Rent vs buy in San Jacinto, CA
In San Jacinto, California, typical rent is $2,366 /mo and the typical home value is $482,066.
Over 7 years, buying comes out $18k ahead
For San Jacinto's market, the calculation uses typical rent and home value, 20% down and today's mortgage rate. Year 6 marks the break-even point.
An opinion, clearly labeled, with the math shown. These figures are estimates, not quotes. Adjust any number, and the stamp changes with it.
- Owning costs less by
- $18k after 7 years
- Break-even point
- year 6 when owning catches up
- Actual cost of owning
- $4,145 /mo year 1, against $2,366 rent
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The stamp uses San Jacinto's typical figures for rent and home value. The result can change with your rent, price and years.
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In San Jacinto, is renting or buying cheaper?
Across 7 years, buying costs $18,056 less, including the money returned to you when you sell. In year 6, owning's net cost falls below renting's and remains lower.
Renting. Owning. Net cost by year so far.
Average rent compared with mortgage payments in San Jacinto
The full picture includes more than rent and mortgage. At San Jacinto's typical price, here are all costs each month in year 1.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $2,366 | All of it, every month |
| Mortgage payment | $2,628 | $2,317 of it is interest in year 1 |
| Property tax | $341 | 0.85% of the value a year |
| Insurance | $101 | Census median for the city |
| Upkeep | $402 | 1% of the value a year |
| Owning, cash out | $3,472 | $312 of it builds equity |
| Lost return on the down payment | $784 | This shows what the cash would earn each year at 8.3%. |
| Buying costs, spread out | $201 | 3.5% of the price over 7 years |
| True cost of owning | $4,145 | Cash out minus the equity part, with the two lines above added. |
The San Jacinto verdict explained by numbers
- Typical home valueZillow ZHVI, September 2026
- $482,066
- Typical rentZillow ZORI, September 2026
- $2,366 /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, San Jacinto
- 0.85% of value
- Home insuranceCensus ACS 2020-2024, San Jacinto
- $101 /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 could change the result in San Jacinto?
Every line marks a threshold where San Jacinto's 7-year verdict changes. All other factors remain the same.
Renting is cheaper when
- Home prices grow by less than 4.9% each year; our calculation uses California's long-run rate of 5.3%.
- For this result, the mortgage rate needs to stay above 7.90%.
- A similar home would rent for less than $2,170 monthly. Here, the typical figure is $2,366.
- You relocate before year 6.
Buying comes out ahead when
- Home prices rise by more than 4.9% a year.
- You secure a mortgage rate under 7.90%. Today's figure is 7.24%.
- If you rented the same home, your monthly cost would exceed $2,170.
- Your stay lasts at least 6 years.
How San Jacinto compares with the other 812 cities
| Measure | San Jacinto | Median city |
|---|---|---|
| Typical home value | $482,066 | $422,451 |
| Typical rent | $2,366 /mo | $1,837 /mo |
| Price-to-rent ratio | 17.0 (#493 of 813) | 18.5 |
| Home prices, last 10 years | 7.2% a year | 6.2% a year |
| Property tax | 0.85% | 0.87% |
| Households that rent | 25% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
Other California cities
- 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.
- It's a toss-up in Sacramento, CA, with renting ahead by $3k.
- Renting wins by $111k in Long Beach, CA.
- Renting wins by $44k in Oakland, CA.
- Buying wins by $11k in Bakersfield, CA.
- Renting wins by $115k in Anaheim, CA.
- Buying wins by $16k in Stockton, CA.
- Renting wins by $27k in Riverside, CA.