Rent vs buy in Bakersfield, CA
In Bakersfield, California, the typical rent is $1,901 /mo and the typical home price is $385,686.
Buying comes out ahead by $11k over 7 years
Assumptions include Bakersfield's typical rent and home value, plus 20% down and today's mortgage rate. The break-even point is year 6.
An opinion, clearly labeled, with the math shown. These are estimates, not quotes. The stamp changes whenever you change a number.
- Owning leads by
- $11k after 7 years
- The break-even point
- Year: 6 when owning catches up
- The real cost of ownership
- $3,364 each month year 1, against $1,901 rent
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Is it cheaper to rent or buy in Bakersfield?
Over 7 years, buying saves $10,621 after counting the money you get back when you sell. In year 6, owning's net cost falls below renting's and remains lower.
For renting For owning So far, net cost by year.
Bakersfield: average rent compared with the mortgage payment
Rent and the mortgage don't cover everything. Here are all monthly costs based on Bakersfield's typical price in year 1.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $1,901 | All of it, every month |
| Mortgage payment | $2,103 | $1,853 of it is interest in year 1 |
| Property tax | $312 | 0.97% of the value a year |
| Insurance | $90 | Census median for the city |
| Upkeep | $321 | 1% of the value a year |
| Owning, cash out | $2,826 | $249 of it builds equity |
| Lost return on the down payment | $627 | The annual return on cash at 8.3% |
| Buying costs, spread out | $161 | 3.5% of the price over 7 years |
| True cost of owning | $3,364 | Cash out minus the equity portion, plus the two amounts listed above |
The figures behind Bakersfield's result
- Typical home valueZillow ZHVI, September 2026
- $385,686
- Typical rentZillow ZORI, September 2026
- $1,901 /mo
- Down payment20% avoids private mortgage insurance, which the engine does not model
- 20%
- Mortgage rateFreddie Mac Primary Mortgage Market Survey (FRED MORTGAGE30US)
- 7.24%
- Home price growthFHFA house price index, California, 1995 to 2025
- 5.3% a year
- Rent growthCPI rent of primary residence, yearly growth 2006 to 2026
- 3.5% a year
- Return on savings60% S&P 500 with dividends and 40% 10-year Treasuries, rebalanced yearly, 1928 to 2025
- 8.3% a year
- Property taxCensus ACS 2020-2024, Bakersfield
- 0.97% of value
- Home insuranceCensus ACS 2020-2024, Bakersfield
- $90 /mo
- MaintenanceFannie Mae, low end of 1% to 4%
- 1% of value a year
- Buying costsFreddie Mac, middle of 2% to 5%
- 3.5% of price
- Selling costsAgent commission plus closing costs
- 6% of price
In Bakersfield, what would flip it?
Each line shows where the 7-year verdict in Bakersfield switches, and nothing else changes.
Renting comes out ahead when
- Home-price growth below 5.0% annually is the condition. The rate used is 5.3%, California's long-run rate.
- If the mortgage rate remains above 7.73%, this condition holds.
- A similar home rents for under $1,790 a month, compared with the typical $1,901 here.
- You make your move before year 6.
Buying comes out ahead when
- Home prices rise by more than 5.0% a year.
- You secure a mortgage rate under 7.73%, compared with today's rate of 7.24%.
- If you rented the same home, you'd pay more than $1,790 a month.
- You remain for 6 years or longer.
How Bakersfield compares with the other 812 cities
| Measure | Bakersfield | Median city |
|---|---|---|
| Typical home value | $385,686 | $422,451 |
| Typical rent | $1,901 /mo | $1,837 /mo |
| Price-to-rent ratio | 16.9 (#497 of 813) | 18.5 |
| Home prices, last 10 years | 6% a year | 6.2% a year |
| Rents, last 5 years | 5.2% a year | 4% a year |
| Property tax | 0.97% | 0.87% |
| Households that rent | 39% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
More cities in California
- Renting wins by $111k in Los Angeles, CA.
- Renting wins by $108k in San Diego, CA.
- Renting wins by $210k in San Jose, CA.
- Renting wins by $128k in San Francisco, CA.
- Buying wins by $22k in Fresno, CA.
- Too close to call in Sacramento, CA, with renting ahead by $3k.
- Renting wins by $111k in Long Beach, CA.
- Renting wins by $44k in Oakland, CA.
- Renting wins by $115k in Anaheim, CA.
- Buying wins by $16k in Stockton, CA.
- Renting wins by $27k in Riverside, CA.
- Renting wins by $263k in Irvine, CA.