Rent vs buy in Livermore, CA
In Livermore, California, typical rent is $3,066 /mo and a typical home costs $1,071,869.
Over 7 years, renting comes out ahead by $148k.
Today's mortgage rate and 20% down are paired with Livermore's typical rent and home value. The break-even point is year 19.
An opinion, clearly marked, with the calculations shown. These are estimates, not quotes. If you change a number, the stamp changes too.
- Ahead with renting
- $148k after 7 years
- Break-even point
- Year 19 when owning catches up
- Full cost of ownership
- $9,031 /mo year 1, against $3,066 rent
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Is renting or buying cheaper in Livermore?
Counting the money returned when you sell, renting costs $148,072 less over 7 years. For the first 18 years, renting costs less. In year 19, owning catches up.
Renting. Owning. Net cost by year so far.
Livermore: average rent vs mortgage payment
Using Livermore's typical price, here is every monthly cost for year 1; rent and the mortgage don't tell the whole story.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $3,066 | All of it, every month |
| Mortgage payment | $5,844 | $5,151 of it is interest in year 1 |
| Property tax | $688 | 0.77% of the value a year |
| Insurance | $110 | Census median for the city |
| Upkeep | $893 | 1% of the value a year |
| Owning, cash out | $7,535 | $693 of it builds equity |
| Lost return on the down payment | $1,742 | Annual return on the cash at 8.3% |
| Buying costs, spread out | $447 | 3.5% of the price over 7 years |
| True cost of owning | $9,031 | Cash paid, minus the equity portion, plus the two amounts above |
The Livermore verdict explained through its numbers
- Typical home valueZillow ZHVI, September 2026
- $1,071,869
- Typical rentZillow ZORI, September 2026
- $3,066 /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, Livermore
- 0.77% of value
- Home insuranceCensus ACS 2020-2024, Livermore
- $110 /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
What would flip the verdict in Livermore?
Each line shows the point where Livermore's 7-year verdict changes, while all other factors stay the same.
Renting comes out ahead when
- We use 5.3% in the calculation. This is California's rate over the long run. Home prices grow by less than 6.8% each year.
- The mortgage rate remains over 4.77%.
- A similar home rents for under $4,650 a month, compared with the typical $3,066 here.
- Before year 19, you move.
Buying comes out ahead when
- Home prices rise at more than 6.8% a year.
- You secure a mortgage rate under 4.77% (today's is 7.24%).
- The same home would cost more than $4,650 a month to rent.
- You remain there for 19 years or more.
Livermore compared with 812 other cities
| Measure | Livermore | Median city |
|---|---|---|
| Typical home value | $1,071,869 | $422,451 |
| Typical rent | $3,066 /mo | $1,837 /mo |
| Price-to-rent ratio | 29.1 (#77 of 813) | 18.5 |
| Home prices, last 10 years | 4.2% a year | 6.2% a year |
| Rents, last 5 years | 2.8% a year | 4% a year |
| Property tax | 0.77% | 0.87% |
| Households that rent | 28% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
More cities in California
- Los Angeles, CA: renting comes out ahead by $111k.
- San Diego, CA: renting comes out ahead by $108k.
- San Jose, CA: renting comes out ahead by $210k.
- San Francisco, CA: renting comes out ahead by $128k.
- Fresno, CA: buying comes out ahead by $22k.
- Toss-up in Sacramento, CA, with renting ahead by $3k.
- Long Beach, CA: renting comes out ahead by $111k.
- Oakland, CA: renting comes out ahead by $44k.
- Bakersfield, CA: buying comes out ahead by $11k.
- Anaheim, CA: renting comes out ahead by $115k.
- Stockton, CA: buying comes out ahead by $16k.
- Rent. Riverside, CA. The difference favors renting: $27k.