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City · 25,764 residents · San Diego County, California

Imperial Beach , California

In Imperial Beach, a typical home is worth $857,000 and typical rent is $2,011 a month. Compared with all of San Diego County, typical household income is 19% lower, typical rent is 10% lower, and the share of households that own their home is 23 points lower.

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  • Typical home value

    $857,000

    About the same as the county

    17% above California

    • Imperial Beach
    • San Diego
    • California

  • Typical rent

    $2,011a month

    10% below the county

    About the same as California

    • Imperial Beach
    • San Diego
    • California

  • Typical household income

    $86,111a year

    19% below the county

    13% below California

    • Imperial Beach
    • San Diego
    • California

  • Households that own their home

    31%

    23 points below the county

    25 points below California

    • Imperial Beach
    • San Diego
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$830,276
2.5% more than 12 months ago
Typical rent
$2,822 a month
0.6% less than 12 months ago

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

Imperial Beach is in San Diego County. The FHA loan limit ($1,104,000 for a one-unit home), the fair market rents and the help on this page are those of all of San Diego County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Imperial Beach apart

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

  1. 31% of households in Imperial Beach own their home, against 55% in San Diego County.

  2. Nearby, in National City, the typical home value is $612,200: 29% less than in Imperial Beach ($857,000).

  3. Nearby, in National City, the typical rent is $1,692: 16% less than in Imperial Beach ($2,011).

  4. The typical household income in Imperial Beach is $86,111, 19% less than in San Diego County as a whole ($106,268).

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

The homes here

Housing in Imperial Beach

What homes there are in Imperial Beach, 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 Imperial Beach there is a bit of everything: no kind of home reaches half. The most common are detached houses (42%); in San Diego County, 50%.

Year built

The typical home in Imperial Beach was built in 1971, 9 years before the typical one in San Diego County.

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

$2,659 a month

San Diego County: $3,184 a month

Without a mortgage

$597 a month

San Diego County: $871 a month

Owners with a mortgage

68%

San Diego County: 70%

The typical cost for an owner with a mortgage in Imperial Beach is $2,659 a month, less than in San Diego County ($3,184); without one, $597.

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, home values in Imperial Beach rose at about the same pace as in San Diego County: 52% against 52%.

Rents in Imperial Beach rose at about the same pace as in San Diego County: 38% since 2015–2019, against 36%.

Here income gained ground: typical income rose 60%, against +52% for home values and +38% for rent.

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

MeasureImperial BeachSan Diego CountyCaliforniaUnited States
Rental vacancy Unreliable estimate3.9%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 10.1%6.5%8.2%3.4%
People per household 2.682.722.842.53
Drive alone 71%66%66%69%
Carpool 9%8%10%9%
Public transit 4%2%3%3%
Walk or bike Unreliable estimate4%3%3%
Work from home 11%19%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 10.1% of households in Imperial Beach live, more than in San Diego County (6.5%).

A household in Imperial Beach has 2.68 people on average, about the same as in San Diego County (2.72).

The car rules in Imperial Beach: 71% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.

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 Imperial Beach?

A typical home costs more than the typical income allows

We start with a typical home in Imperial Beach, worth $857,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 95% of the typical household income in Imperial Beach, which is $86,111 a year. For that payment to be 28% of income, a household would need to earn about $292,688 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Imperial Beach. 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 $29,995 (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

$6,829

at 7.18% · 30 years

Loan amount
$841,478
Total interest
$1,210,689
Paid off in
November 2056

Includes $14,473 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,009 a month

  • Tight

    $2,009 to $2,583 a month

  • Hard

    more than $2,583 a month

    Your payment · 95%

Compared with the typical household income in Imperial Beach ($86,111 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$6,829
Principal & interest$5,700
Property tax$393
Home insurance$357
FHA mortgage insurance (MIP)$379

You need at least $29,995 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

Imperial Beach and San Diego County

Imperial Beach is in San Diego 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).

Imperial Beach's own numbers

Typical home value
$857,000
Typical monthly rent
$2,011
Typical yearly household income
$86,111
Households that own their home
31%
Effective property tax rate
0.55%

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

Numbers for all of San Diego County

FHA limit, one-unit home
$1,104,000
Conventional limit, one unit
$1,104,000
HUD fair market rent, 2 bedrooms
$2,823
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.5%

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 Diego County.

Everything about San Diego County

Buying

Buying a home in Imperial Beach

A typical home in Imperial Beach is worth $857,000: about the same as the county and 17% above California. With the typical household income in Imperial Beach ($86,111 a year), a typical home costs 10.0 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.

  • Imperial Beach 10.0 years
  • San Diego 8.0 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in San Diego County

According to FHFA’s house price index, home prices in San Diego County rose 99% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +0.7% +0.8% +2.9%
5 years (2020–2025) +54% +40% +47%
10 years (2015–2025) +99% +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

Imperial Beach next to San Diego 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
  • Imperial Beach $857,000
  • San Diego $854,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Imperial Beach $2,011
  • San Diego $2,246
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Imperial Beach $86,111
  • San Diego $106,268
  • California $99,122
  • United States $80,734
See the full table
Imperial Beach next to San Diego County and California
Measure Imperial Beach San Diego County California U.S.
Typical home value $857,000 $854,700 $734,700 $332,700
Typical monthly rent $2,011 $2,246 $2,036 $1,413
Typical yearly household income $86,111 $106,268 $99,122 $80,734
Households that own their home 31% 55% 56% 65%
Typical yearly property tax $4,745 $5,774 $5,124 $3,119
Effective property tax rate 0.55% 0.68% 0.7% 0.94%
Renters with high rent for their income 60% 58% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below San Diego 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 Imperial Beach

For a typical $857,000 home in Imperial Beach, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Imperial Beach's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $6,829a month

    Least cash to close
    Down payment
    $29,995
    Cash to close
    $55,705
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $379

  • Conventional, 5% down $6,672a month

    Down payment
    $42,850
    Cash to close
    $68,560
    Rate
    7.18%
    Mortgage insurance
    PMI · $407

  • Conventional, 20% down, no PMI $5,394a month

    Down payment
    $171,400
    Cash to close
    $197,110
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $6,187a month

    Down payment
    $128,550
    Cash to close
    $154,260
    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 Imperial Beach and for San Diego County.

Property tax

Effective rate in Imperial Beach

0.55%of the home’s value each year

$4,745 a year for the typical owner in Imperial Beach.

  • Imperial Beach 0.55%
  • San Diego 0.68%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in San Diego County

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

Homes in the high-risk zone
1.5%
12,953
Of those, with NFIP insurance
24%
County California U.S.
Homes in the high-risk zone 1.5% 2.8% 3.5%
Of those, with NFIP insurance 24% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Imperial Beach

Typical rent in Imperial Beach is $2,011 a month: 10% below the county. In Imperial Beach, 60% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of San Diego County, by unit size. To pay the 2-bedroom one ($2,823 a month) without spending more than 30% of your income, you would need to earn $54.29 an hour working full time.

HUD fair market rent for all of San Diego 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 $2,192 $42.15 $87,680
1 bedroom $2,335 $44.90 $93,400
2 bedrooms $2,823 $54.29 $112,920
3 bedrooms $3,743 $71.98 $149,720
4 bedrooms $4,526 $87.04 $181,040

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 Imperial Beach

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Imperial Beach is in ZIP code 91932.

For 2 bedrooms it is $2,590: $233 less than the fair market rent for San Diego County ($2,823).

  • 91932 $2,590$3,430

A ZIP code counts for Imperial Beach 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 Imperial Beach

HUD lists 3 buildings with rents for lower incomes in Imperial Beach. These are the largest.

  • ST James Plaza 1052 9th St, Imperial Beach 91932 100 homes, 99 low-income · For older adults
  • Post 1252 Palm Ave, Imperial Beach 91932 30 homes, 29 low-income · 1 bd: 29 · 2 bd: 1 · In service since 2013
  • Beachwind Court 624 12th St, Imperial Beach 91932 15 low-income homes · 2 bd: 14 · In service since 2009

See all 365 buildings in San Diego County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Imperial Beach

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 are 4 HUD-approved agencies with an office in San Diego County; 4 say they serve in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Imperial Beach

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

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

  • Credit.org - National City

    2140 Hoover Ave, National City · 7 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (800) 431-8157

  • Navicore Solutions- San Diego, CA

    1111 6th Ave, San Diego · 11 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (866) 472-4557

  • Urban League of San Diego County

    4305 University Ave Ste 360, San Diego · 13 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 5 more
    (619) 266-6237

Every agency in San Diego County All counseling agencies in California

Help in Spanish near Imperial Beach

3 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 Imperial Beach

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

  • Housing Authority of the County of San Diego Public housing and Section 8 vouchers (858) 694-4801

5 other authorities have an office in San Diego County: see the list Source: HUD

Cities

Other cities in San Diego County

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

Everything about San Diego County Housing in California
See 21 more cities in San Diego County, with prices and rents

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

Nearby cities

The cities closest to Imperial Beach, with the typical home value.

Neighboring counties

If San Diego 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 Imperial Beach.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Imperial Beach

Short answers with the numbers for Imperial Beach and all of San Diego 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 Imperial Beach?

The typical home value in Imperial Beach is $857,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Diego County it is $854,700.

How much does it cost to rent in Imperial Beach?

Typical rent in Imperial Beach is $2,011 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Diego County is $2,823.

What is the FHA loan limit in Imperial Beach?

Imperial Beach uses the FHA limit for all of San Diego County (2026): $1,104,000 for a one-unit home and $2,123,100 for a four-unit home.

How much property tax do owners pay in Imperial Beach?

The typical homeowner in Imperial Beach pays $4,745 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in San Diego County, the rate is 0.68%.

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

There are 4 HUD-approved counseling agencies with an office in San Diego County. 4 say they serve in Spanish. 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).