Rent vs Buy in California

Renting vs buying in California: common questions

Which parts of California favor renting over buying right now?

Renting comes out ahead in all 117 California cities we analyze, including Los Angeles, San Diego, San Jose, San Francisco and Sacramento. The main driver is the monthly gap: owning the median home runs about $3,030 a month more than renting it, and the model has the renter invest that difference.

Is buying a home in California a better long-term investment than renting?

Over 20 years, buying leaves you wealthier than renting and investing the difference in none of the 117 California cities we model. That result depends on the assumptions: 20% down, a 7% 30-year mortgage, 3% a year home appreciation and rent growth, and a renter who invests every dollar saved at 7%. A lower mortgage rate, faster appreciation, or a renter who spends the savings all tilt the answer toward buying.

How do monthly rents compare with mortgage payments in California?

The median rent across our California cities is $2,809 a month. Owning the median home costs about $5,839 a month with 20% down at 6.5%, counting principal, interest, property tax, insurance and maintenance. Owning costs more per month than renting in 117 of 117 cities. A higher monthly cost does not settle the question, because part of each mortgage payment builds equity.

Do current mortgage rates make buying less attractive than renting in California?

Rates matter a lot. In Los Angeles, owning the median home ($859,958) costs about $5,839 a month at 6.5% and about $6,301 at 7.5%, a difference of $462 every month against a median rent of $2,809. Each point of rate moves the break-even point by years, so rerun the numbers with the rate you are actually quoted.

What should you weigh when deciding between renting and buying in California?

Four things do most of the work. First, how long you will stay: buying rarely wins under five years because of closing and selling costs. Second, the local price-to-rent ratio, which runs from 16.4 to 38.5 across our California cities. The lower it is, the better the case for buying. Third, property tax, which averages 0.73% of home value a year in these cities. Fourth, what you would do with the down payment if you kept renting.

Where can I find data comparing renting and buying costs across California?

This page compares 117 California cities side by side using Zillow home values and rents, Census income data and local property tax rates. Each city has its own page with monthly cost breakdowns, a break-even year and 10 and 20 year wealth projections, and the rent vs buy calculator lets you change every assumption.