U.S. News mid-tier; 1,655 students) plus two other high schools serving the Travis AFB family base. VUSD flagship is Buckingham Collegiate Charter Academy (U.S. News #446 California, #3,255 nationalthe district's top performer, charter-magnet); comprehensive options include Vacaville HS (U.S. News #655 California) and Will C. Wood HS (#1,051 California).

VUSD and Travis USD split Vacaville based on neighbourhood; verify district by address. Travis USD's Vanden HS attendance pocket covers the southern Vacaville parcels near Travis AFB; the rest of the city is VUSD. Buckingham Charter is the high-end choice within VUSD but charter-application-based, not boundary-based. For non-Buckingham addresses, Vacaville HS is the better-ranked comprehensive default; Will C. Wood is the lower-ranked comprehensive option.

Typical assignment by sub-area

Sub-area	District	Elementary feeders	High
Central / downtown Vacaville (VUSD)	Vacaville USD	Cooper / Foxboro	Vacaville High
Browns Valley / Cheyenne (newer master-planned, north)	Vacaville USD	Browns Valley / Padan	Will C. Wood High
Park Place / Vine Street (south central)	Vacaville USD	Cooper / Markham	Vacaville High or Will C. Wood
Southern Vacaville near Travis AFB (TUSD)	Travis USD	Travis USD elementary	Vanden High (TUSD)
Lagoon Valley / Pleasants Valley (western acreage)	Vacaville USD	Markham / Padan	Vacaville High
Buckingham Charter magnet (district-wide VUSD application)	VUSD charter	n/a (application-based)	Buckingham Collegiate Charter Academy

The VUSD vs Travis USD boundary divides Vacaville's southern pocket from the rest of the city; family buyers prioritizing the Vanden HS (TUSD) attendance for the Travis AFB family community should verify the boundary at parcel level. Buckingham Charter is district-wide application-based, not boundary-based. Lily verifies the exact district and Buckingham application timeline before any offer.

Highlight schools

Buckingham Collegiate Charter Academy (VUSD charter, 9-12), U.S. News #446 California, #3,255 national; the district's top performer; charter-magnet, application-based, not boundary-based.
Vacaville High School (VUSD, 9-12), U.S. News #655 California; the central / downtown comprehensive.
Will C. Wood High School (VUSD, 9-12), U.S. News #1,051 California; the northern / Browns Valley comprehensive.
Vanden High School (Travis USD, 9-12, ~1,655 students), the southern Vacaville / Travis AFB family-base attendance.

Sources: Vacaville USD; Travis USD; PublicSchoolReview VUSD; U.S. News Buckingham Charter; U.S. News Vanden HS.

Hospitals and birthing centers

Vacaville has TWO in-city L&D options: NorthBay VacaValley Hospital (1000 Nut Tree Rd) and Kaiser Permanente Vacaville Medical Center. NorthBay VacaValley is a 50-bed community hospital with L&D, LDR rooms, and an NICU (regional referral center for premature / critically ill infants in Solano County). This is a structural advantage over Vallejo (Sutter Solano L&D closure in 2021) and most comparable smaller cities.

Hospital	Network	Drive time from Vacaville	Key services
NorthBay VacaValley Hospital (in-city)	NorthBay (PPO)	in-city (5-10 min)	50-bed community hospital with L&D, LDR rooms, regional NICU for Solano County; the only regional NICU in Solano County
Kaiser Permanente Vacaville Medical Center (in-city)	Kaiser (closed)	in-city (5-10 min)	Full Kaiser L&D for Kaiser members; NICU transfers as needed
NorthBay Medical Center (Fairfield)	NorthBay (PPO)	10-15 min	Alternative NorthBay L&D; sister facility to NorthBay VacaValley
UC Davis Medical Center (Sacramento)	UC Davis (PPO)	40 min	Tertiary NICU referral for severe cases beyond NorthBay's capacity

Birthing centers: what matters

NorthBay VacaValley is the default in-city PPO L&D for Vacaville: 5 to 10 minutes from most Vacaville addresses, with the only regional NICU in Solano County. Solano County's regional referral center for premature and critically ill infants; severe cases requiring tertiary NICU transfer to UC Davis (Sacramento, ~40 min).

Kaiser members can choose Kaiser Vacaville (in-city) or Kaiser Vallejo (30-40 min south); both are full Kaiser L&D facilities. NICU transfers as needed.

NorthBay Medical Center (Fairfield) is the alternative NorthBay L&D, 10 to 15 minutes south; sister facility with similar service set.

Hospital network coverage depends on your insurance plan. Lily does not advise on medical coverage decisions; for in-network confirmation contact your insurer directly. Hospital information above is current as of 2026-05-28 and should be re-verified with each hospital's admissions office before relying on it for a major life decision.

Sources: NorthBay VacaValley HCAI; NorthBay NICU Wellspring; Kaiser Vacaville L&D; UC Davis Medical Center; California Perinatal Quality Care Collaborative NICU Directory.

Crime, hazards, and ratings

Vacaville carries moderate crime exposure and moderate flood exposure along the local creek corridors, with Very High fire hazard concentrated in hillside tracts relative to the broader Bay Area. School ratings reflect the local district's performance bands.

Category	Rating	Detail
Crime	C	property crime above US average (I-80 retail corridors); violent crime near California average
Flood	Moderate	Zone X over most upland tracts; Zone AE along Alamo Creek, Ulatis Creek, Pleasants Creek; significant tracts in Special Flood Hazard Areas
Fire	Very High	Very High in the northern and western foothills (Pleasants Valley Rd, English Hills, Lagoon Valley west, the 2020 LNU Lightning Complex burn-area approaches); approximately 87 percent of Vacaville buildings are in wildfire-risk tracts per ClimateCheck
Earthquake	High	Green Valley Fault about 6 miles southwest; Cordelia Fault about 4 miles west; the city is in a lower-shaking-hazard zone than the East Bay cities along the Hayward/Calaveras system; liquefaction: Low to Moderate; Higher along the creek corridors

School ratings

Numeric snapshots for the highlight schools above:

School	GreatSchools	Niche
Will C. Wood High	6	B+
Vacaville High	6	B
Buckingham Charter	9	A-
Jepson Middle	6	B+

Environment and infrastructure

Beyond the natural-hazard ratings above, these are the environmental and infrastructure factors buyers ask about most. Each is a city-level summary; confirm the exact parcel before any offer.

Factor	Detail
Gas transmission pipelines	PG&E high-pressure natural-gas transmission lines and Kinder Morgan SFPP refined-product pipelines cross Solano County in the Vacaville corridor; exact alignments near any given property should be checked on the PHMSA National Pipeline Mapping System, which maps transmission lines but excludes local distribution.
Noise (freeway, rail, flight paths)	Vacaville sits between Interstate 80 and Interstate 505 and lies near Travis Air Force Base, whose large transport aircraft (C-5 and C-17) generate documented overflight noise across the Fairfield-Vacaville area; Nut Tree Airport (VCB) is a smaller general-aviation source.
Refineries and heavy industry	Vacaville has no petroleum refinery; its industrial base is biotechnology and agriculture, anchored by Genentech's large-scale biologics manufacturing campus (subject of a $700 million expansion announced in 2017).
Soil and groundwater contamination	Vacaville has no federal Superfund (NPL) site; documented cleanup activity is limited to routine local sites tracked in California's DTSC EnviroStor and State Water Board GeoTracker databases (for example former fuel-station and small industrial sites), which should be checked by address.
Air quality and wildfire smoke	Vacaville's air quality is generally moderate but the city faces direct wildfire-smoke exposure; the August 2020 LNU Lightning Complex fires burned to the city's edge, and smoke from regional fires periodically drives unhealthy particulate (PM2.5) days.
Wildfire zone and power shutoffs (PSPS)	Wildfire risk is real and demonstrated: the 2020 LNU Lightning Complex fires (363,220 acres, 1,491 structures destroyed, 6 deaths) burned into the rural English Hills area on Vacaville's north and west edges, forcing evacuations; those wildland-urban-interface fringes carry elevated CAL FIRE fire-hazard ratings and PG&E Public Safety Power Shutoff exposure, while the flat valley interior is low risk.
High-voltage power lines	Solano County carries major high-voltage electric transmission infrastructure, and high-voltage corridors and substations pass through the Vacaville area; proximity to any specific residential parcel should be confirmed against utility/CPUC transmission maps.
Sea level and shoreline flooding	Vacaville is inland and not exposed to sea-level rise; the relevant water hazard is localized creek and stormwater flooding (for example Alamo and Ulatis creeks), which is addressed through FEMA flood-zone mapping rather than tidal inundation.

These are city-level summaries from public agencies and are approximate. Pipeline and power-line alignments, contamination parcels, and wildfire zones can differ block by block; verify the exact address with the agency tools linked above and your inspections before you write an offer.

Sources: PHMSA National Pipeline Mapping System; DTSC EnviroStor; State Water Board GeoTracker; EPA Superfund; BAAQMD air data; CAL FIRE Fire Hazard Severity Zones; PG&E PSPS maps; NOAA Sea Level Rise Viewer

Hazard ratings are city-level aggregates from public agencies (FEMA, CAL FIRE, USGS). Specific addresses can carry materially different risk; verify the exact parcel via the FEMA Flood Map Service Center, the CAL FIRE FHSZ viewer, and your insurance carrier before any offer. School ratings vary by year and by metric; the numbers above are point-in-time snapshots, treat them as a starting point and re-verify with the district registrar.

Sources: CrimeGrade.org (crime); FEMA Flood Map Service Center (flood); CAL FIRE FHSZ viewer (fire); USGS earthquake hazards (earthquake); GreatSchools + Niche (school ratings).

Track Record

1 documented Vacaville closing, $0.42M local volume. Career-wide: 102 documented closings, $111M+ in total volume, with 89 of 102 on the buyer side, 14 closings in the last 12 months, career range $323K to $3.3M, 5.0-star Zillow average across 36 reviews. The full transaction record for every Bay Area city Lily has closed in is summarized at the cities index.

What buying in Vacaville actually involves

Same fiduciary discipline as on every Lily Garipova representation: read every disclosure end-to-end, model the carrying cost (mortgage + property tax + HOA + insurance), walk the property at multiple times of day, and stay willing to walk you away from a property that does not pencil. Vacaville-specific particulars are covered in the FAQ below; the VUSD vs Travis USD boundary verification by parcel and the Buckingham Charter application timeline are the two highest-leverage pre-offer family-buyer steps; the I-80 commute math to the broader Bay Area is a key cost-of-living variable.

What selling in Vacaville involves

Strategic Listing Model applied to Vacaville: data-driven comp analysis of the specific Vacaville sub-area (central / older vs Browns Valley / Cheyenne newer master-planned vs Park Place vs Lagoon Valley / Pleasants Valley acreage is a $300K to $700K price-spread per comparable square footage), pre-listing prep with positive-ROI improvements only, professional staging targeted to the central Solano / I-80 corridor family-buyer demographic, multi-platform marketing with active bid management, and honest disclosure of every defect.

The Meticulous Protector, applied to Vacaville

The methodology behind Lily's 36+ five-star Zillow reviews and her strong rate of repeat and referral business: read every disclosure line, verify every claim, model every carrying cost, walk every property in person before recommending an offer, document the ethical "no" when the math says no. The Vacaville version of that methodology is the same as the Dublin version, the Pleasanton version, the Walnut Creek version, and every other city Lily represents. The discipline does not change by city.

Vacaville FAQ

What are Vacaville price ranges in 2026?

Vacaville single-family typically runs $450K to $700K for the central / older tracts, $600K to $900K for the newer master-planned subdivisions (Browns Valley, Cheyenne, Park Place), and $800K to $1.3M+ for the premium Lagoon Valley / Pleasants Valley acreage and view properties. Townhomes and condos run $300K to $550K. The November 2018 Greenhaven Dr closing at $420K is at the entry-level Vacaville single-family floor; the more typical current entry-level is closer to $500K to $600K.

Vacaville vs Fairfield vs Davis?

Vacaville sits between Fairfield (south, larger, with Solano Community College and a similar Solano-County employer base) and Davis (northeast, a UC Davis university town, significantly higher per-square-foot pricing with the Davis Joint USD academic tier). Vacaville's defining draws: in-city NorthBay VacaValley Hospital with full L&D + the regional Solano NICU; biotech employer corridor (Genentech, Roche, Alza); Premium Outlets retail; Lagoon Valley / Pleasants Valley western acreage option. Vacaville is more affordable than Davis per square foot, comparable to Fairfield.

Why does the VUSD vs Travis USD split matter?

Travis USD covers the southern Vacaville pocket around Travis Air Force Base; the rest of Vacaville is in VUSD. The Travis USD attendance area is the high school feeder for Vanden HS (the TUSD comprehensive), which has a different academic profile and demographic mix from the VUSD comprehensives (Vacaville HS, Will C. Wood). For Travis AFB family-base buyers, TUSD attendance is often the preferred match; for non-military buyers, VUSD addresses give access to the Buckingham Charter (#446 California) magnet option via district-wide application. Verify the exact district at parcel level before assuming.

Does Lily Garipova speak Russian for Vacaville transactions?

Yes. Russian is Lily's native language. Lily represents Russian-speaking buyers and sellers in Vacaville and the broader central Solano County / I-80 corridor in either Russian or English. Russian-language Vacaville page: lilygaripova.com/ru/vacaville-realtor/.

How does Travis Air Force Base affect Vacaville housing demand?

Travis Air Force Base is the largest single employer in Solano County with approximately 14,000 military and civilian personnel. Travis-station rotation creates a continuous renter and owner-occupant buyer pool in southern Vacaville (Travis USD area), eastern Fairfield, and the I-80 corridor. The TUSD attendance area (Vanden HS) is the preferred school feeder for military families wanting on-base school community. PCS (Permanent Change of Station) timelines drive predictable seasonal listing and buying activity, particularly in summer. Lily Garipova has experience with VA loan documentation, BAH rate matching, and the PCS-relocation timeline that military families work through.

What is the Genentech and biotech employer footprint in Vacaville?

Vacaville is home to the largest Genentech (Roche) biologics manufacturing facility outside Europe, employing approximately 1,200 to 1,500 people. The Alza Corporation legacy facility (now Johnson and Johnson) sits in the same I-80 / Vaca Valley Parkway biotech corridor along with Kaiser Permanente corporate operations. The biotech employer base attracts high-earning relocation buyers, particularly from South Bay biotech, who anchor demand in the master-planned subdivisions (Browns Valley, Cheyenne, Country Club). The biotech wage premium also supports the Lagoon Valley / Pleasants Valley acreage market.

Vacaville vs comparable Bay Area pricing: the I-80 corridor arbitrage

Vacaville prices roughly 30% to 50% below comparable Tri-Valley (Dublin, Pleasanton, San Ramon) stock per square foot, and roughly 20% to 35% below Walnut Creek. A 2,200 sf single-family in Browns Valley that prices at $750K-$900K would price at $1.2M-$1.5M in Dublin, $1.4M-$1.8M in Pleasanton, and $1.6M-$2.0M+ in Walnut Creek. The discount reflects the commute (50-80 min to Walnut Creek peak), the VUSD academic tier relative to San Ramon Valley USD, and the brand-name perception. Buyers willing to accept the I-80 commute math capture the largest cost-of-living arbitrage in the broader Bay Area I-80 corridor.

Vacaville Real Estate Agent
Lily Garipova

Why Vacaville

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Work with Lily on a Vacaville transaction

Why Vacaville

Schools (Vacaville USD + Travis USD)

Typical assignment by sub-area

Highlight schools

Hospitals and birthing centers

Birthing centers: what matters

Crime, hazards, and ratings

School ratings

Environment and infrastructure

Track Record

What buying in Vacaville actually involves

What selling in Vacaville involves

The Meticulous Protector, applied to Vacaville

Vacaville FAQ

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Work with Lily on a Vacaville transaction