Spring Valley, California.
Typical home $770,620 (+1.0% in a year), asking rent $2,454 (+2.7%). San Diego-Chula Vista-Carlsbad, CA metro.
to buy the typical home at today's mortgage rate — +$2,161 (+115%) since Jan 2020.
- 1 year
- Up $7,599 +1%
- $763,021$770,620 since Sep 2025
- 5 years
- Up $119,966 +18%
- $650,654$770,620 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Spring Valley$4,045
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 20 years.
Typical home values in Spring Valley, CA rose 1.0% over the past year — in step with the nation.
Asking rents in Spring Valley, CA rose 2.7% over the past year — in step with the nation.
Owning the typical home in Spring Valley runs $2,850/mo more than renting one. The gap peaked at $3,159 in May 2024.
That is $5,304 a month against $2,454 rent: a $4,045 mortgage payment, plus $434 property tax and $825 insurance & upkeep.
Owning vs renting — Spring Valley
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$5,304
- Renting$2,454
- Mortgage only$4,045
Property tax · $434/mo 0.68% of value a year — the ACS 2020-2024 median bill over the median home value for San Diego County, CA
Insurance & upkeep · $825/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Spring Valley, San Diego County, California
Spring Valley, in San Diego County, had 30,998 people in the 2020 census. Half its households earn more than $109,110 a year and half less, against $106,268 across San Diego County; 10% of its people live below the poverty line. 64% of its homes are lived in by their owners and 36% are rented. Unemployment in San Diego County was 4.9% in August 2026, and the county had 0.1% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then professional services.
Written by AI Claude Sonnet 5.5 wrote this on 26 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Spring Valley is a place of homes and neighbourhoods in San Diego County, where most households own the home they live in. Incomes run a little above the county's, and the typical home value and rent are both high. Residents are a fairly young population, and a four-year degree is held by a minority of adults.
Work. Many residents work in schools, hospitals and social care, with others in professional and business services, shops, and restaurants and hotels. Among the larger workplaces in town are Casper Company, which does concrete breaking and cutting for demolition, Otay Water District, and San Diego Youth Services. Commutes are of a moderate length, and relatively few people work from home.
Things to do. Balboa Park, with its gardens and museums, is a short drive away, as are San Diego Stadium and Snapdragon Stadium. A longer drive brings you to the San Diego Zoo and SeaWorld San Diego. Winters are mild and summers warm, with little rain and almost no snow, so getting out is easy most of the year.
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- 9,878households
- 32%of adults have a degree
- 10%below the poverty line
- 26 mintypical commute
- 11%work from home
What residents work in
Employed residents by industry, from the Census survey. San Diego County had 1,535,067 jobs in 2025, 0.1% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in December, with highs near 68° and lows near 42°; warmest in August, with highs near 89° and lows near 65°. About 12 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the El Cajon weather station, 6 miles away (NOAA).
Largest workplaces in Spring Valley
- Casper CompanyConcrete breaking and cutting for demolition204
- Otay Water DistrictWater distribution142
- La MesaMail and parcel delivery113
- San Diego Youth Services79
- American Asphalt and ConcreteAsphalting, residential and commercial driveway and parking area55
- ATI Restoration/ Spring ValleyFacilities support services54
- SavATreeTree services54
- Andre Spring ValleyLandscape care and maintenance services49
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 12 workplaces with 20 or more staff, 881 people in all. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- EarthquakesRelatively moderate
- Heat wavesRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Spring Valley’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on San Diego County and the San Diego-Chula Vista-Carlsbad, CA metro.
Spring Valley home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Spring Valley$770,620
- California$761,538
- United States$366,157
Sellers are cutting prices on about 1 in 3 Spring Valley listings, and the typical home goes pending in 21 days — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Spring Valley29.71%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Spring Valley21
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Spring Valley121
New listings per month
Sellers arriving at the market.
- Spring Valley45
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Spring Valley$752,896
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Spring Valley100.59%
Zip codes with a Spring Valley address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Spring Valley — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Spring Valley
| Zip activate to sort by Zip | Place activate to sort by Place | Population sorted descending, activate to sort ascending | Rent activate to sort by Rent | Home value activate to sort by Home value |
|---|---|---|---|---|
| 91977 | Spring Valley | 61,064 | $2,425 | $762,925 |
| 91978 | Spring Valley | 10,014 | $2,643 | $829,209 |