Total monthly cost of ownership
Cost to Own a Home in Tracy, California
A $654,000 home here costs
$4,952per month, all in, with 20% down at today's 7.40% 30-year fixed rate. By the 28% rule that takes a household income of about $212,000 a year.
A standard mortgage calculator would have told you $3,623. The real number is $1,330 higher every month, 37% more than the payment most buyers budget for.
Compare San Joaquin 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.
Tracy against San Joaquin County and California
| Measure | Tracy | San Joaquin County |
|---|---|---|
| Median home value | $653,900 | $494,500 |
| Median property tax | $5,354 | $3,782 |
| Effective tax rate | 0.819% | 0.765% |
| Median gross rent | $2,325 | $1,633 |
| Population | 95,358 | 787,416 |
The weather behind that power bill
Tracy sits in San Joaquin County, which averages a high of 95.4°F in its hottest month and a low of 38.4°F in its coldest, with 13.45" of precipitation a year and 56% of it in a single three-month stretch. That climate drives 1,566 cooling and 2,259 heating degree days, which is what sets the $169 electricity line above.
See the full climate breakdown for San Joaquin County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in San Joaquin County
Full San Joaquin County cost breakdown · Every county in California
Talk to someone who works this market
These are Tracy 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 Tracy every week. Free, no obligation, and we never sell your details to a list.
Common questions
How much does it cost to own a home in Tracy?
A $654,000 home in Tracy, California costs approximately $4,952 per month with 20% down at 7.4%. That is $3,623 principal and interest, $446 property tax, $101 homeowners insurance, $237 utilities and $545 set aside for maintenance.
What is the property tax rate in Tracy?
Tracy has an effective property tax rate of 0.819%, based on a median home value of $653,900 and median real estate taxes of $5,354. That is higher than the San Joaquin County average of 0.765%.
What is the average home price in Tracy?
The median owner-occupied home value in Tracy, California is $653,900, against $494,500 across San Joaquin County.
Is it cheaper to rent or buy in Tracy?
Median gross rent in Tracy is $2,325 a month, against $4,952 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 Tracy?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Tracy, California at today's rate takes a household income of roughly $212,000 a year. That covers the full $4,952 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Tracy, 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.