Total monthly cost of ownership
Cost to Own a Home in Los Banos, California
A $420,000 home here costs
$3,162per 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 $135,500 a year.
A standard mortgage calculator would have told you $2,290. The real number is $872 higher every month, 38% more than the payment most buyers budget for.
Compare Merced 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.
Los Banos against Merced County and California
| Measure | Los Banos | Merced County |
|---|---|---|
| Median home value | $419,600 | $368,400 |
| Median property tax | $2,864 | $2,487 |
| Effective tax rate | 0.683% | 0.675% |
| Median gross rent | $1,515 | $1,284 |
| Population | 46,776 | 285,597 |
The weather behind that power bill
Los Banos sits in Merced County, which averages a high of 95.6°F in its hottest month and a low of 34.3°F in its coldest, with 10.45" of precipitation a year and 59% of it in a single three-month stretch. That climate drives 980 cooling and 2,909 heating degree days, which is what sets the $150 electricity line above.
See the full climate breakdown for Merced County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Merced County
Full Merced County cost breakdown · Every county in California
Talk to someone who works this market
These are Los Banos 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 Los Banos every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Los Banos I already own here and may sell
Common questions
How much does it cost to own a home in Los Banos?
A $420,000 home in Los Banos, California costs approximately $3,162 per month with 20% down at 7.24%. That is $2,290 principal and interest, $239 property tax, $65 homeowners insurance, $218 utilities and $350 set aside for maintenance.
What is the property tax rate in Los Banos?
Los Banos has an effective property tax rate of 0.683%, based on a median home value of $419,600 and median real estate taxes of $2,864. That is in line with the Merced County average of 0.675%.
What is the average home price in Los Banos?
The median owner-occupied home value in Los Banos, California is $419,600, against $368,400 across Merced County.
Is it cheaper to rent or buy in Los Banos?
Median gross rent in Los Banos is $1,515 a month, against $3,162 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 Los Banos?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Los Banos, California at today's rate takes a household income of roughly $135,500 a year. That covers the full $3,162 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Los Banos, 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.