Rent vs buy in South San Francisco, CA
South San Francisco, California has a typical rent of $4,141 /mo and a typical home value of $1,216,286.
Over 7 years, renting comes out ahead by $89k
Using South San Francisco's typical home value and rent, with 20% down and the mortgage rate today. You break even in year 12.
Clearly labeled opinion with the math shown. Estimates, not quotes. The stamp changes when you change a number.
- Renting leads by
- $89k after 7 years
- Break-even point
- year 12 when owning catches up
- Real cost of owning
- $10,066 each month year 1, against $4,141 rent
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For the stamp we use South San Francisco's usual rent and usual home value. Your rent, price and time period can change the result.
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Would renting or buying cost less in South San Francisco?
Across 7 years, renting saves $88,660 after counting the money returned when you sell. For the first 11 years, renting costs less. In year 12, owning catches up.
The renting option. The owning option. Net cost to date, by year.
Average rent compared with mortgage payments in South San Francisco
Rent and mortgage payments don't tell the whole story, so here is every monthly cost for year 1, using South San Francisco's typical price.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $4,141 | All of it, every month |
| Mortgage payment | $6,631 | $5,845 of it is interest in year 1 |
| Property tax | $618 | 0.61% of the value a year |
| Insurance | $106 | Census median for the city |
| Upkeep | $1,014 | 1% of the value a year |
| Owning, cash out | $8,369 | $786 of it builds equity |
| Lost return on the down payment | $1,977 | What the cash would earn yearly at 8.3% |
| Buying costs, spread out | $507 | 3.5% of the price over 7 years |
| True cost of owning | $10,066 | Cash paid out, minus the equity portion, plus the two lines above |
South San Francisco's result comes from these figures.
- Typical home value from Zillow ZHVI, September 2026
- $1,216,286
- Typical monthly rent Zillow ZORI, September 2026
- $4,141 each month
- The engine does not model private mortgage insurance, which 20% down avoids.
- 20%
- Mortgage rate: Freddie Mac Primary Mortgage Market Survey (FRED MORTGAGE30US)
- 7.24%
- FHFA house price index, California, 1995 to 2025 for home price growth
- Each year: 5.3%
- Rent growth: CPI primary residence rent, annual growth 2006 to 2026
- Each year: 3.5%
- Savings return: With dividends, 60% S&P 500; 40% 10-year Treasuries, rebalanced each year, 1928 to 2025
- Annually: 8.3%
- Census ACS 2020-2024, South San Francisco for property tax
- Value times 0.61%
- Census ACS 2020-2024, South San Francisco for home insurance
- Monthly: $106
- Upkeep: Fannie Mae, low end of 1% to 4%
- Each year: 1% of value
- Freddie Mac, middle of 2% to 5% for buying costs
- 3.5% of the price.
- Sale expenses: Agent commission plus closing costs
- 6% of the price.
What would reverse the outcome in South San Francisco?
Each line marks the point where South San Francisco's 7-year verdict changes, while everything else stays as it is.
When renting wins
- Home prices grow at less than 6.1% a year; our 5.3% figure is California's long-run rate.
- The rate on mortgages remains above 5.94%.
- Here, a similar property rents for under $5,090 monthly (typical rent: $4,141).
- Your move comes before year 12.
When buying wins
- Home prices grow by more than 6.1% a year.
- Today's mortgage rate is 7.24%. You lock one below 5.94%.
- For the same property, you would pay over $5,090 in monthly rent.
- You remain for 12 years or longer.
South San Francisco compared with the other 812 cities
| Measure | South San Francisco | Median city |
|---|---|---|
| Typical home value | $1,216,286 | $422,451 |
| Typical rent | $4,141 /mo | $1,837 /mo |
| Price-to-rent ratio | 24.5 (#155 of 813) | 18.5 |
| Home prices, last 10 years | 4.4% a year | 6.2% a year |
| Rents, last 5 years | 5.7% a year | 4% a year |
| Property tax | 0.61% | 0.87% |
| Households that rent | 41% | 42% |
Data from Zillow ZHVI and ZORI, Census ACS 2020-2024.
A look at other California cities.
- Rent wins by $111k in Los Angeles, CA.
- In San Diego, CA, renting wins by $108k.
- In San Jose, CA, renting wins by $210k.
- Renting saves $128k in San Francisco, CA.
- Buying saves $22k in Fresno, CA.
- The result is a toss-up, with renting ahead by $3k in Sacramento, CA.
- Renting saves $111k in Long Beach, CA.
- Renting saves $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.