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City · 6,993 residents · San Mateo County, California

Atherton , California

In Atherton, a typical home is worth $2,000,001 and typical rent is $3,501 a month. Compared with all of San Mateo County, typical household income is 57% higher, the typical home value is 28% higher, and the share of households that own their home is 29 points higher.

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  • Typical home value

    $2,000,001

    28% above the county

    172% above California

    • Atherton
    • San Mateo
    • California

  • Typical rent

    $3,501a month

    20% above the county

    72% above California

    • Atherton
    • San Mateo
    • California

  • Typical household income

    $250,001a year

    57% above the county

    152% above California

    • Atherton
    • San Mateo
    • California

  • Households that own their home

    88%

    29 points above the county

    32 points above California

    • Atherton
    • San Mateo
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$8,632,097
16.2% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Atherton is in San Mateo County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of San Mateo County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Atherton apart

What this place has that others do not, from public data, most unusual first.

  1. Atherton has the highest typical rent of the 648 cities in California with more than 5,000 people: $3,501.

  2. Atherton has the highest typical household income of the 659 cities in California with more than 5,000 people: $250,001.

  3. Atherton has the highest typical home value of the 654 cities in California with more than 5,000 people: $2,000,001.

  4. 88% of households in Atherton own their home, against 58% in San Mateo County.

  5. According to Zillow, in the 12 months to September 2026 the typical home value in Atherton rose 16.2%; in California, it rose 0.6%.

  6. Nearby, in East Palo Alto, the typical home value is $1,102,600: 45% less than in Atherton ($2,000,001).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Atherton

What homes there are in Atherton, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Atherton, 10 in 10 homes are single-family detached houses; in San Mateo County, 6.

Year built

The typical home in Atherton was built in 1960, 6 years before the typical one in San Mateo County.

Homes in Atherton are bigger: 96% have 3 bedrooms or more; in San Mateo County, 53%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

Owners with a mortgage

49%

San Mateo County: 66%

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureAthertonSan Mateo CountyCaliforniaUnited States
Rental vacancy Unreliable estimate8.5%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room Unreliable estimate7.5%8.2%3.4%
People per household 2.852.762.842.53
Drive alone 45%57%66%69%
Carpool Unreliable estimate9%10%9%
Public transit Unreliable estimate5%3%3%
Walk or bike Unreliable estimate4%3%3%
Work from home 41%24%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Atherton look like those in San Mateo County: 2.85 people on average.

Many people here do not commute at all: 41% work from home; in San Mateo County, 24%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Atherton?

A typical home costs more than the typical income allows

We start with a typical home in Atherton, worth $2,000,001, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 78% of the typical household income in Atherton, which is $250,001 a year. For that payment to be 28% of income, a household would need to earn about $693,267 a year. Note: at that price the loan is above the FHA limit for San Mateo County ($1,249,125), so FHA would not insure it; the payment is only a reference.

The calculator's FHA and conventional loan limits are those of all of San Mateo County.

Your numbers

Local data
$

Starts at the typical home value in Atherton. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $70,000 (3.5% of the price). The usual minimum for this loan is 3.5%.

This loan usually requires at least 3.5% down.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$16,176

at 7.18% · 30 years

Loan amount
$1,963,776
Total interest
$2,825,413
Paid off in
November 2056

Includes $33,775 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $5,833 a month

  • Tight

    $5,833 to $7,500 a month

  • Hard

    more than $7,500 a month

    Your payment · 78%

Compared with the typical household income in Atherton ($250,001 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$16,176
Principal & interest$13,303
Property tax$833
Home insurance$833
FHA mortgage insurance (MIP)$1,206

This loan is over the FHA limit

You'd borrow $1,930,001, but the FHA limit for a one-unit home in Atherton is $1,249,125. You'd need a bigger down payment or a different loan.

You need at least $70,000 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Atherton and San Mateo County

Atherton is in San Mateo County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Atherton's own numbers

Typical home value
$2,000,001
Typical monthly rent
$3,501
Typical yearly household income
$250,001
Households that own their home
88%
Effective property tax rate
0.5%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of San Mateo County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$3,697
Price change over 5 years (FHFA)
+23%
Homes in a high flood-risk zone
3.9%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of San Mateo County.

Everything about San Mateo County

Buying

Buying a home in Atherton

A typical home in Atherton is worth $2,000,001: 28% above the county and 172% above California. With the typical household income in Atherton ($250,001 a year), a typical home costs 8.0 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Atherton 8.0 years
  • San Mateo 9.8 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in San Mateo County

According to FHFA’s house price index, home prices in San Mateo County rose 49% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of San Mateo County.

Period County California U.S.
Last year (2025) −0.6% +0.8% +2.9%
5 years (2020–2025) +23% +40% +47%
10 years (2015–2025) +49% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Atherton next to San Mateo County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Atherton $2,000,001
  • San Mateo $1,559,600
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Atherton $3,501
  • San Mateo $2,922
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Atherton $250,001
  • San Mateo $158,855
  • California $99,122
  • United States $80,734
See the full table
Atherton next to San Mateo County and California
Measure Atherton San Mateo County California U.S.
Typical home value $2,000,001 $1,559,600 $734,700 $332,700
Typical monthly rent $3,501 $2,922 $2,036 $1,413
Typical yearly household income $250,001 $158,855 $99,122 $80,734
Households that own their home 88% 58% 56% 65%
Typical yearly property tax $10,001 $9,519 $5,124 $3,119
Effective property tax rate 0.5% 0.61% 0.7% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below San Mateo County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Atherton

For a typical $2,000,001 home in Atherton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Atherton's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $16,176a month

    Above the FHA limit for San Mateo County ($1,249,125)
    Down payment
    $70,000
    Cash to close
    $130,000
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $1,206

  • Conventional, 5% down $15,488a month

    Above the conventional limit for San Mateo County ($1,249,125): it would be a "jumbo" loan
    Down payment
    $100,000
    Cash to close
    $160,000
    Rate
    7.18%
    Mortgage insurance
    PMI · $950

  • Conventional, 20% down, no PMI $12,506a month

    Above the conventional limit for San Mateo County ($1,249,125): it would be a "jumbo" loan
    Down payment
    $400,000
    Cash to close
    $460,000
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $14,355a month

    Down payment
    $300,000
    Cash to close
    $360,000
    Rate
    8.18%
    Mortgage insurance
    None
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Atherton and for San Mateo County.

Property tax

Effective rate in Atherton

0.5%of the home’s value each year

$10,001 a year for the typical owner in Atherton.

  • Atherton 0.5%
  • San Mateo 0.61%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in San Mateo County

FEMA does not publish these numbers by city: they are for all of San Mateo County.

Homes in the high-risk zone
3.9%
7,052
Of those, with NFIP insurance
31%
County California U.S.
Homes in the high-risk zone 3.9% 2.8% 3.5%
Of those, with NFIP insurance 31% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Atherton

Typical rent in Atherton is $3,501 a month: 20% above the county.

HUD publishes a fair market rent for all of San Mateo County, by unit size. To pay the 2-bedroom one ($3,697 a month) without spending more than 30% of your income, you would need to earn $71.10 an hour working full time.

HUD fair market rent for all of San Mateo County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,574 $49.50 $102,960
1 bedroom $3,003 $57.75 $120,120
2 bedrooms $3,697 $71.10 $147,880
3 bedrooms $4,832 $92.92 $193,280
4 bedrooms $5,439 $104.60 $217,560

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Atherton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Atherton is in ZIP code 94027.

For 2 bedrooms it is $4,160: $463 more than the fair market rent for San Mateo County ($3,697).

  • 94027 $4,160$5,440

A ZIP code counts for Atherton when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Atherton

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in San Mateo County. The nearest ones are below; many serve by phone or online.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Atherton

No down payment, repair or rent-help program on our list is for Atherton or San Mateo County. The ones below are statewide in California: they work in Atherton the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Atherton

The HUD-approved agencies closest to the center of Atherton, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Project Sentinel

    1490 El Camino Real, Santa Clara · 15 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (408) 470-3730

  • Eden Council for Hope and Opportunity (ECHO)

    22551 2nd St Ste 200, Hayward · 17 miles away · Spanish

    • Pre-purchase counseling
    • Homebuyer education workshops
    • and 2 more
    (510) 581-9380

  • A-1 Community Housing Services

    22320 Foothill Blvd Ste 200, Hayward · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (510) 674-9227

All counseling agencies in California

Help in Spanish near Atherton

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Atherton

HUD’s record names them for Atherton or San Mateo County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of San Mateo Public housing and Section 8 vouchers (650) 802-3300

One other authority has an office in San Mateo County: see the list Source: HUD

Cities

Other cities in San Mateo County

These cities are also in San Mateo County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about San Mateo County Housing in California
See 6 more cities in San Mateo County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Atherton, with the typical home value.

Neighboring counties

If San Mateo County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Atherton.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Atherton

Short answers with the numbers for Atherton and all of San Mateo County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Atherton?

The typical home value in Atherton is $2,000,001, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Mateo County it is $1,559,600.

How much does it cost to rent in Atherton?

Typical rent in Atherton is $3,501 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Mateo County is $3,697.

What is the FHA loan limit in Atherton?

Atherton uses the FHA limit for all of San Mateo County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Atherton?

The typical homeowner in Atherton pays $10,001 a year, according to the U.S. Census Bureau. That is 0.5% of the home’s value; in San Mateo County, the rate is 0.61%.

Where can I find free help to buy or rent in Atherton?

We found no HUD-approved counseling agencies with an office in San Mateo County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).