Rent vs buy in Tracy, CA
In Tracy, California, the typical rent is $2,742 /mo, and the typical home is $668,130.
Renting comes out ahead by $20k over 7 years
This calculation uses 20% down and today's mortgage rate, based on Tracy's typical rent and home value. The break-even point occurs in year 9.
Clearly labeled opinion, with the math shown. Estimates, not quotes. If you change a number, the stamp changes.
- Renting leads by
- $20k after 7 years
- Break-even point
- year 9 when owning catches up
- Actual cost of ownership
- $5,685 /mo year 1, against $2,742 rent
Change my numbers
The stamp takes its figures from Tracy's: its typical rent and home value. Your rent, home price and time period can change the result.
Do your numbers differ from the city's?
Enter your rent, home price and down payment. The stamp updates with your figures.
Is renting or buying cheaper in Tracy?
Over 7 years, renting costs $19,693 less, including the money you get back when you sell. For the first 8 years, renting costs less. By year 9, owning catches up.
Renting. Owning. Net cost to date, by year.
Average rent compared with mortgage payments in Tracy
Rent and mortgage payments don't cover everything. Here are all monthly costs for year 1, based on Tracy's typical price.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $2,742 | All of it, every month |
| Mortgage payment | $3,643 | $3,211 of it is interest in year 1 |
| Property tax | $445 | 0.8% of the value a year |
| Insurance | $108 | Census median for the city |
| Upkeep | $557 | 1% of the value a year |
| Owning, cash out | $4,753 | $432 of it builds equity |
| Lost return on the down payment | $1,086 | Annual return on the cash at 8.3% |
| Buying costs, spread out | $278 | 3.5% of the price over 7 years |
| True cost of owning | $5,685 | Cash out, minus the equity portion, plus the two amounts listed above |
The figures behind Tracy's result
- Typical home valueZillow ZHVI, September 2026
- $668,130
- Typical rentZillow ZORI, September 2026
- $2,742 /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, Tracy
- 0.8% of value
- Home insuranceCensus ACS 2020-2024, Tracy
- $108 /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 change the result in Tracy?
Each line marks the point where the 7-year verdict for Tracy changes. Every other part remains as it is.
Renting is cheaper when
- Home prices grow below 5.6% each year. We use 5.3% as the long-run rate for California's market.
- The mortgage rate remains above 6.72%.
- The typical monthly rent here is $2,742. A home like this costs less than $2,950 to rent.
- Before year 9, you move.
Buying comes out ahead when
- Annual home price growth is faster than 5.6%.
- You lock in a mortgage rate under 6.72% (today's is 7.24%).
- The same home would cost more than $2,950 a month to rent.
- Your stay lasts 9 years or longer.
Tracy compared with the other 812 cities
| Measure | Tracy | Median city |
|---|---|---|
| Typical home value | $668,130 | $422,451 |
| Typical rent | $2,742 /mo | $1,837 /mo |
| Price-to-rent ratio | 20.3 (#323 of 813) | 18.5 |
| Home prices, last 10 years | 5.1% a year | 6.2% a year |
| Rents, last 5 years | 1% a year | 4% a year |
| Property tax | 0.80% | 0.87% |
| Households that rent | 35% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
More cities in California
- Rent wins in Los Angeles, CA. The difference comes to $111k.
- Rent wins in San Diego, CA. The difference comes to $108k.
- Rent wins in San Jose, CA. The difference comes to $210k.
- Rent wins in San Francisco, CA. The difference comes to $128k.
- For Fresno, CA, buying comes out ahead by $22k.
- Sacramento, CA. Renting leads by $3k in this toss-up.
- Rent wins in Long Beach, CA. The difference comes to $111k.
- Rent wins in Oakland, CA. The difference comes to $44k.
- Buy result: Bakersfield, CA. Buying wins by $11k.
- Rent result: Anaheim, CA. Renting wins by $115k.
- Buy result: Stockton, CA. Buying wins by $16k.
- Rent wins by $27k in Riverside, CA.