How does Rancho del Rey compare to Chula Vista and California?

Rancho del Rey, Chula Vista, California is priced about 5% above Chula Vista and 7% below California. Its gross yield is 3.7%, the Red Flag score is 49, and walkability is 76. Education is in the 56th percentile, placing it near the middle on that measure.

How walkable is Rancho del Rey in Chula Vista, California?

Rancho del Rey, Chula Vista, California has a walkability of 76, which is a notable strength in the data. The neighborhood also shows a Red Flag score of 49 and education in the 56th percentile. Gross yield is 3.7%, with prices flat over the past year at 0.1%.

What does the recent price trend look like in Rancho del Rey?

Prices in Rancho del Rey, Chula Vista, California were flat over the past year at 0.1%. The neighborhood is priced about 5% above the city median and 7% below the state median. Gross yield is 3.7%, and the Red Flag score is 49.

Neighborhood

Rancho del Rey

Chula Vista, California US

Rancho del Rey, Chula Vista, California presents a balanced investment profile with pricing about 5% above the city median and 7% below the state median. Gross yield is 3.7%, while prices were flat over the past year at 0.1%. The neighborhood has a Red Flag score of 49, walkability of 76, and education in the 56th percentile. The main strength is stronger-than-average walkability; the main risk is the moderate yield relative to the price level.

AI Summary•Updated May 2026

Area

5.45 mi²

ZIP Code

91910

County

San Diego County

State

California

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

Verified Price · Median Sale

$841,250

YoY+0.1%

Gross Rental Yield

3.7%

Listed rent · ZORI annualized

Red Flag Index

Moderate

49 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

56 / 100

Good · better than 56% of U.S. districts

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

AI Score

Fair

DistrictScore attractiveness · national model

Rancho del Rey Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Rancho del Rey, Chula Vista.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$841,250	+0.1%
Price / Sq Ft (Verified)	$519/sqft	-0.0%
Asking Rent (Median)	$2,603/mo	+2.0%
Gross Rental Yield	3.7%	—
Liquidity Score	31 / 100	Low
Homes Sold (Period)	91	+15.2%

Is Rancho del Rey Safe? Natural-Hazard Risk

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

Red Flag Breakdown

49 / 100

Moderate Risk

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

Earthquake100Very High

Flood60High

Wildfire60High

Heat40Moderate

Hail40Moderate

Hurricane20Low

Tornado20Low

Strong Wind20Low

8/8 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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What Stands Out AI Insight

Highly walkable neighborhood — score 76/100

Active transaction volume — 91 homes sold last period

Earthquake risk is Very High (100/100)

Insights are generated from Rancho del Rey's live DistrictScore metrics.

Rancho del Rey 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

6.1 µg/m³ Meets EPA, above WHO guideline-13.6% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Rancho del Rey centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 55% 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; Rancho del Rey inherits the California figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Rancho del Rey

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

Environmental Hazards

EPA / BTS

Industrial odor5 nearbyHigh

Point-source screening near Rancho del Rey: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Rancho del Rey

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

76

Very Walkable

Walkability Score

11

Grocery

18

Dining

15

Schools

6

Universities

2

Hospitals

1

Pharmacies

22

Parks

0

Rail Transit

0

Coworking

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

Rancho del Rey vs Chula Vista vs California

How Rancho del Rey benchmarks against its city and state medians.

Benchmark vs City & State

In Rancho del Rey, the median sale price sits about 5% above the median for Chula Vista neighborhoods and about 7% below the statewide median. Gross rental yield is 3.7%, against 4.3% for Chula Vista neighborhoods and 3.7% statewide. Over the past 12 months, prices were broadly flat. Transaction liquidity sits in line with the median for Chula Vista neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Rancho del Rey	$519/sqft	3.7%	31
Chula Vista	$494/sqft	4.3%	32
California	$559/sqft	3.7%	28

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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 Chula Vista 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

Rancho del Rey Real Estate FAQ

Rancho del Rey, Chula Vista, California shows a balanced profile rather than a high-yield one. Gross yield is 3.7%, prices are about 5% above the city median and 7% below the state median, and the Red Flag score is 49. Prices were flat over the past year at 0.1%.

Neighborhoods near Rancho del Rey

Compare Rancho del Rey with nearby neighborhoods in Chula Vista.

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