Quick Answer
The monthly cost gap between California's cheapest and most expensive county is approximately $7,600. A median-priced home in Lassen County costs roughly $1,700/month to own, while San Mateo County exceeds $10,900/month.
The 3 numbers that matter:
- Only 5 of 58 counties are affordable to a median-income California household ($95,500/year)
- The median county costs ~$5,200/month to own — requiring ~$185,000 household income
- 12 California counties have costs at or below the national median — yes, in California
Run your personal numbers with the California Mortgage Calculator →
Key Takeaways
- $7,600/month gap: San Mateo (~$10,952/mo) vs. Lassen (~$1,692/mo) for a median-priced home
- Only 7 counties have total monthly housing costs under $3,000
- Property tax adds $230–$1,600/month even with Prop 13's 1% base rate
- Insurance costs diverging: Wildfire-prone counties face premiums 40–80% higher than coastal urban
- 9 high-cost counties get the $1,249,125 conforming limit; the other 49 are capped at $832,750
- Bay Area's 5 most expensive counties all exceed $7,000/month
- Income needed ranges from $73K to $469K — a 6x gap within a single state
- Central Valley: Comparable to the national median at $2,200–$3,400/month
What's in This Guide
- Key Findings
- How We Calculated "True Monthly Cost"
- Tier 1: Over $7,000/Month (Ultra-Premium)
- Tier 2: $4,500–$7,000/Month (High-Cost)
- Tier 3: $2,500–$4,500/Month (Affordable Middle)
- Tier 4: Under $2,500/Month (Hidden Bargains)
- The 5 Biggest Insights
- Income You Need by County
- What This Means For You
- Frequently Asked Questions
Buying a home in California feels like a math problem that's impossible to solve.
You already know the prices are high. But "expensive" is vague — and vague numbers don't help you decide where to live.
That's about to change.
We analyzed every single one of California's 58 counties to find the real numbers. Below, you'll see the massive $7,600/month gap between California's extremes — and exactly how much income you need to survive in each.
By the Numbers
- 58 counties analyzed with consistent methodology
- $1,692 — $10,952/month total ownership cost range
- $73,000 — $469,000 income needed range (28% DTI)
- 12 counties at or below the national median cost
- 5 counties affordable to median CA income
Key Findings
We wanted the real numbers. So we analyzed every single one of California's 58 counties.
The results? They were startling.
Here is the bottom line:
- The monthly cost gap between California's cheapest and most expensive county is approximately $7,600. A median-priced home in Lassen County costs roughly $1,700/month to own, while San Mateo County exceeds $10,900/month.
- Only 7 of 58 counties have a total monthly housing cost under $3,000. These are concentrated in the Far North and Central Valley regions: Lassen, Kings, Tehama, Kern, Glenn, Tulare, and Merced.
- Property tax adds $230–$1,600/month on top of your mortgage across California counties, even with Proposition 13's 1% base rate. Voter-approved bonds and assessments push effective rates to 1.05%–1.50%+ depending on location and Mello-Roos districts.
- Insurance costs have diverged sharply by region. Wildfire-prone counties in Northern California and the Sierra foothills face premiums 40–80% higher than coastal urban counties — a reversal from historical patterns.
- The median California county has a total monthly ownership cost of approximately $5,200 — requiring a household income of roughly $185,000 to qualify at standard DTI ratios.
- Conforming loan limits create a hidden cost divide. In 9 high-cost counties (Bay Area, LA, Orange, etc.), the 2026 limit is $1,249,125. In the other 49, it's $832,750. Buyers in expensive counties within the lower tier may need jumbo loans with higher rates.
- The Bay Area's five most expensive counties cost more per month than 80% of US metro areas cost per year. Monthly ownership costs in San Francisco, San Mateo, Santa Clara, Marin, and Alameda counties all exceed $7,000.
- Central Valley counties offer the closest thing to "affordable" California. Fresno, Kern, Kings, Merced, Stanislaus, and Tulare all have total monthly costs between $2,200 and $3,400 — comparable to the national median.
- Mello-Roos taxes can add $200–$500/month in newer developments, particularly in Riverside, Sacramento, and parts of the Inland Empire — a cost that doesn't show up in basic mortgage calculators.
- The income needed to buy a median home ranges from $73,000 in Lassen County to $469,000 in San Mateo County — a 6x gap within a single state.
Pro Tip: Use the California Mortgage Calculator to plug in your exact price, down payment, and county to see how your personal numbers compare to these medians.
How We Calculated "True Monthly Cost"
Most "cost of buying" articles look at home prices alone. That's incomplete. A $500,000 home in one county can cost more per month than a $650,000 home in another once you factor in the extras.
A $600K home isn't just a $600K loan.
We built these totals using the "Big 3" costs that most buyers miss: Mortgage P&I (at a 6.09% rate), Effective Property Taxes (including local bonds), and Regional Insurance Surges. Here are the exact inputs:
Our Variables
- Median home price
- Based on the most recent California Association of Realtors (C.A.R.) county-level data for existing single-family homes
- Down payment
- 10% (reflecting the typical California first-time buyer profile — not the aspirational 20%)
- Mortgage rate
- 6.09% for a 30-year fixed-rate loan (Freddie Mac PMMS, week of February 12, 2026)
- Property tax rate
- County-specific effective rates ranging from 1.02% to 1.30%, including voter-approved bonds and assessments (Prop 13 base rate of 1% plus local add-ons)
- Homeowner's insurance
- County-adjusted annual premiums based on California Department of Insurance filings and regional risk profiles (range: $1,200–$2,000/year)
- PMI (Private Mortgage Insurance)
- 0.55% annually on the loan amount for the 90% LTV scenario
- Mello-Roos/CFD
- Where applicable, a county-average supplemental assessment (noted where significant)
What We Did NOT Include
- HOA dues (too variable by property)
- Earthquake insurance (optional, purchased separately through CEA)
- Maintenance and repairs
- Closing costs (one-time, not monthly)
- Utility costs
Important Caveat: New-Buyer Costs Only
These are new-buyer costs. Thanks to Proposition 13, longtime California homeowners pay property tax based on their original purchase price (increasing no more than 2% per year). A home purchased in 2010 for $400,000 carries a vastly different tax bill than the same home purchased today for $850,000.
Our calculations reflect what a 2026 buyer would pay.
Tier 1: Over $7,000/Month — The Ultra-Premium Counties
Tier 1 These counties require household incomes well above $250,000 to qualify for a conventional mortgage at standard debt-to-income ratios.
| County | Region | Median Price | Monthly P&I | Property Tax | Insurance | PMI | Est. Total |
|---|---|---|---|---|---|---|---|
| San Mateo | Bay Area | $1,550,000 | $8,432 | $1,614 | $140 | $766 | ~$10,952 |
| Santa Clara | Bay Area | $1,525,000 | $8,296 | $1,525 | $101 | $754 | ~$10,676 |
| San Francisco | Bay Area | $1,450,000 | $7,888 | $1,428 | $138 | $717 | ~$10,171 |
| Marin | Bay Area | $1,380,000 | $7,508 | $1,449 | $133 | $682 | ~$9,772 |
| Orange | SoCal | $1,147,000 | $6,240 | $1,204 | $130 | $567 | ~$8,141 |
| Santa Cruz | Central Coast | $1,100,000 | $5,984 | $1,133 | $120 | $544 | ~$7,781 |
| Alameda | Bay Area | $1,050,000 | $5,712 | $1,094 | $125 | $519 | ~$7,450 |
| Santa Barbara | Central Coast | $1,020,000 | $5,549 | $1,020 | $130 | $504 | ~$7,203 |
Monthly P&I based on 90% LTV at 6.09% / 30-year fixed. Property tax uses county effective rate. Insurance reflects county-average annual premium divided by 12 and includes estimated statewide FAIR Plan assessment. Note: Loans in this tier exceed conforming limits and utilize Jumbo financing; actual rates may vary from the 6.09% benchmark used here. Jumbo loans typically require a 700+ credit score and may carry rates 0.25%–0.75% higher, which would increase these estimates.
Here's the kicker:
In San Mateo County, you'd need a household income of roughly $325,000 just to meet the standard 28% front-end DTI ratio. That's top-5% income nationally — and it only gets you a median-priced home.
Tier 2: $4,500–$7,000/Month — The High-Cost Middle
Tier 2 This tier covers most of coastal and suburban California. These are counties where dual-income professional households can qualify — but it's tight.
| County | Region | Median Price | Monthly P&I | Property Tax | Insurance | PMI | Est. Total |
|---|---|---|---|---|---|---|---|
| San Diego | SoCal | $950,000 | $5,168 | $998 | $108 | $470 | ~$6,744 |
| Los Angeles | SoCal | $891,000 | $4,847 | $1,069 | $133 | $440 | ~$6,489 |
| San Luis Obispo | Central Coast | $906,000 | $4,929 | $906 | $117 | $448 | ~$6,400 |
| Ventura | SoCal | $850,000 | $4,624 | $893 | $117 | $420 | ~$6,054 |
| Napa | Bay Area | $825,000 | $4,488 | $858 | $125 | $408 | ~$5,879 |
| Contra Costa | Bay Area | $825,000 | $4,488 | $846 | $113 | $408 | ~$5,855 |
| Sonoma | Bay Area | $780,000 | $4,243 | $796 | $133 | $386 | ~$5,558 |
| Monterey | Central Coast | $780,000 | $4,243 | $780 | $117 | $386 | ~$5,526 |
| San Benito | Central Valley | $700,000 | $3,808 | $728 | $117 | $346 | ~$4,999 |
| Placer | Central Valley | $650,000 | $3,536 | $683 | $125 | $321 | ~$4,665 |
| El Dorado | Other | $640,000 | $3,482 | $672 | $133 | $316 | ~$4,603 |
| Yolo | Central Valley | $570,000 | $3,101 | $594 | $108 | $282 | ~$4,085 |
| Solano | Bay Area | $540,000 | $2,938 | $567 | $108 | $267 | ~$3,880 |
Solano County: The Bay Area's Affordability Outlier
- Technically in the San Francisco Bay Area region
- Costs roughly half what neighboring Alameda or Contra Costa counties do
- For remote workers priced out of the core Bay Area, Solano represents one of the most significant value gaps in the state
Tier 3: $2,500–$4,500/Month — The Affordable Middle
Tier 3 Central Valley and Far North counties dominate this tier. These are the counties where a single income in the $80,000–$130,000 range can support homeownership.
| County | Region | Median Price | Monthly P&I | Property Tax | Insurance | PMI | Est. Total |
|---|---|---|---|---|---|---|---|
| Riverside | SoCal | $575,000 | $3,128 | $528 | $100 | $284 | ~$4,040 |
| Sacramento | Central Valley | $520,000 | $2,829 | $546 | $108 | $257 | ~$3,740 |
| San Joaquin | Central Valley | $500,000 | $2,720 | $525 | $108 | $247 | ~$3,600 |
| San Bernardino | SoCal | $475,000 | $2,584 | $432 | $100 | $235 | ~$3,351 |
| Stanislaus | Central Valley | $440,000 | $2,394 | $462 | $108 | $218 | ~$3,182 |
| Butte | Other | $400,000 | $2,176 | $400 | $133 | $198 | ~$2,907 |
| Fresno | Central Valley | $400,000 | $2,176 | $420 | $100 | $198 | ~$2,894 |
| Sutter | Other | $380,000 | $2,067 | $399 | $108 | $188 | ~$2,762 |
| Merced | Central Valley | $375,000 | $2,040 | $394 | $108 | $185 | ~$2,727 |
| Shasta | Other | $370,000 | $2,013 | $378 | $125 | $183 | ~$2,699 |
| Madera | Central Valley | $370,000 | $2,013 | $381 | $108 | $183 | ~$2,685 |
| Yuba | Other | $370,000 | $2,013 | $381 | $108 | $183 | ~$2,685 |
| Imperial | SoCal | $350,000 | $1,904 | $358 | $92 | $173 | ~$2,527 |
| Tulare | Central Valley | $340,000 | $1,850 | $357 | $100 | $168 | ~$2,475 |
| Kern | Central Valley | $330,000 | $1,795 | $347 | $100 | $163 | ~$2,405 |
| Kings | Central Valley | $310,000 | $1,686 | $326 | $100 | $153 | ~$2,265 |
Now here's where things get interesting.
Notice how Sacramento County — the state capital, a major metro, with a growing tech-overflow economy — costs roughly the same per month as San Bernardino County, which sits in the Inland Empire with longer commutes and hotter summers. Sacramento gets you a state-capital economy for Inland Empire prices.
Similarly, Riverside County at ~$4,040/month looks expensive for the Inland Empire — but compare it to neighboring San Diego at ~$6,744 or Orange County at ~$8,141, and the value proposition becomes clear.
Pro Tip: How do these numbers compare to renting in your area? Run a side-by-side comparison with the Rent vs Buy Calculator.
Tier 4: Under $2,500/Month — California's Hidden Bargains
Tier 4 These counties offer monthly ownership costs comparable to the national median — yes, in California.
| County | Region | Median Price | Monthly P&I | Property Tax | Insurance | PMI | Est. Total |
|---|---|---|---|---|---|---|---|
| Glenn | Central Valley | $300,000 | $1,632 | $312 | $100 | $148 | ~$2,192 |
| Lake | Other | $295,000 | $1,605 | $304 | $133 | $146 | ~$2,188 |
| Tehama | Other | $295,000 | $1,605 | $306 | $117 | $146 | ~$2,174 |
| Siskiyou | Other | $280,000 | $1,523 | $287 | $125 | $138 | ~$2,073 |
| Lassen | Other | $226,000 | $1,229 | $234 | $117 | $112 | ~$1,692 |
Lassen County, in California's remote northeast corner, has a total monthly ownership cost of roughly $1,692. That's less than the median rent for a one-bedroom apartment in San Francisco.
But there's a tradeoff.
These counties are affordable for a reason: they're remote, with limited job markets, fewer services, and longer drives to major metro areas. The tradeoff is real.
The 5 Biggest Insights From Our Analysis
1. The "Property Tax Illusion"
Everyone thinks Prop 13 keeps taxes at 1%.
The truth is:
Voter-approved bonds, school levies, and Mello-Roos fees can push your effective property tax rate to 1.50% or higher. On a $1M home, that's an extra $500/month that most online calculators miss.
The range for new buyers runs from 1.02% (Modoc County) to 1.30%+ (Alameda County) — and in newer developments in Riverside, Sacramento, Irvine, and Chula Vista, Mello-Roos supplemental taxes push the total to 1.50%+. That's an additional $200–$500/month on top of what you expected.
Pro Tip: Always ask about Mello-Roos before making an offer, especially in new construction or master-planned communities. Our California Mortgage Calculator lets you input custom tax rates to model these scenarios.
2. The Insurance Crisis Is Reshaping Affordability
Insurance is no longer a small line item. It's a full-blown crisis.
Major insurers have pulled out of wildfire-prone areas entirely. The California FAIR Plan (the state's insurer of last resort) has seen its policy count surge. And after the 2025 LA fires, FAIR Plan assessments are being passed to homeowners everywhere. If you're in a wildfire-adjacent county like Sonoma or Butte, expect to pay 40–80% more than your coastal neighbors.
Insurance Cost Breakdown by Region
Urban coastal counties (SF, San Diego, parts of LA): $1,200–$1,600/year — relatively affordable, lower wildfire risk.
Wildfire-adjacent counties (Sonoma, Santa Barbara foothills, Butte, El Dorado, Shasta): $1,600–$2,400/year, with some properties only insurable through FAIR Plan.
Statewide impact: FAIR Plan emergency assessment adds ~$100–$200/year to premiums everywhere regardless of location.
3. Conforming Loan Limits Create a Two-Tier System
For 2026, the Federal Housing Finance Agency (FHFA) set California's conforming loan limits at two levels:
2026 California Conforming Loan Limits
- $832,750 — Standard limit (applies to 49 of 58 counties)
- $1,249,125 — High-cost limit (applies to 9 counties: Alameda, Contra Costa, Los Angeles, Marin, Napa, Orange, San Francisco, San Mateo, Santa Clara)
Here's why this matters:
If you're buying a $900,000 home in San Diego County (standard limit area), your loan of $810,000 (at 10% down) exceeds the $832,750 conforming limit. You'd need a jumbo loan, which typically requires a 700+ credit score, 10–20% down, and carries rates 0.25%–0.75% higher than conforming.
But if you're buying the same $900,000 home in Los Angeles County (high-cost area), your $810,000 loan is well within the $1,249,125 limit. You qualify for standard conforming rates.
Same home price. Different county. Different loan product. Different cost.
4. The "Commute Premium" Is Enormous
Our data reveals a pattern that won't surprise Californians but is striking in dollar terms:
Moving from a core metro county to an adjacent "commuter" county typically saves $2,000–$4,000/month in housing costs.
| Move From → To | Monthly Savings | Price Drop |
|---|---|---|
| San Francisco → Solano | ~$6,291 | ~$910,000 |
| Santa Clara → Stanislaus | ~$7,494 | ~$1,085,000 |
| Orange → San Bernardino | ~$4,790 | ~$672,000 |
| San Diego → Imperial | ~$4,217 | ~$600,000 |
| Los Angeles → Kern | ~$4,084 | ~$561,000 |
For remote and hybrid workers, these gaps represent life-changing differences in financial pressure.
5. California Has Counties That Match National Affordability
This may be the most important finding.
The national median existing-home price is approximately $360,000 (NAR, January 2026). At 6.09% with 10% down, that's a total monthly cost of roughly $2,580.
Twelve California counties have total monthly ownership costs at or below that national benchmark:
California Counties at or Below National Median Cost
- Lassen, Kings, Tehama, Glenn, Siskiyou, Lake
- Kern, Tulare, Merced, Madera, Imperial, Shasta
These aren't glamorous locations. But they're in California — with California weather, California legal protections for homeowners, and Proposition 13's property tax cap.
For retirees, remote workers, or anyone not tethered to a Bay Area or LA commute, these counties offer genuine California homeownership at prices that would feel normal in Ohio or North Carolina.
The Income You Need: County-by-County Qualification
Using the standard lender guideline that housing costs should not exceed 28% of gross monthly income (the front-end DTI ratio), here's what you need to earn to buy a median-priced home in selected counties:
| County | Total Monthly Cost | Income Needed (28% DTI) |
|---|---|---|
| San Mateo | ~$10,952 | ~$469,000 |
| Santa Clara | ~$10,676 | ~$457,000 |
| San Francisco | ~$10,171 | ~$436,000 |
| Marin | ~$9,772 | ~$419,000 |
| Orange | ~$8,141 | ~$349,000 |
| San Diego | ~$6,744 | ~$289,000 |
| Los Angeles | ~$6,489 | ~$278,000 |
| Riverside | ~$4,040 | ~$173,000 |
| Sacramento | ~$3,740 | ~$160,000 |
| Fresno | ~$2,894 | ~$124,000 |
| Kern | ~$2,405 | ~$103,000 |
| Lassen | ~$1,692 | ~$73,000 |
The median California household income is approximately $95,500 (Census Bureau). At 28% DTI, that supports a monthly housing cost of about $2,228.
The Affordability Reality
A median-income California household can afford to buy a median-priced home in only 5 of 58 counties: Lassen, Kings, Tehama, Glenn, and Siskiyou.
Let that sink in.
What This Means For You
If You're a First-Time Buyer
The data makes one thing clear: location is the single biggest lever you have. A 1% difference in mortgage rate matters. A bigger down payment matters. But moving one county over can save you $2,000–$4,000/month.
Before committing to a location, run your real numbers:
- Start with the California Mortgage Calculator to see your actual monthly payment with county-specific property tax rates
- Use the Rent vs Buy Calculator to see whether buying makes financial sense in your target county given current prices and rents
- Check your DTI to understand how lenders will evaluate your application — total monthly debts should stay below 43–45% of gross income
- Explore first-time homebuyer programs — California has 100+ assistance programs that can be stacked to cover your down payment and closing costs
Pro Tip: Check out CalHFA down payment assistance programs — many California buyers combine state and local programs to buy with almost zero cash out of pocket.
If You're Considering Relocation Within California
The "commute premium" data above is your roadmap. With remote and hybrid work now normalized in many industries, the financial case for relocating from a Tier 1 county to a Tier 2 or Tier 3 county has never been stronger.
Consider: A family moving from San Diego (Tier 2, ~$6,744/month) to Sacramento (Tier 3, ~$3,740/month) saves roughly $36,000 per year in housing costs alone. Over a 10-year ownership period, that's $360,000 in freed-up cash flow.
Want to see the long-term impact? Use the Amortization Calculator to compare how much faster you'd build equity at a lower price point.
If You're Moving to California From Another State
The sticker shock is real. But this study shows that California is not one market — it's at least four:
California's Four Housing Markets
Ultra-Premium (Bay Area core, coastal LA/OC)
Requires top-5% national income. Monthly costs $7,000–$11,000.
High-Cost (coastal suburbs, San Diego, Sacramento metro)
Requires top-20% income. Monthly costs $4,500–$7,000.
Moderate (Central Valley, Inland Empire)
Comparable to Denver, Austin, or Portland. Monthly costs $2,500–$4,500.
Affordable (Far North, rural Central Valley)
Comparable to national median. Monthly costs under $2,500.
Focus your search on the tier that matches your income, and California starts looking a lot more achievable.
Methodology & Data Sources
Data Sources
- Median home prices
- California Association of Realtors (C.A.R.) county-level sales and price reports, most recent available data (2025 Q3/Q4). Where C.A.R. data was unavailable, Zillow Home Value Index (ZHVI) was used as proxy.
- Property tax rates
- County-specific effective tax rates compiled from California Board of Equalization data, county assessor published rates, and third-party analysis. Includes Prop 13 base rate plus average voter-approved bonds and assessments.
- Insurance premiums
- County-average annual premiums from California Department of Insurance 2025 filings and regional rate survey data. Standard coverage: $300,000 dwelling, $100,000 liability, $1,000 deductible.
- Mortgage rate
- Freddie Mac Primary Mortgage Market Survey (PMMS), 30-year fixed-rate average for week of February 12, 2026: 6.09%. See today's rates.
- Conforming loan limits
- Federal Housing Finance Agency (FHFA) 2026 limits for California counties.
- Income data
- U.S. Census Bureau American Community Survey, most recent estimates.
Calculation Method
For each county:
- Applied 10% down payment to median home price
- Calculated monthly principal & interest using standard amortization formula at 6.09% / 360 months
- Applied county effective property tax rate to full purchase price, divided by 12
- Applied county-average annual insurance premium, divided by 12
- Applied PMI at 0.55% of loan amount annually, divided by 12
- Summed components for total monthly cost
Limitations
- Median prices reflect existing single-family homes only, not condos or new construction
- Property tax rates are county averages; actual rates vary by specific address
- Insurance costs vary dramatically by property location, construction type, and wildfire risk zone
- Mello-Roos taxes are property-specific and not systematically included
- PMI rates vary by credit score and lender; 0.55% reflects a mid-range estimate
- Jumbo loan rate premiums in high-cost counties are not modeled
Frequently Asked Questions
What is the cheapest county to buy a home in California?
Based on total monthly ownership cost (not just purchase price), Lassen County in northeastern California is the most affordable at approximately $1,692/month for a median-priced home. This includes mortgage payment, property tax, insurance, and PMI with 10% down at current rates.
What is the most expensive county to buy a home in California?
San Mateo County in the Bay Area has the highest total monthly cost at approximately $10,952/month for a median-priced home. San Francisco and Santa Clara counties are close behind.
How much income do you need to buy a house in California?
It depends entirely on the county. Using the standard 28% front-end DTI ratio, you'd need approximately $73,000/year in Lassen County, $160,000 in Sacramento, $289,000 in San Diego, and $469,000 in San Mateo County. The median California household income of ~$95,500 is sufficient for only about 5 of 58 counties.
What is the average property tax rate in California?
The Proposition 13 base rate is 1% of assessed value. However, voter-approved bonds and special assessments push effective rates for new buyers to 1.05%–1.50%+ depending on the county. Mello-Roos districts (common in newer developments in Riverside, Sacramento, and the Inland Empire) can push total effective rates even higher. See our California Property Tax Guide for the full breakdown.
Does California have the highest property taxes?
No. California's base effective property tax rates for new buyers (1.05%–1.30%, up to 1.50%+ with Mello-Roos) are moderate compared to states like New Jersey (2.23%), Illinois (2.08%), and Texas (1.60%). However, because California home values are so high, the dollar amount of property tax is among the highest in the nation.
Are there any California counties where the median household income can afford the median home?
Yes, but only about 5 counties: Lassen, Kings, Tehama, Glenn, and Siskiyou. In the remaining 53 counties, the median household income falls short of qualifying for a median-priced home at standard lending ratios.
What is Mello-Roos and how does it affect my monthly payment?
Mello-Roos (Community Facilities District taxes) are additional property taxes in certain areas — typically newer developments — that fund infrastructure like roads, sewers, schools, and parks. They can add $200–$500/month to your housing cost and are not capped by Proposition 13. Always ask about Mello-Roos before making an offer.
What are California's conforming loan limits for 2026?
The standard conforming loan limit is $832,750 for most California counties. Nine high-cost counties (Alameda, Contra Costa, Los Angeles, Marin, Napa, Orange, San Francisco, San Mateo, Santa Clara) have a higher limit of $1,249,125. Loans above these amounts require jumbo financing. Use the California Mortgage Calculator to see how this affects your monthly payment.
How do California homeowner insurance costs compare to other states?
California's average premium (~$1,350–$1,616/year) is actually below the national average. However, this is changing rapidly. Wildfire-prone areas face much higher premiums, and the FAIR Plan (insurer of last resort) is expanding. After the January 2025 LA fires, emergency assessments are pushing costs up statewide.
Is it cheaper to rent or buy in California right now?
It varies dramatically by county. In most Bay Area counties, renting is currently cheaper on a monthly basis. In Central Valley and some Inland Empire counties, buying and renting costs are closer to parity — and buying builds equity. Use the Rent vs Buy Calculator with your specific numbers to compare.
BONUS: The 28% Rule Check
Before you start house hunting, run this 30-second test:
Take your gross monthly income and multiply it by 0.28. If that number is lower than the "Est. Total" for your county listed above, you may need a larger down payment or a co-signer to qualify.
Example
- Your household income: $150,000/year ($12,500/month)
- $12,500 × 0.28 = $3,500
- That qualifies you for counties at or below ~$3,500/month — think Sacramento, San Joaquin, or San Bernardino
- For anything above that, you'd need more down payment, a co-borrower, or to run your exact scenario
Your Next Move
- Run your real numbers. This study uses medians. Your situation is unique — plug in your actual price, rate, and down payment.
- Compare renting vs buying. In expensive counties, renting may still be smarter short-term. See your break-even timeline.
- Understand your amortization. See how your payment splits between principal and interest with the Amortization Calculator.
- Explore down payment assistance. California has 100+ programs. Many buyers combine state and CalHFA programs to buy with almost nothing out of pocket.
- Check today's rates. We used 6.09%. Rates move daily — even a small shift on a California-sized mortgage moves the needle.
- Budget for closing costs. Beyond monthly payments, expect 2–5% of the purchase price upfront.
Related Calculators
Helpful Resources
- California First-Time Homebuyer Programs — 100+ assistance programs with income limits and stacking strategies
- CalHFA Down Payment Assistance Guide — Complete breakdown of CalHFA programs, eligibility, and how to apply
- California Property Tax Guide — Everything you need to know about Prop 13, Mello-Roos, and effective tax rates
- California Closing Costs Guide — What to budget for beyond your monthly payment
- Today's Mortgage Rates — Daily rate updates from Federal Reserve data
- Mortgage Rates Guide — How rates work and what drives them up or down
- How Amortization Works — Understanding how your monthly payment is applied
- 27 Housing Hacks — Creative strategies to make homeownership more affordable
About Jon Teera
Jon Teera is the Lead Developer and Founder of CalcLogix. He builds tools that help homebuyers navigate California's complex housing market — because understanding the true cost of homeownership shouldn't require a finance degree.
Read more about how we verify data →Data current as of February 2026. Sources: California Association of Realtors, Freddie Mac, FHFA, California Board of Equalization, California Department of Insurance, U.S. Census Bureau.
Last updated: February 2026 | Next update planned: August 2026