Total monthly cost of ownership
Cost to Own a Home in Mono County, California
A $514,000 home here costs
$3,748per month, all in, with 20% down at today's 6.76% 30-year fixed rate. By the 28% rule that takes a household income of about $160,500 a year.
A standard mortgage calculator would have told you $2,670. The real number is $1,078 higher every month, 40% more than the payment most buyers budget for.
Compare with Fresno County · Madera County · Lyon County, NV · any county
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
How Mono County compares
Mono County ranks 1,759th of 3,133 US counties by effective property tax rate, meaning property taxes here are lower than in 1,374 counties and higher than in 1,758. Within California it ranks 10th of 58.
Paying the full bill when you don't have to?
California runs property tax relief: homestead, senior, veteran and disability programs, and nearly all of it requires a filing homeowners never make. See what you can claim in California. Buying instead? The state's down payment help is the program lenders forget to mention.
The numbers behind this page
| Measure | Mono County | Source |
|---|---|---|
| Median home value | $514,300 | ACS B25077 |
| Median real estate taxes paid | $3,936 | ACS B25103 |
| Effective property tax rate | 0.765% | Derived |
| Median gross rent | $1,593 | ACS B25064 |
| Occupied housing units | 5,521 | ACS B25003 |
| Population | 13,169 | ACS B01003 |
| Residential electricity price | 34.74¢/kWh | EIA 5.6.A, June 2026 |
| 30-year fixed mortgage rate | 6.76% | Freddie Mac PMMS |
The risk behind the insurance bill
FEMA rates Mono County's overall natural hazard risk Relatively Low among US counties. Expected annual losses to buildings, people and agriculture here run about $16.7 million a year, county-wide, across every building in it, not per household.
One thing to be clear about: the insurance figure above does not know about any of this. It applies your state's average premium rate to the county's median home value, because published premium data does not exist at county level. Two counties in the same state get the same rate here even when FEMA rates one of them Very High and the other Very Low. So in a high-risk county treat the insurance line as a floor, not an estimate, and get a real quote before you budget.
Ratings are FEMA's own, relative to all US counties. A high drought or heat rating also shows up in the climate figures for Mono County.
Talk to someone who works this market
Every figure on this page is a county average. What your specific house costs, or what it would sell for, comes down to the street, the age of the roof and the condition of the systems. We will connect you with one licensed local agent who works Mono County every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Mono County I already own here and may sell
The weather behind that power bill
Mono County runs an average high of 84.2°F in its hottest month and a low of 20.6°F in its coldest, with 15.1" of precipitation a year and 53% of it falling in a single three-month stretch. That climate is what sets the $175 electricity line above: 299 cooling degree days and 6,236 heating degree days a year.
See the full Mono County climate breakdown , month by month temperatures, when the rainy season lands, snowfall, and what the heating and cooling actually cost.
Cities and towns in Mono County
Each has its own median home value and its own effective tax rate, which can differ noticeably from the county average of 0.765%.
Neighbouring counties
Counties sharing a border with Mono County. Crossing a state line can change the tax rate dramatically for an otherwise identical house.
Questions about owning here
What is the property tax rate in Mono County?
The effective property tax rate in Mono County, California is 0.765% of home value per year. On the county's median home value of $514,300, that works out to about $3,936 annually, or $328 per month.
How much does it cost to own a home in Mono County?
A $514,000 home in Mono County, California costs approximately $3,748 per month with 20% down at 6.76%. That breaks down as $2,670 principal and interest, $328 property tax, $80 insurance, $243 utilities and $428 set aside for maintenance.
Why is this higher than the payment my lender quoted?
Lender quotes usually show principal and interest only, and sometimes property tax and insurance. They almost never include electricity, water or a maintenance reserve. Here those add about $671 a month, which is why the real cost is 40% above the mortgage payment alone.
Is it cheaper to rent in Mono County?
Median gross rent in Mono County, California is $1,593 per month, compared with $3,748 a month to own the median home all in. Renting is cheaper month to month, though rent does not build equity and is not fixed for 30 years.
How much is the electric bill in Mono County?
California residential electricity averages 34.74¢ per kWh. At the CA average household usage of 503 kWh per month, that is about $175. Actual bills vary considerably with house size, insulation and climate.
What salary do you need to buy a home in Mono County?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Mono County, California at today's rate takes a household income of roughly $160,500 a year. That covers the full $3,748 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes paid, gross rent, occupied units and population, US Census Bureau, American Community Survey ACS 2023 5-Year, tables B25077, B25103, B25064, B25003, B01003.
- Effective property tax rate, median real estate taxes paid divided by median home value.
- Mortgage rate, Freddie Mac PMMS, updated weekly.
- Residential electricity price, US Energy Information Administration, Electric Power Monthly, Table 5.6.A.
- Homeowners insurance, NAIC average premium for California ($1,403/yr), expressed as 0.186% of median home value and applied to the price above. A quote for your specific house will differ with roof age, claims history and coverage.
- Maintenance (1%/yr) and water and sewer ($68/mo) are modelled national estimates, not quoted figures. Every assumption is editable above.