Los Angeles vs San Francisco: Housing Costs in California
Side-by-side comparison of home prices, mortgage payments, and housing costs between Los Angeles and San Francisco, California. Using California's 0.73% property tax rate and $2,200/year insurance. Updated for 2026.
Metric
Los Angeles
San Francisco
Median Home Price
$950K
$1.4M
Population
3,898,747
873,965
Average Rent
$2,850/mo
$3,450/mo
Est. Monthly Mortgage (P&I)
$5,404/mo
$7,680/mo
Est. Monthly Property Tax
$578/mo
$821/mo
Est. Monthly Insurance
$183/mo
$183/mo
Est. Total PITI
$6,522/mo
$9,190/mo
Price-to-Rent Ratio
27.8
32.6
Verdict
Los Angeles edges out San Francisco in affordability, saving you roughly $2,668/month on total housing costs. Both cities are in California, so property tax rates and insurance costs are the same — the difference comes down to home prices and what you get for your money in each market.
Monthly Payment Comparison
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI. Uses California's 0.73% property tax rate.
Los Angeles
Home Price$950,000
Down Payment (10%)$95,000
Loan Amount$855,000
Monthly P&I$5,404
Monthly Property Tax$578
Monthly Insurance$183
Monthly PMI$356
Total PITI$6,522/mo
Annual property tax: $6,935
San Francisco
Home Price$1,350,000
Down Payment (10%)$135,000
Loan Amount$1,215,000
Monthly P&I$7,680
Monthly Property Tax$821
Monthly Insurance$183
Monthly PMI$506
Total PITI$9,190/mo
Annual property tax: $9,855
Buying in Los Angeles saves you approximately $2,668/month ($32,016/year) compared to San Francisco, based on median home prices with identical loan terms.
Which City Is Better For...
First-Time Buyers
Los Angeles is the better choice for first-time buyers, with a median price of $950K versus $1.4M in San Francisco. That's $400K less to save for a down payment. You'd need roughly $33K for an FHA 3.5% down payment in Los Angeles, compared to $47K in San Francisco. California offers the CalHFA Dream For All program (Up to 20% shared appreciation loan) which applies in both cities.
Real Estate Investment
Los Angeles has the better price-to-rent ratio at 27.8x versus 32.6x in San Francisco. A lower ratio generally signals better rental income relative to purchase price. Average rent in Los Angeles is $2,850/month on a $950K median home, making it a stronger candidate for buy-and-rent investors.
Families
Los Angeles (pop. 3,898,747) offers more amenities, schools, and services typical of a larger city, while San Francisco (pop. 873,965) may offer a quieter, more community-oriented lifestyle. Los Angeles offers both more options and lower housing costs, making it attractive for families who want urban amenities without a premium price.