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City · 7,247 residents · Sonoma County, California

Boyes Hot Springs , California

In Boyes Hot Springs, a typical home is worth $783,300 and typical rent is $1,876 a month. Compared with all of Sonoma County, typical rent is 13% lower.

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  • Typical home value

    $783,300

    4% below the county

    7% above California

    • Boyes Hot Springs
    • Sonoma
    • California

  • Typical rent

    $1,876a month

    13% below the county

    8% below California

    • Boyes Hot Springs
    • Sonoma
    • California

  • Typical household income

    $101,288a year

    3% below the county

    2% above California

    • Boyes Hot Springs
    • Sonoma
    • California

  • Households that own their home

    61%

    2 points below the county

    5 points above California

    • Boyes Hot Springs
    • Sonoma
    • California

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

Boyes Hot Springs is in Sonoma County. The FHA loan limit ($897,000 for a one-unit home), the fair market rents and the help on this page are those of all of Sonoma County. See the county

Data updated: October 1, 2026 11 official sources

The homes here

Housing in Boyes Hot Springs

What homes there are in Boyes Hot Springs, 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 houses, standing on their own, make up 73% of homes here, against 67% in Sonoma County.

Year built

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

With a mortgage

$2,833 a month

Sonoma County: $3,040 a month

Without a mortgage

$896 a month

Sonoma County: $927 a month

Owners with a mortgage

71%

Sonoma County: 66%

In Boyes Hot Springs, 71% of owners have a mortgage, and their typical cost is $2,833 a month, against $3,040 in Sonoma County. Without one it drops to $896.

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 it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Boyes Hot Springs rose 40%; in Sonoma County, it rose 34%.

Rents in Boyes Hot Springs rose more slowly than in Sonoma County: 28% since 2015–2019, against 33%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

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

MeasureBoyes Hot SpringsSonoma CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.7%4.2%5.5%
Homeowner vacancy Unreliable estimate0.6%0.8%0.9%
More than one person per room Unreliable estimate4.8%8.2%3.4%
People per household 2.802.492.842.53
Drive alone 74%69%66%69%
Carpool Unreliable estimate9%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate3%3%3%
Work from home 13%16%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.80 on average, against 2.49 in Sonoma County.

To get to work, 74% of workers in Boyes Hot Springs drive alone; in Sonoma County, 69%.

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 Boyes Hot Springs?

A typical home costs more than the typical income allows

We start with a typical home in Boyes Hot Springs, worth $783,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 76% of the typical household income in Boyes Hot Springs, which is $101,288 a year. For that payment to be 28% of income, a household would need to earn about $274,511 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Boyes Hot Springs. 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 $27,416 (3.5% of the price). The usual minimum for this loan is 3.5%.

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

$6,405

at 7.18% · 30 years

Loan amount
$769,112
Total interest
$1,106,572
Paid off in
November 2056

Includes $13,228 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,363 a month

  • Tight

    $2,363 to $3,039 a month

  • Hard

    more than $3,039 a month

    Your payment · 76%

Compared with the typical household income in Boyes Hot Springs ($101,288 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$6,405
Principal & interest$5,210
Property tax$522
Home insurance$326
FHA mortgage insurance (MIP)$346

You need at least $27,416 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

Boyes Hot Springs and Sonoma County

Boyes Hot Springs is in Sonoma 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).

Boyes Hot Springs's own numbers

Typical home value
$783,300
Typical monthly rent
$1,876
Typical yearly household income
$101,288
Households that own their home
61%
Effective property tax rate
0.8%

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

Numbers for all of Sonoma County

FHA limit, one-unit home
$897,000
Conventional limit, one unit
$897,000
HUD fair market rent, 2 bedrooms
$2,819
Price change over 5 years (FHFA)
+25%
Homes in a high flood-risk zone
2.4%

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 Sonoma County.

Everything about Sonoma County

Buying

Buying a home in Boyes Hot Springs

A typical home in Boyes Hot Springs is worth $783,300: 4% below the county and 7% above California. With the typical household income in Boyes Hot Springs ($101,288 a year), a typical home costs 7.7 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.

  • Boyes Hot Springs 7.7 years
  • Sonoma 7.8 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Sonoma County

According to FHFA’s house price index, home prices in Sonoma County rose 60% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +0.5% +0.8% +2.9%
5 years (2020–2025) +25% +40% +47%
10 years (2015–2025) +60% +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

Boyes Hot Springs next to Sonoma 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
  • Boyes Hot Springs $783,300
  • Sonoma $815,500
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Boyes Hot Springs $1,876
  • Sonoma $2,158
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Boyes Hot Springs $101,288
  • Sonoma $104,674
  • California $99,122
  • United States $80,734
See the full table
Boyes Hot Springs next to Sonoma County and California
Measure Boyes Hot Springs Sonoma County California U.S.
Typical home value $783,300 $815,500 $734,700 $332,700
Typical monthly rent $1,876 $2,158 $2,036 $1,413
Typical yearly household income $101,288 $104,674 $99,122 $80,734
Households that own their home 61% 63% 56% 65%
Typical yearly property tax $6,261 $5,695 $5,124 $3,119
Effective property tax rate 0.8% 0.7% 0.7% 0.94%
Renters with high rent for their income 56% 55% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Sonoma 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 Boyes Hot Springs

For a typical $783,300 home in Boyes Hot Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Boyes Hot Springs's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $6,405a month

    Least cash to close
    Down payment
    $27,416
    Cash to close
    $50,915
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $346

  • Conventional, 5% down $6,262a month

    Down payment
    $39,165
    Cash to close
    $62,664
    Rate
    7.18%
    Mortgage insurance
    PMI · $372

  • Conventional, 20% down, no PMI $5,094a month

    Down payment
    $156,660
    Cash to close
    $180,159
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,818a month

    Down payment
    $117,495
    Cash to close
    $140,994
    Rate
    8.18%
    Mortgage insurance
    None

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.

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 Boyes Hot Springs and for Sonoma County.

Property tax

Effective rate in Boyes Hot Springs

0.8%of the home’s value each year

$6,261 a year for the typical owner in Boyes Hot Springs.

  • Boyes Hot Springs 0.8%
  • Sonoma 0.7%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Sonoma County

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

Homes in the high-risk zone
2.4%
3,971
Of those, with NFIP insurance
31%
County California U.S.
Homes in the high-risk zone 2.4% 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 Boyes Hot Springs

Typical rent in Boyes Hot Springs is $1,876 a month: 13% below the county. In Boyes Hot Springs, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Sonoma County, by unit size. To pay the 2-bedroom one ($2,819 a month) without spending more than 30% of your income, you would need to earn $54.21 an hour working full time.

HUD fair market rent for all of Sonoma 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 $1,980 $38.08 $79,200
1 bedroom $2,155 $41.44 $86,200
2 bedrooms $2,819 $54.21 $112,760
3 bedrooms $3,903 $75.06 $156,120
4 bedrooms $4,295 $82.60 $171,800

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 Boyes Hot Springs

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Boyes Hot Springs is in ZIP code 95476.

For 2 bedrooms it is $2,990: $171 more than the fair market rent for Sonoma County ($2,819).

  • 95476 $2,990$3,960

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Boyes Hot Springs 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 Boyes Hot Springs

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.

There is 1 HUD-approved agency with an office in Sonoma County; none says it serves in Spanish.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Boyes Hot Springs

No down payment, repair or rent-help program on our list is for Boyes Hot Springs or Sonoma County. The ones below are statewide in California: they work in Boyes Hot Springs 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 Boyes Hot Springs

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

  • Balance - Santa Rosa

    3033 Cleveland Ave, Santa Rosa · 17 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (800) 777-7526

  • Fair Housing Advocates of Northern California

    851 Irwin St, San Rafael · 24 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 3 more
    (415) 457-5025

  • Richmond Neighborhood Housing Services, Inc

    3220 Blume Dr Ste 198, Richmond · 25 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 3 more
    510-237-6459-1601

Every agency in Sonoma County All counseling agencies in California

Help in Spanish near Boyes Hot Springs

1 of the 3 agencies on this list says it serves 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 Boyes Hot Springs

HUD’s record names them for Boyes Hot Springs or Sonoma County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

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

Cities

Other cities in Sonoma County

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

Everything about Sonoma County Housing in California

Nearby cities

The cities closest to Boyes Hot Springs, with the typical home value.

Neighboring counties

If Sonoma 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 Boyes Hot Springs.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Boyes Hot Springs

Short answers with the numbers for Boyes Hot Springs and all of Sonoma 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 Boyes Hot Springs?

The typical home value in Boyes Hot Springs is $783,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Sonoma County it is $815,500.

How much does it cost to rent in Boyes Hot Springs?

Typical rent in Boyes Hot Springs is $1,876 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Sonoma County is $2,819.

What is the FHA loan limit in Boyes Hot Springs?

Boyes Hot Springs uses the FHA limit for all of Sonoma County (2026): $897,000 for a one-unit home and $1,725,050 for a four-unit home.

How much property tax do owners pay in Boyes Hot Springs?

The typical homeowner in Boyes Hot Springs pays $6,261 a year, according to the U.S. Census Bureau. That is 0.8% of the home’s value; in Sonoma County, the rate is 0.7%.

Where can I find free help to buy or rent in Boyes Hot Springs?

There is 1 HUD-approved counseling agency with an office in Sonoma County. 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).