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Single Family ResidenceResidential
$918,311$458 / 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 96How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $480,000 on Oct 25, 2013

865 ARBOR GLEN LN

VISTA, CA 92081
3
Beds
2.5
Baths
2,004 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.
4,105 ft²
Lot SizeThe size of the land the home sits on, from county records.
2011
Year BuiltThe year the home was originally built, according to county records.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$918K
$885K low$951K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$480,000 · Oct 25, 2013

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$7,359 (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.$600,171 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$266,032
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$334,139
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$588,404

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.61
79
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
84
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.
17
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.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.33 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.51%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.0.2 percent flood zone

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
CountySAN DIEGO
Lot (acres)The size of the land the home sits on, from county records.0.94
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(8)

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

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

E
Joli Ann Leichtag Elementary SchoolB
Elementary · Grades KG–5 · 0.8 mi
H
San Marcos High SchoolB
High · Grades 9–12 · 2.4 mi
M
San Marcos Middle SchoolC+
Middle · Grades 6–8 · 2.9 mi

District: San Marcos Unified School District

Neighborhood · ZIP 92081These 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.88
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.99
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.206

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.26%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.8.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.27,824
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,099 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$92,227
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$118,628
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.15 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

865 Arbor Glen Ln 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 less per square foot than 81% of homes in Vista 92081
  • Bigger than 72% of homes in San Diego County
  • Among the smallest lots in Vista 92081
  • Newer than 93% of homes in Vista 92081

What homes are worth in Vista 92081

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

This home
$445K$1.6M

This home is worth more than 44% of homes in Vista 92081.

How it measures up in Vista 92081

The dot is this home. The mark in the middle is the typical home in Vista 92081.

Estimated value$918,311
CheaperTypical $947,320Pricier

Pricier than 44% of homes nearby

Price per ft²$458
CheaperTypical $525Pricier

Pricier than 19% of homes nearby

Living area2,004 ft²
SmallerTypical 1,724 ft²Bigger

Bigger than 69% of homes nearby

Lot size4,105 ft²
SmallerTypical 0.29 acBigger

Smaller than almost all homes nearby

Year built2011
OlderTypical 1989Newer

Newer than 93% of homes nearby

How 865 Arbor Glen Ln ranks against every home in each area.
MeasureThis homeVista 92081San Diego County
Estimated valuepricier than$918,31144% of homes53% of homes
Price per ft²pricier than$45819% of homes22% of homes
Living areabigger than2,004 ft²69% of homes72% of homes
Lot sizebigger than4,105 ft²almost no homes7% of homes
Year builtnewer than201193% of homes92% of homes

About 865 Arbor Glen Ln

How much is 865 Arbor Glen Ln, Vista, CA worth?

The TopHap Estimate for 865 Arbor Glen Ln, Vista, CA is $918,311 as of Sep 24, 2026. The likely range is $885,249 to $951,373. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 865 Arbor Glen Ln, Vista, CA last sell?

865 Arbor Glen Ln, Vista, CA last sold on Oct 25, 2013 for $480,000, according to the county's recorded deed. TopHap holds 4 recorded sales for this parcel.

How big is 865 Arbor Glen Ln, Vista, CA?

865 Arbor Glen Ln, Vista, CA has 3 bedrooms, 2.5 bathrooms, 2,004 square feet of living space and a 0.94-acre lot.

When was 865 Arbor Glen Ln, Vista, CA built?

865 Arbor Glen Ln, Vista, CA was built in 2011, making it 15 years old.

What schools serve 865 Arbor Glen Ln, Vista, CA?

865 Arbor Glen Ln, Vista, CA is assigned to Joli Ann Leichtag Elementary School (elementary), rated B; San Marcos High School (high), rated B; San Marcos Middle School (middle), rated C+. All sit in San Marcos Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 865 Arbor Glen Ln, Vista, CA compare to other homes in Vista 92081?

Among the 7,932 homes in Vista 92081, it is worth more than 44% of them ($918,311 against a typical $947,320), its price per square foot is higher than 19% of them ($458 against a typical $525), it is bigger than 69% of them (2,004 ft² against a typical 1,724 ft²), its lot is bigger than almost none of them (4,105 ft² against a typical 0.29 ac) and it is newer than 93% of them (2011 against a typical 1989). Measured against all of San Diego County, it is worth more than 53% 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 865 Arbor Glen Ln, Vista, CA?

The 2025 property tax bill for 865 Arbor Glen Ln, Vista, CA was $7,359. The county assessed it at $600,171.

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