How has pricing changed in Dove Creek over the past year?

Pricing in Dove Creek, Atascadero, California is down 4.8% over the past year. The neighborhood is priced in line with Atascadero and about 19% below California, with a gross yield of 3.6 and a Red Flag score of 73.

How does Dove Creek compare with Atascadero and California?

Dove Creek is priced in line with Atascadero and about 19% below California. It has a gross yield of 3.6, walkability of 26, education in the 36th percentile, and a Red Flag score of 73, so the profile is weaker on several metrics.

Neighborhood

Dove Creek

Atascadero, California US

Dove Creek in Atascadero, California is a higher-risk, lower-yield investment profile with a gross yield of 3.6 and prices in line with Atascadero but about 19% below California. Prices are down 4.8% over the past year, while the Red Flag score of 73 points to elevated risk. Walkability is 26, and education is in the 36th percentile, which leaves the numbers more mixed despite the lower relative price.

AI Summary•Updated May 2026

Area

0.09 mi²

ZIP Code

93422

County

San Luis Obispo County

State

California

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$793,264

YoY-4.8%

Gross Rental Yield

3.6%

Listed rent · ZORI annualized

Red Flag Index

High

73 / 100

Walkability Score

Car-Dependent

OpenStreetMap POI density · national percentile

Education Score

36 / 100

Limited · better than 36% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Limited

DistrictScore attractiveness · national model

Dove Creek Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Dove Creek, Atascadero.

Unlock the Dove Creek 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$793,264	-4.8%
Price / Sq Ft (Verified)	$454/sqft	-2.1%
Asking Rent (Median)	$2,376/mo	-4.2%
Gross Rental Yield	3.6%	—
Liquidity Score	30 / 100	Low
Homes Sold (Period)	86	-15.7%

Is Dove Creek Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited California crime context.

Red Flag Breakdown

73 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Wildfire100Very High

Earthquake100Very High

Heat60High

Tornado20Low

Strong Wind20Low

Hail20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): California averaged 25.6 crimes and 4.9 violent per 1,000 residents (-8.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Active transaction volume — 86 homes sold last period

Flood risk is Very High (100/100)

Wildfire risk is Very High (100/100)

Insights are generated from Dove Creek's live DistrictScore metrics.

Dove Creek Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (California-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.5 µg/m³ Meets EPA, above WHO guideline+9.6% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Dove Creek centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 35% of U.S. neighborhoods.

California Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	25.6	4.9	-8.9%
2023	28.3	5.1	-0.7%
2022	28.6	5.0	+8.0%
2021	26.5	4.8	+1.9%
2020	25.8	4.4	-7.3%
2019	27.8	4.4	—

Reported at the state level — the finest official US crime aggregation; Dove Creek inherits the California figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Dove Creek

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Walkability & Amenities in Dove Creek

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

26

Car-Dependent

Walkability Score

0

Grocery

0

Dining

1

Schools

0

Universities

0

Hospitals

0

Pharmacies

1

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Dove Creek's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Dove Creek vs Atascadero vs California

How Dove Creek benchmarks against its city and state medians.

Benchmark vs City & State

In Dove Creek, the median sale price sits in line with the median for Atascadero neighborhoods and about 19% below the statewide median. Gross rental yield is 3.6%, against 3.6% for Atascadero neighborhoods and 3.7% statewide. Over the past 12 months, prices fell 4.8%. Transaction liquidity sits in line with the median for Atascadero neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Dove Creek	$454/sqft	3.6%	30
Atascadero	$454/sqft	3.6%	30
California	$559/sqft	3.7%	28

Unlock the Dove Creek benchmark

Compare Dove Creek against Atascadero and California medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & California tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.69% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 13.3%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: documentary transfer tax $0.55 per $500 + local.

Assessment Cap

Prop 13 caps assessed-value growth at 2%/yr; property is reassessed to market value when you buy.

Mansion Tax / Rent Control

No statewide mansion tax (LA has a local one); statewide rent control caps increases at 5%+CPI (AB 1482).

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Senior & Veteran Exemptions

Disabled-veteran property-tax exemption (~$161,083 in 2025, more if low-income); senior programs available.

1031 State Conformity

California conforms to 1031 but claws back deferred CA-source gain (Form FTB 3840) if you move out of state.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & California property-tax guidance for foreign buyers

Latest Atascadero Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Dove Creek Real Estate FAQ

Dove Creek in Atascadero, California has a gross yield of 3.6, prices in line with Atascadero and about 19% below California, and values down 4.8% over the past year. The Red Flag score is 73, which indicates elevated overall risk in the data.

Neighborhoods near Dove Creek

Compare Dove Creek with nearby neighborhoods in Atascadero.

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