Total monthly cost of ownership
Cost to Own a Home in Live Oak, California
A $318,000 home here costs
$2,427per month, all in, with 20% down at today's 7.24% 30-year fixed rate. By the 28% rule that takes a household income of about $104,000 a year.
A standard mortgage calculator would have told you $1,734. The real number is $694 higher every month, 40% more than the payment most buyers budget for.
Compare Sutter County with anywhere in America · full county breakdown
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
Live Oak against Sutter County and California
| Measure | Live Oak | Sutter County |
|---|---|---|
| Median home value | $317,900 | $399,400 |
| Median property tax | $1,940 | $3,111 |
| Effective tax rate | 0.610% | 0.779% |
| Median gross rent | $860 | $1,364 |
| Population | 9,264 | 98,971 |
The weather behind that power bill
Live Oak sits in Sutter County, which averages a high of 96.2°F in its hottest month and a low of 37.7°F in its coldest, with 20.07" of precipitation a year and 56% of it in a single three-month stretch. That climate drives 1,499 cooling and 2,551 heating degree days, which is what sets the $150 electricity line above.
See the full climate breakdown for Sutter County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Sutter County
Full Sutter County cost breakdown · Every county in California
Talk to someone who works this market
These are Live Oak averages. What one specific house costs to own, or what it would sell for today, depends on the street and the condition of the place. We will connect you with one licensed local agent who works Live Oak every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Live Oak I already own here and may sell
Common questions
How much does it cost to own a home in Live Oak?
A $318,000 home in Live Oak, California costs approximately $2,427 per month with 20% down at 7.24%. That is $1,734 principal and interest, $162 property tax, $49 homeowners insurance, $218 utilities and $265 set aside for maintenance.
What is the property tax rate in Live Oak?
Live Oak has an effective property tax rate of 0.610%, based on a median home value of $317,900 and median real estate taxes of $1,940. That is lower than the Sutter County average of 0.779%.
What is the average home price in Live Oak?
The median owner-occupied home value in Live Oak, California is $317,900, against $399,400 across Sutter County.
Is it cheaper to rent or buy in Live Oak?
Median gross rent in Live Oak is $860 a month, against $2,427 to own the median home all in. Renting costs less month to month here, though renting builds no equity.
What salary do you need to buy a home in Live Oak?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Live Oak, California at today's rate takes a household income of roughly $104,000 a year. That covers the full $2,427 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Live Oak, US Census Bureau, American Community Survey ACS 2023 5-Year, place-level tables.
- Homeowners insurance, NAIC average premium for California.
- Electricity price, EIA Electric Power Monthly Table 5.6.A.
- Mortgage rate, Freddie Mac PMMS, refreshed weekly.
- Maintenance (1%/yr) and water and sewer ($68/mo) are national estimates. Every assumption above is editable.