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City · 16,911 residents · Santa Cruz County, California

Live Oak (Santa Cruz County), California

In Live Oak, a typical home is worth $1,015,200 and typical rent is $2,421 a month. Compared with all of Santa Cruz County, typical rent is 7% higher and typical household income is 7% lower.

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  • Typical home value

    $1,015,200

    About the same as the county

    38% above California

    • Live Oak
    • Santa Cruz
    • California

  • Typical rent

    $2,421a month

    7% above the county

    19% above California

    • Live Oak
    • Santa Cruz
    • California

  • Typical household income

    $103,674a year

    7% below the county

    5% above California

    • Live Oak
    • Santa Cruz
    • California

  • Households that own their home

    59%

    1 points below the county

    3 points above California

    • Live Oak
    • Santa Cruz
    • California

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

Live Oak 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

Data updated: October 1, 2026 11 official sources

Only here

What sets Live Oak apart

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

  1. Nearby, in Capitola, the typical home value is $783,000: 23% less than in Live Oak ($1,015,200).

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

The homes here

Housing in Live Oak

What homes there are in Live Oak, 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 Live Oak there is a bit of everything: no kind of home reaches half. The most common are detached houses (49%); in Santa Cruz County, 63%.

In Live Oak there are many mobile homes: 12% of homes; in Santa Cruz County, 7%.

Year built

Homes in Live Oak are newer: the typical year built is 1978; in Santa Cruz County, 1974.

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

$3,049 a month

Santa Cruz County: $3,524 a month

Without a mortgage

$918 a month

Santa Cruz County: $956 a month

Owners with a mortgage

64%

Santa Cruz County: 63%

Owning costs less in Live Oak: with a mortgage, the typical cost is $3,049 a month; in Santa Cruz County, $3,524. Without one, $918.

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 Live Oak gained value faster than in Santa Cruz County: 41% against 36%.

The typical rent in Live Oak rose 26% over the same time; in Santa Cruz County, it rose 32%.

While home values in Live Oak changed +41% and rent +26%, the typical household income rose 24%.

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

MeasureLive OakSanta Cruz CountyCaliforniaUnited States
Rental vacancy Unreliable estimate3.7%4.2%5.5%
Homeowner vacancy Unreliable estimate0.9%0.8%0.9%
More than one person per room 6.2%7.3%8.2%3.4%
People per household 2.462.582.842.53
Drive alone 63%62%66%69%
Carpool 11%8%10%9%
Public transit Unreliable estimate2%3%3%
Walk or bike 7%6%3%3%
Work from home 16%19%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 6.2% of households in Live Oak live, less than in Santa Cruz County (7.3%).

By size, households in Live Oak look like those in Santa Cruz County: 2.46 people on average.

The car rules in Live Oak: 63% of workers drive to work alone, and the typical trip takes 10 to 19 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 Live Oak?

A typical home costs more than the typical income allows

We start with a typical home in Live Oak, worth $1,015,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 97% of the typical household income in Live Oak, which is $103,674 a year. For that payment to be 28% of income, a household would need to earn about $358,428 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Live Oak. 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 $35,532 (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

$8,363

at 7.18% · 30 years

Loan amount
$996,812
Total interest
$1,434,179
Paid off in
November 2056

Includes $17,144 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,419 a month

  • Tight

    $2,419 to $3,110 a month

  • Hard

    more than $3,110 a month

    Your payment · 97%

Compared with the typical household income in Live Oak ($103,674 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$8,363
Principal & interest$6,753
Property tax$575
Home insurance$423
FHA mortgage insurance (MIP)$612

You need at least $35,532 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

Live Oak and Santa Cruz County

Live Oak 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).

Live Oak's own numbers

Typical home value
$1,015,200
Typical monthly rent
$2,421
Typical yearly household income
$103,674
Households that own their home
59%
Effective property tax rate
0.68%

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.

Everything about Santa Cruz County

Buying

Buying a home in Live Oak

A typical home in Live Oak is worth $1,015,200: about the same as the county and 38% above California. With the typical household income in Live Oak ($103,674 a year), a typical home costs 9.8 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.

  • Live Oak 9.8 years
  • Santa Cruz 9.2 years
  • California 7.4 years
  • United States 4.1 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.

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

Live Oak 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
  • Live Oak $1,015,200
  • Santa Cruz $1,027,500
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Live Oak $2,421
  • Santa Cruz $2,264
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Live Oak $103,674
  • Santa Cruz $111,093
  • California $99,122
  • United States $80,734
See the full table
Live Oak next to Santa Cruz County and California
Measure Live Oak Santa Cruz County California U.S.
Typical home value $1,015,200 $1,027,500 $734,700 $332,700
Typical monthly rent $2,421 $2,264 $2,036 $1,413
Typical yearly household income $103,674 $111,093 $99,122 $80,734
Households that own their home 59% 60% 56% 65%
Typical yearly property tax $6,952 $6,538 $5,124 $3,119
Effective property tax rate 0.68% 0.64% 0.7% 0.94%
Renters with high rent for their income 55% 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 Live Oak

For a typical $1,015,200 home in Live Oak, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Live Oak's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $8,363a month

    Least cash to close
    Down payment
    $35,532
    Cash to close
    $65,988
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $612

  • Conventional, 5% down $8,014a month

    Down payment
    $50,760
    Cash to close
    $81,216
    Rate
    7.18%
    Mortgage insurance
    PMI · $482

  • Conventional, 20% down, no PMI $6,500a month

    Down payment
    $203,040
    Cash to close
    $233,496
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $7,439a month

    Down payment
    $152,280
    Cash to close
    $182,736
    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 Live Oak and for Santa Cruz County.

Property tax

Effective rate in Live Oak

0.68%of the home’s value each year

$6,952 a year for the typical owner in Live Oak.

  • Live Oak 0.68%
  • Santa Cruz 0.64%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Santa Cruz County

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

Homes in the high-risk zone
6.4%
5,365
Of those, with NFIP insurance
33%
County California U.S.
Homes in the high-risk zone 6.4% 2.8% 3.5%
Of those, with NFIP insurance 33% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Live Oak

Typical rent in Live Oak is $2,421 a month: 7% above the county. In Live Oak, 55% 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.

HUD fair market rent for all of Santa Cruz 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 $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 Live Oak

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

For 2 bedrooms it runs from $4,980 in 95065 to $5,100 in 95062.

2 of the 2 are above the fair market rent for Santa Cruz County ($4,254).

  • 95062 $5,100$6,630
  • 95065 $4,980$6,480

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Live Oak 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 Live Oak

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.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Live Oak

No down payment, repair or rent-help program on our list is for Live Oak or Santa Cruz County. The ones below are statewide in California: they work in Live Oak 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 Live Oak

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

  • Santa Clara County Asian Law Alliance

    991 W Hedding St, San Jose · 25 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

  • Project Sentinel

    1490 El Camino Real, Santa Clara · 25 miles away

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

  • Habitat for Humanity East Bay/Silicon Valley - Milpitas

    1608 Las Plumas Ave, San Jose · 27 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (510) 803-3362

All counseling agencies in California

Help in Spanish near Live Oak

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 Live Oak

HUD’s record names them for Live Oak or Santa Cruz County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of Santa Cruz Public housing and Section 8 vouchers (831) 454-9455

All housing agencies in California Source: HUD

Cities

Other cities in Santa Cruz County

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

Everything about Santa Cruz County Housing in California

Nearby cities

The cities closest to Live Oak, with the typical home value.

Neighboring counties

If Santa Cruz 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 Live Oak.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Live Oak

Short answers with the numbers for Live Oak 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 Live Oak?

The typical home value in Live Oak is $1,015,200, 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 Live Oak?

Typical rent in Live Oak is $2,421 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 Live Oak?

Live Oak 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 Live Oak?

The typical homeowner in Live Oak pays $6,952 a year, according to the U.S. Census Bureau. That is 0.68% 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 Live Oak?

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.

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).