Rent vs buy in Turlock, CA
In Turlock, California, typical rent is $2,064 /mo, while a typical home is $477,556.
Over 7 years, the difference is $4,199, so it's a toss-up.
The figures reflect Turlock's typical rent and home value, assuming 20% down and today's mortgage rate. You break even in year 8.
A clearly labeled opinion with the math shown. Estimates, not quotes. The stamp changes when you change a number.
- Gap
- $4k after 7 years
- Break-even point
- In year 8 when owning catches up
- Actual cost of owning
- $4,065 /mo year 1, against $2,064 rent
Change my numbers
The stamp's inputs are the rent and home value typical of Turlock's market. Your rent, price and years can change the result.
Do your numbers differ from the city's?
Enter the down payment, rent and price you want to use. Your entries change the stamp.
Would you spend less by renting or buying in Turlock?
The two paths land within $4,199 of each other over 7 years, so small changes decide it. For the first 7 years, renting costs less. Owning draws level with renting in year 8.
Rent. Homeownership. Net cost to date, broken down by year.
Average rent compared with mortgage payments in Turlock
Rent and mortgage payments aren't the whole story. Here are all the monthly costs for year 1 at Turlock's typical price.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $2,064 | All of it, every month |
| Mortgage payment | $2,604 | $2,295 of it is interest in year 1 |
| Property tax | $302 | 0.76% of the value a year |
| Insurance | $94 | Census median for the city |
| Upkeep | $398 | 1% of the value a year |
| Owning, cash out | $3,398 | $309 of it builds equity |
| Lost return on the down payment | $776 | At 8.3% a year, that's what the cash would earn. |
| Buying costs, spread out | $199 | 3.5% of the price over 7 years |
| True cost of owning | $4,065 | Cash out, minus the equity portion, plus the two entries above |
The Turlock verdict explained by the numbers
- Typical home valueZillow ZHVI, September 2026 data
- $477,556
- Typical rentZillow ZORI, September 2026 data
- $2,064 /mo
- The engine excludes private mortgage insurance, which a 20% down payment avoids.
- 20%
- Mortgage rate: Freddie Mac Primary Mortgage Market Survey (FRED MORTGAGE30US)
- 7.24%
- Growth in home priceshouse price index from FHFA, California, 1995 to 2025
- Annually, 5.3%.
- Growth measure: primary residence rent CPI, annual change from 2006 to 2026
- Annually, 3.5%.
- Return on savings: S&P 500 with dividends at 60%, 10-year Treasuries at 40%, rebalanced yearly, 1928 to 2025
- Annually, 8.3%.
- Property tax source: Census ACS 2020-2024, Turlock
- The rate equals 0.76% of value.
- Home insurance source: Census ACS 2020-2024, Turlock
- Monthly cost: $94.
- Maintenance data from Fannie Mae, low end of 1% to 4%
- Each year: 1% of value.
- Buying costsFreddie Mac, 2% to 5% range, midpoint
- 3.5% of the home price
- Selling costsAgent commission and closing costs
- 6% of the price
What could change the result in Turlock?
Every line marks where Turlock's 7-year result changes while all other conditions stay the same.
When renting comes out ahead
- Home prices increase at a rate below 5.4% a year; the calculation uses California's long term rate of 5.3%.
- The rate for mortgages remains above 7.08%.
- Comparable homes rent below $2,110 each month, and the typical rent here is $2,064.
- Before year 8, you move.
When buying comes out ahead
- Home prices grow at a rate above 5.4% a year.
- You secure a mortgage rate below 7.08%, while today's rate is 7.24%.
- The monthly rent for the same home would exceed $2,110.
- You remain for 8 years or more.
How Turlock compares with the other 812 cities
| Measure | Turlock | Median city |
|---|---|---|
| Typical home value | $477,556 | $422,451 |
| Typical rent | $2,064 /mo | $1,837 /mo |
| Price-to-rent ratio | 19.3 (#368 of 813) | 18.5 |
| Home prices, last 10 years | 5.4% a year | 6.2% a year |
| Rents, last 5 years | 4.3% a year | 4% a year |
| Property tax | 0.76% | 0.87% |
| Households that rent | 44% | 42% |
Sources: Zillow's ZHVI and ZORI, Census ACS 2020-2024.
Additional California cities
- Rent. Los Angeles, CA. Renting saves $111k.
- Rent. San Diego, CA. Renting comes out ahead by $108k.
- Rent. San Jose, CA. Renting comes out ahead by $210k.
- Rent. San Francisco, CA. Renting comes out ahead by $128k.
- Buy. Fresno, CA. Buying comes out ahead by $22k.
- Toss-up. Sacramento, CA. The result is close, but renting leads by $3k.
- Rent. Long Beach, CA. Renting saves $111k.
- Rent. Oakland, CA. Renting comes out ahead by $44k.
- Buy. Bakersfield, CA. Buying comes out ahead by $11k.
- Anaheim, CA: renting is cheaper by $115k.
- Stockton, CA: buying is cheaper by $16k.
- Rent. Riverside, CA. Renting saves $27k.