Rent vs buy in La Mesa, CA
In La Mesa, California, the typical rent is $2,627 /mo and the typical home is $881,814.
Over 7 years, renting comes out $105k ahead.
Using La Mesa's typical rent along with its home value, the calculation applies 20% down and today's mortgage rate. Equal costs occur in year 16.
An opinion, clearly labelled, with the math shown. These are estimates, not quotes. Adjust a number and the stamp adjusts too.
- Renting leads by
- $105k after 7 years
- Break-even point
- 16th year when owning catches up
- Actual cost of ownership
- $7,357 each month year 1, against $2,627 rent
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La Mesa's typical figures for rent and home value are what the stamp uses. Change your rent, your price or your years and the result can flip.
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In La Mesa, is renting or buying cheaper?
When sale proceeds are included, renting costs $104,793 less across 7 years. For the first 15 years, renting is cheaper. In year 16, owning catches up.
Rent option. Ownership option. Year-by-year net cost to date.
In La Mesa, average rent compared with mortgage payment
Rent and mortgage payments don't tell the full story. At La Mesa's typical price, year 1 includes these monthly costs.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $2,627 | All of it, every month |
| Mortgage payment | $4,808 | $4,238 of it is interest in year 1 |
| Property tax | $485 | 0.66% of the value a year |
| Insurance | $99 | Census median for the city |
| Upkeep | $735 | 1% of the value a year |
| Owning, cash out | $6,126 | $570 of it builds equity |
| Lost return on the down payment | $1,433 | Annual return on the cash: 8.3% |
| Buying costs, spread out | $367 | 3.5% of the price over 7 years |
| True cost of owning | $7,357 | Cash paid, minus equity, plus both lines listed above. |
La Mesa figures behind the result
- Typical home valueZillow ZHVI, September 2026
- $881,814
- Typical rentZillow ZORI, September 2026
- $2,627 /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, La Mesa
- 0.66% of value
- Home insuranceCensus ACS 2020-2024, La Mesa
- $99 /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
Which changes could reverse the La Mesa result?
Each line shows when La Mesa's 7-year result changes, with every other figure fixed.
Renting comes out ahead when
- With annual home price growth below 6.6%, we apply California's 5.3% long-run rate.
- The mortgage rate remains above 5.12%.
- A similar home rents for less than $3,750 each month. The typical rent here is $2,627.
- Your move comes before year 16.
Buying comes out ahead when
- Annual home price growth exceeds 6.6%.
- You secure a rate under 5.12% on your mortgage. Today's rate is 7.24%.
- Your rent for that home would exceed $3,750 monthly.
- You remain there for 16 years or longer.
La Mesa compared with the other 812 cities
| Measure | La Mesa | Median city |
|---|---|---|
| Typical home value | $881,814 | $422,451 |
| Typical rent | $2,627 /mo | $1,837 /mo |
| Price-to-rent ratio | 28.0 (#92 of 813) | 18.5 |
| Home prices, last 10 years | 6.1% a year | 6.2% a year |
| Rents, last 5 years | 4.4% a year | 4% a year |
| Property tax | 0.66% | 0.87% |
| Households that rent | 52% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
More cities in California
- Rent wins by $111k in Los Angeles, CA.
- Rent wins by $108k in San Diego, CA.
- Rent wins by $210k in San Jose, CA.
- Rent. San Francisco, CA. Renting is ahead by $128k.
- Buy. Fresno, CA. Buying has a $22k advantage.
- Sacramento, CA. The result is close, and renting leads by $3k.
- Rent. Long Beach, CA. Renting is ahead by $111k.
- Rent. Oakland, CA: rent vs buy. Renting wins by $44k.
- Buying is ahead by $11k in Bakersfield, CA.
- In Anaheim, CA, renting leads by $115k.
- Buy. Stockton, CA. Buying comes out ahead by $16k.
- Rent. Riverside, CA. Renting comes out ahead by $27k.