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City · 29,069 residents · San Mateo County, California

East Palo Alto , California

In East Palo Alto, a typical home is worth $1,102,600 and typical rent is $2,244 a month. Compared with all of San Mateo County, the typical home value is 29% lower, typical household income is 29% lower, and the share of households that own their home is 9 points lower.

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  • Typical home value

    $1,102,600

    29% below the county

    50% above California

    • East Palo Alto
    • San Mateo
    • California

  • Typical rent

    $2,244a month

    23% below the county

    10% above California

    • East Palo Alto
    • San Mateo
    • California

  • Typical household income

    $113,493a year

    29% below the county

    14% above California

    • East Palo Alto
    • San Mateo
    • California

  • Households that own their home

    49%

    9 points below the county

    7 points below California

    • East Palo Alto
    • San Mateo
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$992,416
1% less than 12 months ago
Typical rent
$4,250 a month

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

East Palo Alto 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 East Palo Alto apart

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

  1. The typical home in East Palo Alto is worth $1,102,600, 29% less than in San Mateo County as a whole ($1,559,600).

  2. The typical household income in East Palo Alto is $113,493, 29% less than in San Mateo County as a whole ($158,855).

  3. The typical rent in East Palo Alto is $2,244 a month, 23% less than in San Mateo County as a whole ($2,922).

  4. 49% of households in East Palo Alto own their home, against 58% in San Mateo County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in East Palo Alto

What homes there are in East Palo Alto, 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 59% of homes here, against 55% in San Mateo County.

Year built

By age, homes in East Palo Alto look like those in San Mateo County: the typical year built is 1963.

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

$3,875 a month

San Mateo County: $4,000 or more a month

Without a mortgage

$1,103 a month

San Mateo County: $1,113 a month

Owners with a mortgage

66%

San Mateo County: 66%

With a mortgage, owning in East Palo Alto typically costs $3,875 a month; without one, $1,103.

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

Homes in East Palo Alto gained value more slowly than in San Mateo County: 34% since 2015–2019, against 43%.

The typical rent in East Palo Alto rose 27% since 2015–2019, about the same as in San Mateo County (26%).

The typical household income in East Palo Alto rose 69%: more than home values (+34%) and rent (+27%).

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

MeasureEast Palo AltoSan Mateo CountyCaliforniaUnited States
Rental vacancy 11.4%8.5%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 14.6%7.5%8.2%3.4%
People per household 3.492.762.842.53
Drive alone 64%57%66%69%
Carpool 12%9%10%9%
Public transit Unreliable estimate5%3%3%
Walk or bike 4%4%3%3%
Work from home 15%24%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In East Palo Alto, the rental vacancy rate is 11.4%; in San Mateo County, 8.5%.

More households are short on space in East Palo Alto: 14.6% have more than one person per room; in San Mateo County, 7.5%.

More people live in each home here: 3.49 on average, against 2.76 in San Mateo County.

Carpooling is common in East Palo Alto: 12% of workers get to work that way, against 9% in San Mateo County.

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 East Palo Alto?

A typical home costs more than the typical income allows

We start with a typical home in East Palo Alto, worth $1,102,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 96% of the typical household income in East Palo Alto, which is $113,493 a year. For that payment to be 28% of income, a household would need to earn about $390,073 a year.

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 East Palo Alto. 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 $38,591 (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

$9,102

at 7.18% · 30 years

Loan amount
$1,082,629
Total interest
$1,557,649
Paid off in
November 2056

Includes $18,620 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,648 a month

  • Tight

    $2,648 to $3,405 a month

  • Hard

    more than $3,405 a month

    Your payment · 96%

Compared with the typical household income in East Palo Alto ($113,493 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$9,102
Principal & interest$7,334
Property tax$643
Home insurance$459
FHA mortgage insurance (MIP)$665

You need at least $38,591 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

East Palo Alto and San Mateo County

East Palo Alto 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).

East Palo Alto's own numbers

Typical home value
$1,102,600
Typical monthly rent
$2,244
Typical yearly household income
$113,493
Households that own their home
49%
Effective property tax rate
0.7%

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 East Palo Alto

A typical home in East Palo Alto is worth $1,102,600: 29% below the county and 50% above California. With the typical household income in East Palo Alto ($113,493 a year), a typical home costs 9.7 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.

  • East Palo Alto 9.7 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

East Palo Alto 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
  • East Palo Alto $1,102,600
  • San Mateo $1,559,600
  • California $734,700
  • United States $332,700
Typical monthly rent
  • East Palo Alto $2,244
  • San Mateo $2,922
  • California $2,036
  • United States $1,413
Typical yearly household income
  • East Palo Alto $113,493
  • San Mateo $158,855
  • California $99,122
  • United States $80,734
See the full table
East Palo Alto next to San Mateo County and California
Measure East Palo Alto San Mateo County California U.S.
Typical home value $1,102,600 $1,559,600 $734,700 $332,700
Typical monthly rent $2,244 $2,922 $2,036 $1,413
Typical yearly household income $113,493 $158,855 $99,122 $80,734
Households that own their home 49% 58% 56% 65%
Typical yearly property tax $7,700 $9,519 $5,124 $3,119
Effective property tax rate 0.7% 0.61% 0.7% 0.94%
Renters with high rent for their income 58% 48% 55% 51%

“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 East Palo Alto

For a typical $1,102,600 home in East Palo Alto, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, East Palo Alto's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $9,102a month

    Least cash to close
    Down payment
    $38,591
    Cash to close
    $71,669
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $665

  • Conventional, 5% down $8,722a month

    Down payment
    $55,130
    Cash to close
    $88,208
    Rate
    7.18%
    Mortgage insurance
    PMI · $524

  • Conventional, 20% down, no PMI $7,078a month

    Down payment
    $220,520
    Cash to close
    $253,598
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $8,097a month

    Down payment
    $165,390
    Cash to close
    $198,468
    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 East Palo Alto and for San Mateo County.

Property tax

Effective rate in East Palo Alto

0.7%of the home’s value each year

$7,700 a year for the typical owner in East Palo Alto.

  • East Palo Alto 0.7%
  • 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 East Palo Alto

Typical rent in East Palo Alto is $2,244 a month: 23% below the county. In East Palo Alto, 58% of renter households pay 30% or more of their income in rent.

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 East Palo Alto

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). East Palo Alto is in ZIP code 94303.

For 2 bedrooms it is $3,390: $307 less than the fair market rent for San Mateo County ($3,697).

  • 94303 $3,390$4,480

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for East Palo Alto 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?

Low-income apartments

Low-income apartments in East Palo Alto

HUD lists 11 buildings with rents for lower incomes in East Palo Alto. These are the largest.

  • Light Tree Apts 1805 E Bayshore Rd, East Palo Alto 94303 94 homes, 93 low-income · Studio: 14 · 1 bd: 20 · 2 bd: 38 · 3 bd: 22 · In service since 2000 · For families
  • Runnymeade Gardens 2301 Cooley Ave, East Palo Alto 94303 78 low-income homes · 1 bd: 78 · In service since 2001 · For older adults (650) 323-1106
  • Courtyard at Bay Road 1730 Bay Rd, East Palo Alto 94303 76 low-income homes · 1 bd: 12 · 2 bd: 41 · 3 bd: 18 · 4 bd: 6 · In service since 2005 · For families
  • Peninsula Park Apts 1977 Tate St, East Palo Alto 94303 129 homes, 65 low-income · 1 bd: 21 · 2 bd: 25 · 3 bd: 19 · In service since 2001 · For families
  • Light Tree III 1805 E Bayshore Rd, East Palo Alto 94303 57 homes, 56 low-income · For older adults

See all 83 buildings in San Mateo County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in East Palo Alto

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 man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in East Palo Alto

No down payment, repair or rent-help program on our list is for East Palo Alto or San Mateo County. The ones below are statewide in California: they work in East Palo Alto 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 East Palo Alto

The HUD-approved agencies closest to the center of East Palo Alto, 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 · 13 miles away

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

  • Santa Clara County Asian Law Alliance

    991 W Hedding St, San Jose · 14 miles away · Spanish

    Also serves in Cantonese, Mandarin Chinese, Korean, and Vietnamese.

    • Fair housing pre-purchase workshops
    • Homelessness services
    • and 2 more
    (408) 287-9710

  • Eden Council for Hope and Opportunity (ECHO)

    22551 2nd St Ste 200, Hayward · 15 miles away · Spanish

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

All counseling agencies in California

Help in Spanish near East Palo Alto

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 East Palo Alto

HUD’s record names them for East Palo Alto 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 East Palo Alto, 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 East Palo Alto.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about East Palo Alto

Short answers with the numbers for East Palo Alto 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 East Palo Alto?

The typical home value in East Palo Alto is $1,102,600, 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 East Palo Alto?

Typical rent in East Palo Alto is $2,244 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 East Palo Alto?

East Palo Alto 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 East Palo Alto?

The typical homeowner in East Palo Alto pays $7,700 a year, according to the U.S. Census Bureau. That is 0.7% 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 East Palo Alto?

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).