California Mortgage Calculator
Prop 13 Property Tax • Mello-Roos • HOA • PMI • All 58 Counties
Key Takeaway: California median home prices top $800,000. Your all-in monthly payment including Prop 13 tax, HOA, and insurance typically runs $5,000–$6,500. Model your exact scenario below.
California Mortgage Rates in 2026
California 30-year fixed rates in 2026 range from 6.5%–7.2%, tracking national averages closely. With median home prices above $800,000, a quarter-point rate difference equals $100–$150/month. Use our mortgage calculator to compare rate scenarios. Jumbo loans (above $806,500) carry rates 0.1%–0.3% higher; in San Francisco and Santa Clara, the conforming limit reaches $1,209,750 so more buyers qualify for conventional pricing.
Proposition 13: How California Property Tax Works
Prop 13 caps the base property tax rate at 1% of assessed value — reset to your purchase price when you buy. Annual increases are capped at 2% regardless of market appreciation. Local school bonds push the effective rate to 1.05%–1.5% by county:
| County | Eff. Tax Rate | Median Price | Est. Annual Tax |
|---|---|---|---|
| Los Angeles | 1.16% | $825,000 | $9,570 |
| San Francisco | 1.18% | $1,150,000 | $13,570 |
| Orange County | 1.09% | $950,000 | $10,355 |
| San Diego | 1.11% | $875,000 | $9,713 |
| Santa Clara | 1.13% | $1,450,000 | $16,385 |
| Sacramento | 1.09% | $480,000 | $5,232 |
| Riverside | 1.18% | $490,000 | $5,782 |
| San Bernardino | 1.10% | $440,000 | $4,840 |
Mello-Roos: California’s Hidden Tax
Community Facilities Districts levy fixed annual charges — not percentage-based — for local infrastructure in newer developments.
See how Mello-Roos impacts your long-term costs with our amortization schedule calculator.
HOA Fees in California
Over 40% of California homes have an HOA. Average fees run $300–$500/month (San Francisco high-rises: $800–$2,000+). CA Civil Code §5300 requires HOAs to share reserve studies and financials before closing — review for underfunded reserves. Compare payment strategies with our biweekly mortgage calculator.
How Much House Can You Afford in California?
Keep total housing costs (PITI + HOA) below 28% of gross monthly income and total debt below 43% for conventional approval.
| Household Income | Max Monthly (28%) | Approx. Home Price |
|---|---|---|
| $80,000/yr | $1,867 | ~$285,000 |
| $120,000/yr | $2,800 | ~$430,000 |
| $180,000/yr | $4,200 | ~$645,000 |
| $250,000/yr | $5,833 | ~$895,000 |
| $350,000/yr | $8,167 | ~$1,250,000 |
These estimates use 20% down, 6.85% rate, 1.1% property tax, $350/mo HOA. Track your payoff with our mortgage payoff calculator.
California First-Time Buyer Programs (CalHFA 2026)
Monthly Payment by California City (2026)
Based on median prices, 20% down, 30yr at 6.85%, local property tax, $350/mo HOA:
| City | Median Price | Est. Monthly | Income Needed |
|---|---|---|---|
| San Francisco | $1,150,000 | ~$7,850 | ~$335,000/yr |
| San Jose | $1,350,000 | ~$9,100 | ~$390,000/yr |
| Los Angeles | $825,000 | ~$5,700 | ~$244,000/yr |
| San Diego | $875,000 | ~$6,000 | ~$257,000/yr |
| Irvine | $1,100,000 | ~$7,500 | ~$321,000/yr |
| Sacramento | $480,000 | ~$3,350 | ~$143,000/yr |
| Fresno | $330,000 | ~$2,350 | ~$101,000/yr |
| Riverside | $490,000 | ~$3,430 | ~$147,000/yr |
Enter your target city’s median price in the calculator above for a personalized estimate.
California Mortgage FAQ
Approximately $4,200–$5,600/month depending on location. Los Angeles averages ~$5,700/month (includes property tax, HOA, insurance) on an $825,000 home with 20% down at 6.85%. Sacramento averages ~$3,350/month on a $480,000 home. Use the calculator above for your exact city and purchase price.
Prop 13 resets your assessed value to your purchase price and caps annual increases at 2% regardless of market appreciation. Your effective tax rate is ~1.05%–1.5% including local school bonds. This makes your property tax payment predictable for as long as you own the home — a major long-term advantage over states that reassess annually.
Mello-Roos is a fixed Community Facilities District tax for local infrastructure — not percentage-based like property tax. It adds $100–$500/month ($1,200–$6,000/year) to housing costs and is most common in California developments built after 1982. Always request the full property tax bill before making an offer.
Conventional loans require 620+ (740+ for best rates). FHA accepts 580+ with 3.5% down, or 500+ with 10% down. Jumbo loans common in the Bay Area typically require 700–720+. CalHFA programs generally require 660+.
As little as 3% for conventional (20% avoids PMI). FHA requires 3.5% down. VA and USDA offer 0% down. CalHFA’s Dream For All can fund up to 20% of the purchase price as a shared-appreciation loan for income-qualifying buyers.
$806,500 in most counties. High-cost counties like San Francisco, Santa Clara, and San Mateo reach $1,209,750. Loans above these limits are jumbo loans and typically carry rates 0.1–0.3% higher.
Yes. It includes four components: principal & interest, property tax (1.1% California default), homeowners insurance + HOA, and PMI (automatically waived when down payment is 20%+). Enter your county’s actual effective rate for the most accurate result.
CalHFA offers: MyHome Assistance (up to 3.5% of purchase price as a deferred loan for down payment), Zero Interest Program ZIP (up to 3% for closing costs at 0% interest), and Dream For All Shared Appreciation (up to 20% down with shared appreciation on future sale). Visit calhfa.ca.gov for current income limits and rates.
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