House hacking in Fairfield (Green Valley / Train Station).

What's actually happening in 94534

• Operational + active build-out

  Fairfield-Vacaville "Hannigan" Amtrak station (2018) plus the Train Station Specific Plan, a ~3,000-acre TOD area in active build-out. STA / City of Fairfield

• Under construction

  The Aviatrix: 188 build-to-rent townhomes, under construction. City of Fairfield

• Mixed: approved through entitlement

  Villages at Fairfield (~2,100 units plus ~950 proposed; Parkside 76 SFR approved Oct 2025) and Green Valley 3 (185 units in entitlement). City of Fairfield

• Existing anchors

  Travis AFB plus Solano Community College in-ZIP. Solano EDC

The numbers

Median price

~$609K (Fairfield)

Market rent

~$2,391/mo (confirm per parcel)

Property tax (Solano County)

1.21% median effective (new-buyer ~1.15–1.30%; Mello-Roos possible in new tracts)

Per-bed rent band

$1,000–1,250/mo per bed

ADU rent band

$1,850–2,250/mo

Whole-home rent band

$2,900–3,600/mo whole-home

Underwriting vacancy

5% underwriting vacancy

Appreciation scenarios

1.5 / 3.0 / 4.5 %/yr (conservative / base / upside)

Valley floor. Appreciation basis: Train Station SP and Aviatrix under construction, with Travis and college demand. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.

The house-hack angle

State ADU rules plus the city ordinance (an HCD Oct-2025 letter flagged improper HOA involvement, verify); build-to-rent comps support both room-by-room and ADU strategies. Note the Heart of Fairfield upzone does NOT reach this ZIP.

What breaks it

• ADU ordinance under HCD review
• Car-oriented (local bus only)
• Some corporate-park-to-housing rezones still pending (Green Valley 3)