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City · 86,281 residents · Orange County, California

Lake Forest , California

In Lake Forest, a typical home is worth $937,000 and typical rent is $2,672 a month. Compared with all of Orange County, typical household income is 16% higher, typical rent is 10% higher, and the share of households that own their home is 14 points higher.

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  • Typical home value

    $937,000

    3% below the county

    28% above California

    • Lake Forest
    • Orange
    • California

  • Typical rent

    $2,672a month

    10% above the county

    31% above California

    • Lake Forest
    • Orange
    • California

  • Typical household income

    $135,175a year

    16% above the county

    36% above California

    • Lake Forest
    • Orange
    • California

  • Households that own their home

    70%

    14 points above the county

    15 points above California

    • Lake Forest
    • Orange
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$1,172,296
1.3% more than 12 months ago
Typical rent
$3,166 a month
3.3% more than 12 months ago

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

Lake Forest is in Orange 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 Orange County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Lake Forest apart

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

  1. Nearby, in Laguna Woods, the typical home value is $394,600: 58% less than in Lake Forest ($937,000).

  2. 70% of households in Lake Forest own their home, against 56% in Orange County.

  3. The typical household income in Lake Forest is $135,175, 16% more than in Orange County as a whole ($116,289).

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

The homes here

Housing in Lake Forest

What homes there are in Lake Forest, 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 Lake Forest, 5 in 10 homes are single-family detached houses; in Orange County, 5.

Year built

Homes in Lake Forest are newer: the typical year built is 1984; in Orange County, 1977.

In Lake Forest, 63% of homes have 3 bedrooms or more, more than in Orange County (56%).

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

The FHA limit for Orange County is high ($1,249,125): at least 56% of owner-occupied homes in Lake Forest are worth less than $1,000,000.

Monthly rent with utilities

With a mortgage

$3,285 a month

Orange County: $3,385 a month

Without a mortgage

$963 a month

Orange County: $902 a month

Owners with a mortgage

75%

Orange County: 67%

Owning costs about the same in Lake Forest as in Orange County: with a mortgage, $3,285 a month; without one, $963.

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

Since 2015–2019, homes in Lake Forest gained value faster than in Orange County: 45% against 42%.

The typical rent in Lake Forest rose 32% since 2015–2019, about the same as in Orange County (31%).

Here income did not keep up with housing: it rose 24%, while home values changed +45% and rent +32%.

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

MeasureLake ForestOrange CountyCaliforniaUnited States
Rental vacancy Unreliable estimate4.4%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 5.5%8.9%8.2%3.4%
People per household 2.812.872.842.53
Drive alone 66%68%66%69%
Carpool 7%9%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike 2%2%3%3%
Work from home 24%19%17%15%
Other means 1%2%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 5.5% of households in Lake Forest live, less than in Orange County (8.9%).

Much as in Orange County, a household in Lake Forest has 2.81 people on average.

In Lake Forest, 24% of workers work from home, more than in Orange County (19%).

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 Lake Forest?

A typical home costs more than the typical income allows

We start with a typical home in Lake Forest, worth $937,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 68% of the typical household income in Lake Forest, which is $135,175 a year. For that payment to be 28% of income, a household would need to earn about $328,811 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Lake Forest. 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 $32,795 (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

$7,672

at 7.18% · 30 years

Loan amount
$920,029
Total interest
$1,323,705
Paid off in
November 2056

Includes $15,824 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,154 a month

  • Tight

    $3,154 to $4,055 a month

  • Hard

    more than $4,055 a month

    Your payment · 68%

Compared with the typical household income in Lake Forest ($135,175 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$7,672
Principal & interest$6,233
Property tax$484
Home insurance$390
FHA mortgage insurance (MIP)$565

You need at least $32,795 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

Lake Forest and Orange County

Lake Forest is in Orange 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).

Lake Forest's own numbers

Typical home value
$937,000
Typical monthly rent
$2,672
Typical yearly household income
$135,175
Households that own their home
70%
Effective property tax rate
0.62%

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

Numbers for all of Orange County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$3,057
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
2.8%

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 Orange County.

Everything about Orange County

Buying

Buying a home in Lake Forest

A typical home in Lake Forest is worth $937,000: 3% below the county and 28% above California. With the typical household income in Lake Forest ($135,175 a year), a typical home costs 6.9 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.

  • Lake Forest 6.9 years
  • Orange 8.3 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Orange County

According to FHFA’s house price index, home prices in Orange County rose 89% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +3.3% +0.8% +2.9%
5 years (2020–2025) +54% +40% +47%
10 years (2015–2025) +89% +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

Lake Forest next to Orange 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
  • Lake Forest $937,000
  • Orange $962,600
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Lake Forest $2,672
  • Orange $2,434
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Lake Forest $135,175
  • Orange $116,289
  • California $99,122
  • United States $80,734
See the full table
Lake Forest next to Orange County and California
Measure Lake Forest Orange County California U.S.
Typical home value $937,000 $962,600 $734,700 $332,700
Typical monthly rent $2,672 $2,434 $2,036 $1,413
Typical yearly household income $135,175 $116,289 $99,122 $80,734
Households that own their home 70% 56% 56% 65%
Typical yearly property tax $5,812 $6,330 $5,124 $3,119
Effective property tax rate 0.62% 0.66% 0.7% 0.94%
Renters with high rent for their income 62% 57% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Orange 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 Lake Forest

For a typical $937,000 home in Lake Forest, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Lake Forest's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $7,672a month

    Least cash to close
    Down payment
    $32,795
    Cash to close
    $60,905
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $565

  • Conventional, 5% down $7,350a month

    Down payment
    $46,850
    Cash to close
    $74,960
    Rate
    7.18%
    Mortgage insurance
    PMI · $445

  • Conventional, 20% down, no PMI $5,953a month

    Down payment
    $187,400
    Cash to close
    $215,510
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $6,819a month

    Down payment
    $140,550
    Cash to close
    $168,660
    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 Lake Forest and for Orange County.

Property tax

Effective rate in Lake Forest

0.62%of the home’s value each year

$5,812 a year for the typical owner in Lake Forest.

  • Lake Forest 0.62%
  • Orange 0.66%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Orange County

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

Homes in the high-risk zone
2.8%
22,389
Of those, with NFIP insurance
19%
County California U.S.
Homes in the high-risk zone 2.8% 2.8% 3.5%
Of those, with NFIP insurance 19% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Lake Forest

Typical rent in Lake Forest is $2,672 a month: 10% above the county. In Lake Forest, 62% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Orange County, by unit size. To pay the 2-bedroom one ($3,057 a month) without spending more than 30% of your income, you would need to earn $58.79 an hour working full time.

HUD fair market rent for all of Orange 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 $2,580 $49.62 $103,200
1 bedroom $2,610 $50.19 $104,400
2 bedrooms $3,057 $58.79 $122,280
3 bedrooms $4,153 $79.87 $166,120
4 bedrooms $4,964 $95.46 $198,560

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 Lake Forest

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Lake Forest has 2 ZIP codes with their own.

For 2 bedrooms it runs from $3,450 in 92630 to $3,790 in 92610.

2 of the 2 are above the fair market rent for Orange County ($3,057).

  • 92610 $3,790$5,150
  • 92630 $3,450$4,690

A ZIP code counts for Lake Forest 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 Lake Forest

HUD lists one building with rents for lower incomes in Lake Forest.

  • Baker Ranch Affordable (aka Arroyo at Baker Ranch) 1000 Indigo Pl, Lake Forest 92630 189 homes, 187 low-income · 1 bd: 57 · 2 bd: 75 · 3 bd: 57 · In service since 2015 · For families

See all 236 buildings in Orange County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Lake Forest

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 10 HUD-approved agencies with an office in Orange County; 6 say they serve in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Lake Forest

No down payment, repair or rent-help program on our list is for Lake Forest or Orange County. The ones below are statewide in California: they work in Lake Forest 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 Lake Forest

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

  • Affordable Housing Clearinghouse

    23201 Lake Center Dr Ste 203, Lake Forest · 3 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 2 more
    (949) 859-9255

  • Greenpath Financial Wellness

    5151 California Ave, Irvine · 10 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (866) 217-0543

  • Orange County Fair Housing Council, Inc

    2021 E 4th St, Santa Ana · 11 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (714) 569-0823

Every agency in Orange County All counseling agencies in California

Help in Spanish near Lake Forest

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 Lake Forest

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

3 other authorities have an office in Orange County: see the list Source: HUD

Cities

Other cities in Orange County

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

Everything about Orange County Housing in California
See 28 more cities in Orange County, with prices and rents

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

Nearby cities

The cities closest to Lake Forest, with the typical home value.

Neighboring counties

If Orange 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 Lake Forest.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Lake Forest

Short answers with the numbers for Lake Forest and all of Orange 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 Lake Forest?

The typical home value in Lake Forest is $937,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Orange County it is $962,600.

How much does it cost to rent in Lake Forest?

Typical rent in Lake Forest is $2,672 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Orange County is $3,057.

What is the FHA loan limit in Lake Forest?

Lake Forest uses the FHA limit for all of Orange 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 Lake Forest?

The typical homeowner in Lake Forest pays $5,812 a year, according to the U.S. Census Bureau. That is 0.62% of the home’s value; in Orange County, the rate is 0.66%.

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

There are 10 HUD-approved counseling agencies with an office in Orange County. 6 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).