City · 6,858 residents · Santa Cruz County, California
Ben Lomond, California
In Ben Lomond, a typical home is worth $960,700 and typical rent is $2,514 a month. Compared with all of Santa Cruz County, typical household income is 17% higher, typical rent is 11% higher, and the share of households that own their home is 17 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $858,443 to $924,292.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Ben Lomond is in Santa Cruz 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 Santa Cruz County. See the county
What this place has that others do not, from public data, most unusual first.
1
77% of households in Ben Lomond own their home, against 60% in Santa Cruz County.
2
According to Zillow, in the 12 months to September 2026 the typical home value in Ben Lomond rose 4.9%; in California, it rose 0.6%.
3
The typical household income in Ben Lomond is $130,041,17% more than in Santa Cruz County as a whole ($111,093).
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Ben Lomond
What homes there are in Ben Lomond, 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Ben Lomond
Santa Cruz County
California
United States
Kind of home: Ben Lomond and its comparisons
Measure
Ben Lomond
Santa Cruz County
California
United States
Detached house
84%
63%
57%
61%
Attached house
Unreliable estimate
9%
7%
6%
Building of 2 to 4
5%
8%
8%
8%
Apartments (5 or more)
Unreliable estimate
13%
24%
19%
Mobile home
Unreliable estimate
7%
4%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house rules in Ben Lomond: 84% of homes, more than in Santa Cruz County (63%).
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Ben Lomond
Santa Cruz County
California
United States
Year built: Ben Lomond and its comparisons
Measure
Ben Lomond
Santa Cruz County
California
United States
Before 1960
45%
29%
27%
26%
1960–1979
43%
35%
29%
24%
1980–1999
11%
24%
25%
25%
2000–2009
Unreliable estimate
8%
11%
14%
2010 or later
Unreliable estimate
5%
8%
11%
Homes in Ben Lomond are older: the typical year built is 1963; in Santa Cruz County, 1974.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300KUnreliable
$300K–$500KUnreliable
$500K–$750K11%
$750K–$1M40%
$1M or more44%
Value of owner-occupied homes: Ben Lomond and its comparisons
Measure
Ben Lomond
Under $100K
Unreliable estimate
$100K–$200K
Unreliable
$200K–$300K
Unreliable estimate
$300K–$500K
Unreliable estimate
$500K–$750K
11%
$750K–$1M
40%
$1M or more
44%
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or more14%
Monthly rent with utilities: Ben Lomond and its comparisons
Measure
Ben Lomond
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
14%
With a mortgage
$3,642 a month
Santa Cruz County: $3,524 a month
Without a mortgage
$901 a month
Santa Cruz County: $956 a month
Owners with a mortgage
67%
Santa Cruz County: 63%
Owning costs about the same in Ben Lomond as in Santa Cruz County: with a mortgage, $3,642 a month; without one, $901.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Ben Lomond+33%
Santa Cruz County+36%
California+46%
United States+53%
Typical rent
Ben Lomond+35%
Santa Cruz County+32%
California+36%
United States+33%
Typical household income
Ben Lomond+36%
Santa Cruz County+35%
California+32%
United States+29%
Change since 2015–2019: Ben Lomond and its comparisons
Measure
Ben Lomond
Santa Cruz County
California
United States
Typical home value
+33%
+36%
+46%
+53%
Typical rent
+35%
+32%
+36%
+33%
Typical household income
+36%
+35%
+32%
+29%
From 2015–2019 to 2020–2024, home values in Ben Lomond rose at about the same pace as in Santa Cruz County: 33% against 36%.
The typical rent in Ben Lomond rose 35% since 2015–2019, about the same as in Santa Cruz County (32%).
While home values in Ben Lomond changed +33% and rent +35%, the typical household income rose 36%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Ben Lomond and its comparisons
Measure
Ben Lomond
Santa Cruz County
California
United States
Rental vacancy
Unreliable estimate
3.7%
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
0.9%
0.8%
0.9%
More than one person per room
Unreliable estimate
7.3%
8.2%
3.4%
People per household
2.55
2.58
2.84
2.53
Drive alone
72%
62%
66%
69%
Carpool
Unreliable estimate
8%
10%
9%
Public transit
Unreliable estimate
2%
3%
3%
Walk or bike
Unreliable estimate
6%
3%
3%
Work from home
21%
19%
17%
15%
Other means
Unreliable estimate
2%
2%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
A household in Ben Lomond has 2.55 people on average, about the same as in Santa Cruz County (2.58).
In Ben Lomond, 72% of workers drive alone to work; in Santa Cruz County, 62%.
Do the math
What would you pay each month for a home in Ben Lomond?
A typical home costs more than the typical income allows
We start with a typical home in Ben Lomond, worth $960,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 73% of the typical household income in Ben Lomond, which is $130,041 a year. For that payment to be 28% of income, a household would need to earn about $337,814 a year.
The calculator's FHA and conventional loan limits are those of all of Santa Cruz County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Ben Lomond. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $33,625 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$7,882
at 7.18% · 30 years
Loan amount
$943,299
Total interest
$1,357,186
Paid off in
November 2056
Includes $16,224 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $3,034 a month
Tight
$3,034 to $3,901 a month
Hard
more than $3,901 a month
Your payment · 73%
Compared with the typical household income in Ben Lomond ($130,041 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$6,390
Property tax
$512
Home insurance
$400
FHA mortgage insurance (MIP)
$579
You need at least $33,625 for the down payment, plus closing costs.
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.
Total monthly payment $7,882; principal and interest $6,390.
The city and its county
Ben Lomond and Santa Cruz County
Ben Lomond is in Santa Cruz 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).
Ben Lomond
Map of Santa Cruz County, California, with Ben Lomond marked. Around it, the neighboring counties.
Ben Lomond
Santa Cruz County
Other cities with a page
Ben Lomond's own numbers
Typical home value
$960,700
Typical monthly rent
$2,514
Typical yearly household income
$130,041
Households that own their home
77%
Effective property tax rate
0.64%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Santa Cruz County
FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$4,254
Price change over 5 years (FHFA)
+30%
Homes in a high flood-risk zone
6.4%
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 Santa Cruz County.
A typical home in Ben Lomond is worth $960,700: 7% below the county and 31% above California. With the typical household income in Ben Lomond ($130,041 a year), a typical home costs 7.4 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.
Ben Lomond7.4 years
Santa Cruz9.2 years
California7.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Santa Cruz County
According to FHFA’s house price index, home prices in Santa Cruz County rose 61% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Santa Cruz County.
Yearly change in FHFA’s price index in Santa Cruz County, 2016 to 2025
2016: +9.0% +9.0% 2016
2017: +6.3% +6.3% 2017
2018: +5.4% +5.4% 2018
2019: +1.6% +1.6% 2019
2020: −0.5% −0.5% 2020
2021: +10.6% +10.6% 2021
2022: +14.9% +14.9% 2022
2023: −0.4% −0.4% 2023
2024: +2.6% +2.6% 2024
2025: +0.3% +0.3% 2025
Change in FHFA’s price index in Santa Cruz County, California and the United States
Period
County
California
U.S.
Last year (2025)
+0.3%
+0.8%
+2.9%
5 years (2020–2025)
+30%
+40%
+47%
10 years (2015–2025)
+61%
+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
Ben Lomond next to Santa Cruz 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
Ben Lomond$960,700
Santa Cruz$1,027,500
California$734,700
United States$332,700
Typical monthly rent
Ben Lomond$2,514
Santa Cruz$2,264
California$2,036
United States$1,413
Typical yearly household income
Ben Lomond$130,041
Santa Cruz$111,093
California$99,122
United States$80,734
See the full table
Ben Lomond next to Santa Cruz County and California
Measure
Ben Lomond
Santa Cruz County
California
U.S.
Typical home value
$960,700 ▼7% below the county
$1,027,500
$734,700
$332,700
Typical monthly rent
$2,514 ▲11% above the county
$2,264
$2,036
$1,413
Typical yearly household income
$130,041 ▲17% above the county
$111,093
$99,122
$80,734
Households that own their home
77% ▲17 points above the county
60%
56%
65%
Typical yearly property tax
$6,102 ▼7% below the county
$6,538
$5,124
$3,119
Effective property tax rate
0.64%
0.64%
0.7%
0.94%
Renters with high rent for their income
64% ▲12 points above the county
52%
55%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Santa Cruz 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 Ben Lomond
For a typical $960,700 home in Ben Lomond, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Ben Lomond's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$7,882a month
Least cash to close
Down payment
$33,625
Cash to close
$62,446
Rate
7.18%
Mortgage insurance
FHA MIP · $579
Conventional, 5% down$7,552a month
Down payment
$48,035
Cash to close
$76,856
Rate
7.18%
Mortgage insurance
PMI · $456
Conventional, 20% down, no PMI$6,119a month
Down payment
$192,140
Cash to close
$220,961
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$7,007a month
Down payment
$144,105
Cash to close
$172,926
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Ben Lomond
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$7,882
$33,625
$943,299
7.18%
FHA MIP · $579
$62,446
580
Conventional, 5% down
$7,552
$48,035
$912,665
7.18%
PMI · $456
$76,856
620*
Conventional, 20% down, no PMI
$6,119
$192,140
$768,560
7.18%
None
$220,961
620*
ITIN, 15% down (example)
$7,007
$144,105
$816,595
8.18%
None
$172,926
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
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.
Typical rent in Ben Lomond is $2,514 a month: 11% above the county. In Ben Lomond, 64% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Santa Cruz County, by unit size. To pay the 2-bedroom one ($4,254 a month) without spending more than 30% of your income, you would need to earn $81.81 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Santa Cruz County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$3,230
$62.12
$129,200
1 bedroom
$3,390
$65.19
$135,600
2 bedrooms
$4,254
$81.81
$170,160
3 bedrooms
$5,531
$106.37
$221,240
4 bedrooms
$5,748
$110.54
$229,920
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 Ben Lomond
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Ben Lomond has 2 ZIP codes with their own.
For 2 bedrooms it runs from $4,310 in 95018 to $4,450 in 95005.
2 of the 2 are above the fair market rent for Santa Cruz County ($4,254).
Fair market rent by ZIP code and size in Ben Lomond, fiscal year 2027.
95005
$3,380
$3,550
$4,450
$5,790
$6,010
95018
$3,270
$3,430
$4,310
$5,600
$5,820
ZIP code2 bd3 bd
95005 $4,450$5,790
95018 $4,310$5,600
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Ben Lomond 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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 Santa Cruz County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Ben Lomond or Santa Cruz County. The ones below are statewide in California: they work in Ben Lomond the same as in the rest of the state.
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).
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).
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).
No legal help resource on our list is for Ben Lomond or Santa Cruz County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Ben Lomond and all of Santa Cruz 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 Ben Lomond?
The typical home value in Ben Lomond is $960,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Santa Cruz County it is $1,027,500.
How much does it cost to rent in Ben Lomond?
Typical rent in Ben Lomond is $2,514 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Santa Cruz County is $4,254.
What is the FHA loan limit in Ben Lomond?
Ben Lomond uses the FHA limit for all of Santa Cruz 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 Ben Lomond?
The typical homeowner in Ben Lomond pays $6,102 a year, according to the U.S. Census Bureau. That is 0.64% of the home’s value; in Santa Cruz County, the rate is 0.64%.
Where can I find free help to buy or rent in Ben Lomond?
We found no HUD-approved counseling agencies with an office in Santa Cruz County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
