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Single Family ResidenceResidential
$818,684$581 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 95How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

446 VALLEY DR

VISTA, CA 92084
2
Beds
2
Baths
1,410 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.54 ac
Lot SizeThe size of the land the home sits on, from county records.
1969
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
6
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$819K
$776K low$862K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,297 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$482,196 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$261,353
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$220,843
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$472,742

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.47
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
92
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
37
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
20
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
89
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Contemporary
CountySAN DIEGO
Lot (acres)The size of the land the home sits on, from county records.0.54
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(24)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Foreclosure Filings(3)

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Monte Vista Elementary SchoolC+
Elementary · Grades KG–5 · 0.6 mi
H
Rancho Buena Vista High SchoolB-
High · Grades 9–12 · 3.3 mi
M
Madison Middle SchoolD
Middle · Grades 6–8 · 3.3 mi

District: Vista Unified School District

Neighborhood · ZIP 92084These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.78
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.100
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.197

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.21%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.8.8%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.51,313
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2,016 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$93,525
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$121,072
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.16 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.68%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

446 Valley Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Costs more per square foot than 89% of homes in Vista 92084
  • Smaller than 71% of homes in Vista 92084
  • Older than 78% of homes in San Diego County

What homes are worth in Vista 92084

Each bar is how many homes fall in that price range. The marker is this home.

This home
$453K$1.7M

This home is worth more than 49% of homes in Vista 92084.

How it measures up in Vista 92084

The dot is this home. The mark in the middle is the typical home in Vista 92084.

Estimated value$818,684
CheaperTypical $820,601Pricier

Pricier than 49% of homes nearby

Price per ft²$581
CheaperTypical $458Pricier

Pricier than 89% of homes nearby

Living area1,410 ft²
SmallerTypical 1,776 ft²Bigger

Bigger than 29% of homes nearby

Lot size0.54 ac
SmallerTypical 0.56 acBigger

Bigger than 47% of homes nearby

Year built1969
OlderTypical 1977Newer

Newer than 33% of homes nearby

How 446 Valley Dr ranks against every home in each area.
MeasureThis homeVista 92084San Diego County
Estimated valuepricier than$818,68449% of homes43% of homes
Price per ft²pricier than$58189% of homes53% of homes
Living areabigger than1,410 ft²29% of homes45% of homes
Lot sizebigger than0.54 ac47% of homes63% of homes
Year builtnewer than196933% of homes22% of homes

About 446 Valley Dr

How much is 446 Valley Dr, Vista, CA worth?

The TopHap Estimate for 446 Valley Dr, Vista, CA is $818,684 as of Jul 14, 2026. The likely range is $775,575 to $861,793. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 446 Valley Dr, Vista, CA last sell?

446 Valley Dr, Vista, CA last sold on Mar 8, 2021, according to the county's recorded deed. TopHap holds 7 recorded sales for this parcel.

How big is 446 Valley Dr, Vista, CA?

446 Valley Dr, Vista, CA has 2 bedrooms, 2 bathrooms, 1,410 square feet of living space and a 0.54-acre lot.

When was 446 Valley Dr, Vista, CA built?

446 Valley Dr, Vista, CA was built in 1969, making it 57 years old. It is a contemporary home. The building has 1 story.

What schools serve 446 Valley Dr, Vista, CA?

446 Valley Dr, Vista, CA is assigned to Monte Vista Elementary School (elementary), rated C+; Rancho Buena Vista High School (high), rated B-; Madison Middle School (middle), rated D. All sit in Vista Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 446 Valley Dr, Vista, CA compare to other homes in Vista 92084?

Among the 12,156 homes in Vista 92084, it is worth more than 49% of them ($818,684 against a typical $820,601), its price per square foot is higher than 89% of them ($581 against a typical $458), it is bigger than 29% of them (1,410 ft² against a typical 1,776 ft²), its lot is bigger than 47% of them (0.54 ac against a typical 0.56 ac) and it is newer than 33% of them (1969 against a typical 1977). Measured against all of San Diego County, it is worth more than 43% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 446 Valley Dr, Vista, CA?

The 2025 property tax bill for 446 Valley Dr, Vista, CA was $5,297. The county assessed it at $482,196.

More homes on Valley Dr

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