Estimate your monthly mortgage payment in California — principal & interest plus California property tax and homeowner’s insurance.
Buying a home in California: what to know
The nation’s most expensive major-state market, currently flat: C.A.R. statewide median for existing single-family homes was $901,420 in Aug 2026 (+0.1% YoY, 3.7 months of inventory, 28 median days on market), with underlying appreciation near zero despite seasonal firmness. Only 18% of households can afford the median-priced home, per PPIC. With a median home price of $764,158 (Zillow ZHVI, Aug 2026), 20% down means borrowing about $611,326 — within the 2026 conforming limit of $832,750 for most California counties. Property taxes run about 0.7% of assessed value (effective rate), and insurance averages $1,492 a year statewide — both baked into the calculator above. First-time buyers should check out CalHFA MyHome Assistance Program and California Dream For All Shared Appreciation Loan before shopping lenders.
California mortgage facts
| Fact | Figure |
|---|---|
| 2026 conforming loan limit (1-unit) | $832,750 |
| Median home price | $764,158 |
| Median effective property tax rate | 0.7% |
| Average homeowner’s insurance | $1,492/year |
Data as of October 2026. Sources: FHFA (2026 conforming limits), Zillow ZHVI (Aug 2026), Tax Foundation (2026 (2024 ACS data)), NAIC via Insurance Information Institute (2022 (published May 2025)); rate: 7.40% (Freddie Mac PMMS, week ending October 15, 2026)
California first-time buyer programs
- CalHFA MyHome Assistance Program — Deferred-payment junior loan for first-time buyers: up to 3.5% of purchase price with a CalHFA FHA first mortgage (3% conventional) for down payment and/or closing costs; no monthly payments until sale, refinance, or payoff. Official site
- California Dream For All Shared Appreciation Loan — Up to 20% of purchase price (max $150,000) as a shared-appreciation second loan for first-generation homebuyers; no monthly payments, repaid with a share of appreciation; distributed by voucher lottery. Official site
How to use this calculator
Start with California’s median home price (pre-filled above) or type the price of a home you’re eyeing. The calculator assumes 20% down — the threshold that avoids private mortgage insurance on conventional loans — and applies California’s median property tax rate and average insurance premium so the monthly figure reflects the true cost of owning, not just principal and interest. Adjust the rate to a quote you’ve received; even half a point moves the payment by hundreds on a California-priced home. Compare a 15-year term against 30 years to see the lifetime-interest tradeoff before you commit.
Worked example: a median California home
Take a median-priced California home at $764,158. With 20% down ($152,832), the loan amount is $611,326. At 7.40% (Freddie Mac PMMS, week ending October 15, 2026) on a 30-year fixed term, principal and interest come to $4,232.70/month. Add property tax of about $445.76/month (0.7% of $764,158, divided by 12) and insurance of about $124.33/month ($1,492 a year), for a total estimated payment of $4,802.79/month. Over 30 years, total interest would be about $912,446. Your rate, down payment, and county tax bill will move these numbers — use the calculator above with your own figures.
What is the conforming loan limit in California for 2026?
The 2026 baseline conforming loan limit for a one-unit property is $832,750 across most of California, per the FHFA’s November 2025 announcement. In designated high-cost areas (Los Angeles, San Francisco Bay Area, San Diego), the 2026 ceiling rises as high as $1,249,125.
How much are property taxes in California?
The median effective property tax rate in California is about 0.7% of a home’s assessed value (Tax Foundation, 2026 (2024 ACS data)). On a $764,158 home, that’s roughly $5,349 a year, or $445.76 a month — already included in the calculator above. Actual bills vary by county and municipality.
How does California’s Proposition 13 affect my property tax as a new buyer?
At purchase your assessed value resets to the purchase price; thereafter annual increases are capped at 2% until a change in ownership or new construction, with the base rate 1% of assessed value plus voter-approved bonds — so new buyers effectively pay ~1.1-1.25% total, not the 0.70% statewide average which reflects long-held homes.
Can I transfer my low Prop 13 tax base if I move (Prop 19)?
Yes — since 2021, homeowners 55+, severely disabled, or disaster victims can transfer their factored base-year value to a replacement home anywhere in California; inherited homes keep the low base only if used as the heir’s primary residence (up to $1M above factored base value excluded).
What is Mello-Roos and why isn’t my tax bill just 1%?
Mello-Roos (Community Facilities District) taxes fund infrastructure in newer developments, are not capped by Prop 13, and typically add 0.3-0.8% of value on top of the 1% base plus voter-approved bonds — check the bill for a ‘CFD’ line item before offering.