State rental market reference · Data updated October 18, 2026
California rental market for DSCR investors: rent, taxes and insurance by county
What a rental in California rents for, what it costs to carry, and whether it stays rented, from official data for all 58 counties. Read it before you price a deal here.
California at a glance
What does a rental rent for?
$2,964 a month
HUD's FY2027 2-bedroom Fair Market Rent where most of California's renters live, from $1,084 (Modoc County) to $4,254 (Santa Cruz County). It is the government figure for a modest 2-bedroom unit, utilities included, not the rent for a house.
What will property taxes cost?
0.70% of value a year
Homeowners in California pay a median $5,124 a year on a median home value of $734,700 (Census ACS 2020–2024). A rental can be taxed at a different rate than an owner's home; the local tax bill is the real number.
What will insurance cost?
$1,300 a year
The median that homeowners with a mortgage in California report paying for homeowners insurance (Census ACS 2020–2024). It is not a landlord quote: a rental policy usually costs more, and flood cover is extra.
Will it stay rented?
4.2% rental vacancy
Share of California's rental homes vacant and for rent (Census ACS 2020–2024), across 5,980,523 renter households. Lower means rentals fill faster.
Are jobs growing?
Employment down 1.3% in a year
Employed residents in August 2026 against a year earlier; unemployment 5.4% (BLS, not seasonally adjusted, so compare the same month a year apart).
Is new supply coming?
103,856 homes permitted in 2025
About 7.7 new homes per 1,000 households; 56% single-family (Census Building Permits Survey). More new homes means more competition for tenants and buyers.
How often does it flood?
13,766 flood claims since 2005
National Flood Insurance Program claims on properties in California since 2005, $391.6 million paid (FEMA). Claims show where water has reached insured buildings; they are not a flood map, so check the FEMA flood zone for the address.
What it means for a DSCR rental in California
A lender's DSCR is the monthly rent divided by the full monthly payment: principal, interest, property taxes, insurance and any HOA dues. Many lenders accept 1.00x; 1.20x leaves a cushion.
Take a home at California's median value of $734,700, bought with 25% down on a 7.5% 30-year loan, with the state's typical tax rate and insurance:
- Principal and interest ($551,025 loan)
- $3,853
- Property taxes
- $429
- Insurance
- $108
- Full monthly payment
- $4,390
- Rent for a 1.20x DSCR
- $5,270 a month
The government 2-bedroom figure where most of California's renters live is $2,964 a month, below the $5,270 that home needs. A house usually rents for more than a 2-bedroom unit, so price the house you are looking at with its own rent. The last column of the table below gives the same figure for each county.
Rules and costs a landlord faces in California
Each line quotes the official source it comes from and the date it was last checked. These are general rules, not legal advice; local rules can add to them.
- How large a security deposit can you take?
Up to one month's rent.
a landlord shall not demand or receive security, however denominated, in an amount or value in excess of an amount equal to one month’s rent, in addition to any rent for the first month paid on or before initial occupancy.
California Legislature, checked October 18, 2026
- How fast must the deposit come back?
Within 21 days after the tenancy ends.
No later than 21 calendar days after the tenant has vacated the premises ... the landlord shall furnish the tenant, a copy of an itemized statement ... and shall return any remaining portion of the security to the tenant
California Legislature, checked October 18, 2026
- What does the state charge to record a purchase?
State tax: $0.55 per $500.
may impose, on each deed, instrument, or writing by which any lands, tenements, or other realty sold within the county shall be granted ... a tax at the rate of fifty-five cents ($0.55) for each five hundred dollars ($500) or fractional part thereof
California Legislature, checked October 18, 2026
- Where do you insure when private insurers decline?
California FAIR Plan; wind is written separately.
The California FAIR Plan, the state’s insurer of last resort, may have coverage for wind damage if the policyholder purchased extended coverage or if a consumer has purchased a supplemental “difference in conditions” (DIC) policy from another insurance company.
California Department of Insurance, checked October 18, 2026
Market hubs in California
DSCRInfo does not publish a monthly market hub in California yet. The figures above and the table below cover every county; the market hubs cover other states.
California by county
All 58 counties, most renter households first. "Rent for 1.20x" is the monthly rent a home at that county's median value needs on the example loan above. A dash means the source publishes no reliable figure there.
| County | 2-bed FMR | Property tax | Insurance / yr | Rental vacancy | Jobs, 1 yr | Permits | Flood claims | Rent for 1.20x |
|---|---|---|---|---|---|---|---|---|
| Los Angeles County | $2,964 | 0.68% | $1,270 | 4.0% | -0.8% | 22,250 | 1,847 | $5,940 |
| San Diego County | $2,823 | 0.68% | $1,350 | 3.9% | -1.6% | 11,707 | 1,024 | $6,090 |
| Orange County | $3,057 | 0.66% | $1,320 | 4.4% | -1.9% | 4,992 | 594 | $6,820 |
| Santa Clara County | $3,272 | 0.67% | $1,260 | 5.1% | -0.6% | 5,323 | 348 | $10,500 |
| Alameda County | $2,805 | 0.78% | $1,360 | 5.7% | -1.9% | 2,778 | 164 | $7,850 |
| San Bernardino County | $2,103 | 0.70% | $1,240 | 3.4% | -1.5% | 6,240 | 340 | $3,660 |
| Riverside County | $2,103 | 0.78% | $1,320 | 5.0% | -1.5% | 9,697 | 406 | $4,070 |
| Sacramento County | $2,201 | 0.73% | $1,170 | 4.2% | -1.5% | 6,561 | 705 | $3,870 |
| San Francisco County | $3,697 | 0.71% | $1,510 | 6.7% | -1.2% | 1,444 | 20 | $9,920 |
| Fresno County | $1,685 | 0.74% | $1,180 | 3.1% | -1.6% | 2,271 | 55 | $2,850 |
| Contra Costa County | $2,805 | 0.83% | $1,420 | 2.8% | -1.9% | 1,163 | 351 | $6,320 |
| Kern County | $1,656 | 0.88% | $1,070 | 3.5% | -0.6% | 3,159 | 105 | $2,530 |
| San Mateo County | $3,697 | 0.61% | $1,420 | 8.5% | -1.2% | 2,216 | 372 | $10,910 |
| Ventura County | $2,424 | 0.68% | $1,350 | 3.8% | -2.2% | 1,609 | 393 | $5,870 |
| San Joaquin County | $2,015 | 0.75% | $1,210 | 3.4% | -2.3% | 2,522 | 138 | $3,860 |
| Sonoma County | $2,819 | 0.70% | $1,450 | 2.7% | -1.5% | 1,690 | 1,730 | $5,850 |
| Santa Barbara County | $3,106 | 0.65% | $1,270 | 3.3% | +0.1% | 1,371 | 467 | $5,620 |
| Stanislaus County | $1,803 | 0.71% | $1,120 | 2.9% | -2.3% | 1,205 | 36 | $3,260 |
| Monterey County | $2,416 | 0.63% | $1,270 | 2.1% | -2.1% | 775 | 284 | $5,530 |
| Tulare County | $1,450 | 0.70% | $980 | 2.7% | -2.1% | 1,790 | 179 | $2,410 |
| Solano County | $2,342 | 0.75% | $1,310 | 2.8% | -1.9% | 881 | 211 | $4,480 |
| San Luis Obispo County | $2,720 | 0.68% | $1,280 | 4.6% | -2.0% | 663 | 196 | $5,880 |
| Placer County | $2,201 | 0.84% | $1,360 | 4.2% | -1.5% | 3,254 | 78 | $5,040 |
| Merced County | $1,517 | 0.67% | $1,020 | 2.5% | -1.4% | 780 | 367 | $2,830 |
| Santa Cruz County | $4,254 | 0.64% | $1,580 | 3.7% | -2.0% | 470 | 502 | $7,280 |
Show the other 33 counties
| County | 2-bed FMR | Property tax | Insurance / yr | Rental vacancy | Jobs, 1 yr | Permits | Flood claims | Rent for 1.20x |
|---|---|---|---|---|---|---|---|---|
| Marin County | $3,697 | 0.66% | $2,110 | 3.8% | -2.0% | 149 | 1,021 | $10,690 |
| Butte County | $1,509 | 0.69% | $1,380 | 5.9% | -1.7% | 997 | 118 | $3,100 |
| Yolo County | $2,135 | 0.77% | $1,160 | 5.2% | -1.6% | 397 | 65 | $4,500 |
| Shasta County | $1,581 | 0.69% | $1,450 | 5.7% | +0.6% | 254 | 121 | $2,700 |
| Humboldt County | $1,554 | 0.64% | $1,230 | 2.2% | -2.0% | 325 | 43 | $3,220 |
| Imperial County | $1,347 | 0.77% | $1,090 | 3.3% | +0.1% | 242 | 4 | $2,300 |
| Kings County | $1,512 | 0.75% | $960 | 2.9% | -2.4% | 507 | 10 | $2,380 |
| Napa County | $3,375 | 0.69% | $1,470 | 5.5% | -0.7% | 364 | 425 | $6,220 |
| El Dorado County | $2,201 | 0.70% | $2,200 | 7.4% | -1.5% | 477 | 93 | $4,970 |
| Madera County | $1,460 | 0.70% | $1,290 | 3.5% | -2.5% | 1,247 | 28 | $2,880 |
| Mendocino County | $1,683 | 0.69% | $1,700 | 2.8% | -0.8% | 3 | 110 | $3,750 |
| Sutter County | $1,600 | 0.75% | $1,310 | 2.1% | -1.1% | 360 | 49 | $3,180 |
| Nevada County | $1,885 | 0.75% | $2,820 | 2.7% | -1.9% | 198 | 36 | $4,660 |
| Yuba County | $1,600 | 0.74% | $1,170 | 2.8% | -1.6% | 461 | 56 | $3,020 |
| Tehama County | $1,361 | 0.62% | $1,390 | 1.7% | -0.3% | 36 | 119 | $2,490 |
| Lake County | $1,616 | 0.73% | $1,610 | 2.7% | -2.5% | 85 | 235 | $2,440 |
| San Benito County | $3,004 | 0.81% | $1,360 | 1.1% | +1.5% | 247 | 79 | $5,770 |
| Tuolumne County | $1,603 | 0.66% | $2,660 | 5.7% | -1.1% | 88 | 15 | $3,280 |
| Siskiyou County | $1,254 | 0.64% | $1,440 | 1.6% | -0.7% | 41 | 7 | $2,290 |
| Glenn County | $1,361 | 0.64% | $1,080 | 7.4% | -4.2% | 115 | 25 | $2,550 |
| Amador County | $1,765 | 0.71% | $1,960 | 3.0% | +0.0% | 67 | 24 | $3,350 |
| Calaveras County | $1,533 | 0.73% | $2,120 | 5.4% | -2.9% | 72 | 54 | $3,420 |
| Lassen County | $1,248 | 0.72% | $1,500 | 4.5% | -0.8% | 17 | 24 | $2,010 |
| Del Norte County | $1,406 | 0.61% | $1,180 | 1.6% | -0.3% | 113 | 13 | $2,480 |
| Colusa County | $1,344 | 0.62% | $1,230 | 1.3% | +2.1% | 17 | 29 | $2,840 |
| Inyo County | $1,465 | 0.74% | $1,140 | 5.2% | -0.8% | 10 | 1 | $2,570 |
| Plumas County | $1,422 | 0.70% | $1,840 | 10.1% | -3.5% | 44 | 18 | $2,700 |
| Mono County | $1,927 | 0.65% | $1,640 | 15.9% | +2.1% | 43 | 7 | $4,600 |
| Mariposa County | $1,486 | 0.61% | $2,330 | 11.5% | -0.5% | 22 | 0 | $2,910 |
| Trinity County | $1,153 | 0.58% | $1,790 | 6.1% | -3.0% | 33 | 2 | $2,420 |
| Modoc County | $1,084 | 0.69% | $1,400 | 0.3% | -1.8% | 9 | 0 | $1,710 |
| Sierra County | $1,526 | 0.69% | $1,670 | 0.9% | +4.8% | 1 | 14 | $2,480 |
| Alpine County | $1,526 | 0.77% | $3,020 | – | +8.2% | 4 | 2 | $4,470 |
Where these numbers come from
- 2-bedroom Fair Market Rent
- HUD's FY2027 Fair Market Rents, in effect from October 1, 2026: the rent and utilities of a modest 2-bedroom unit, set for housing vouchers. It is not a house rent. Where HUD publishes by town (New England), the county shows the range. HUD Fair Market Rents
- Property tax, insurance, vacancy and home value
- Census American Community Survey 5-year estimates, 2020–2024. Property tax is the median tax paid divided by the median home value of owner-occupied homes. Insurance is the median that owners with a mortgage report paying, not a landlord quote. Rental vacancy is homes vacant for rent divided by all rental homes. Figures from too few homes are left blank. American Community Survey
- Jobs
- BLS Local Area Unemployment Statistics: employed residents in August 2026 against the same month a year earlier, not seasonally adjusted. BLS LAUS
- Permits
- Census Building Permits Survey: new housing units authorized in 2025, all building sizes. Building Permits Survey
- Flood claims
- FEMA National Flood Insurance Program claims with a loss in 2005 or later, and the net amount paid. Only insured buildings appear. Check a flood zone
These are screening figures for comparing places, not a quote, an appraisal or a loan offer. California total flood payments since 2005: $391.6 million.