City · 9,347 residents · Sutter County, California
Live Oak (Sutter County), California
In Live Oak, a typical home is worth $350,700 and typical rent is $1,014 a month. Compared with all of Sutter County, typical rent is 30% lower, the typical home value is 19% lower, and the share of households that own their home is 8 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $359,159 to $389,359.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Live Oak is in Sutter County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Sutter County. See the county
What this place has that others do not, from public data, most unusual first.
1
Live Oak has the 15th lowest typical rent of the 648 cities in California with more than 5,000 people ($1,014).
2
Nearby, in Palermo, the typical home value is $283,000: 19% less than in Live Oak ($350,700).
3
The typical home in Live Oak is worth $350,700,19% less than in Sutter County as a whole ($433,500).
4
69% of households in Live Oak own their home, against 61% in Sutter County.
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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Live Oak
Sutter County
California
United States
Kind of home: Live Oak and its comparisons
Measure
Live Oak
Sutter County
California
United States
Detached house
74%
72%
57%
61%
Attached house
Unreliable estimate
5%
7%
6%
Building of 2 to 4
Unreliable estimate
6%
8%
8%
Apartments (5 or more)
Unreliable estimate
13%
24%
19%
Mobile home
Unreliable estimate
5%
4%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
As in Sutter County, most homes in Live Oak are detached houses (74%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Live Oak
Sutter County
California
United States
Year built: Live Oak and its comparisons
Measure
Live Oak
Sutter County
California
United States
Before 1960
11%
18%
27%
26%
1960–1979
20%
29%
29%
24%
1980–1999
28%
30%
25%
25%
2000–2009
28%
18%
11%
14%
2010 or later
13%
5%
8%
11%
Homes in Live Oak are newer: the typical year built is 1995; in Sutter County, 1982.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300K22%
$300K–$500K57%
$500K–$750KUnreliable
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Live Oak and its comparisons
Measure
Live Oak
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
22%
$300K–$500K
57%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Live Oak and its comparisons
Measure
Live Oak
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable estimate
With a mortgage
$2,034 a month
Sutter County: $2,116 a month
Without a mortgage
$660 a month
Sutter County: $722 a month
Owners with a mortgage
63%
Sutter County: 64%
In Live Oak, 63% of owners have a mortgage; their typical cost is $2,034 a month, about the same as in Sutter County.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Live Oak+72%
Sutter County+55%
California+46%
United States+53%
Typical rent
Live OakNo clear change
Sutter County+39%
California+36%
United States+33%
Typical household income
Live Oak+34%
Sutter County+35%
California+32%
United States+29%
Change since 2015–2019: Live Oak and its comparisons
Measure
Live Oak
Sutter County
California
United States
Typical home value
+72%
+55%
+46%
+53%
Typical rent
No clear change
+39%
+36%
+33%
Typical household income
+34%
+35%
+32%
+29%
The typical home value in Live Oak rose 72% since 2015–2019, more than in Sutter County (55%).
The typical rent in Live Oak stayed about the same over that time: the difference is within the Census margin of error.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Live Oak and its comparisons
Measure
Live Oak
Sutter County
California
United States
Rental vacancy
Unreliable estimate
Unreliable estimate
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
0.8%
0.9%
More than one person per room
Unreliable estimate
7.0%
8.2%
3.4%
People per household
3.41
2.94
2.84
2.53
Drive alone
74%
76%
66%
69%
Carpool
Unreliable estimate
14%
10%
9%
Public transit
Unreliable estimate
Unreliable estimate
3%
3%
Walk or bike
Unreliable estimate
1%
3%
3%
Work from home
Unreliable estimate
8%
17%
15%
Other means
Unreliable estimate
1%
2%
2%
Typical commute
Unreliable estimate
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
More people live in each home here: 3.41 on average, against 2.94 in Sutter County.
To get to work, 74% of workers in Live Oak drive alone; in Sutter County, 76%.
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 $350,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 46% of the typical household income in Live Oak, which is $73,571 a year. For that payment to be 28% of income, a household would need to earn about $120,274 a year.
The calculator's FHA and conventional loan limits are those of all of Sutter County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Live Oak. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $12,275 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,806
at 7.18% · 30 years
Loan amount
$344,347
Total interest
$495,435
Paid off in
November 2056
Includes $5,922 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,717 a month
Tight
$1,717 to $2,207 a month
Hard
more than $2,207 a month
Your payment · 46%
Compared with the typical household income in Live Oak ($73,571 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,333
Property tax
$172
Home insurance
$146
FHA mortgage insurance (MIP)
$155
You need at least $12,275 for the down payment, plus closing costs.
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.
Total monthly payment $2,806; principal and interest $2,333.
The city and its county
Live Oak and Sutter County
Live Oak is in Sutter 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
Map of Sutter County, California, with Live Oak marked. Around it, the neighboring counties.
Live Oak
Sutter County
Other cities with a page
Live Oak's own numbers
Typical home value
$350,700
Typical monthly rent
$1,014
Typical yearly household income
$73,571
Households that own their home
69%
Effective property tax rate
0.59%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Sutter County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,600
Price change over 5 years (FHFA)
+36%
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 Sutter County.
A typical home in Live Oak is worth $350,700: 19% below the county and 52% below California. With the typical household income in Live Oak ($73,571 a year), a typical home costs 4.8 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 Oak4.8 years
Sutter5.4 years
California7.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Sutter County
According to FHFA’s house price index, home prices in Sutter County rose 96% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Sutter County.
Yearly change in FHFA’s price index in Sutter County, 2016 to 2025
2016: +9.2% +9.2% 2016
2017: +9.5% +9.5% 2017
2018: +6.8% +6.8% 2018
2019: +7.2% +7.2% 2019
2020: +5.3% +5.3% 2020
2021: +14.6% +14.6% 2021
2022: +13.5% +13.5% 2022
2023: −0.5% −0.5% 2023
2024: +4.3% +4.3% 2024
2025: +0.6% +0.6% 2025
Change in FHFA’s price index in Sutter County, California and the United States
Period
County
California
U.S.
Last year (2025)
+0.6%
+0.8%
+2.9%
5 years (2020–2025)
+36%
+40%
+47%
10 years (2015–2025)
+96%
+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 Sutter 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$350,700
Sutter$433,500
California$734,700
United States$332,700
Typical monthly rent
Live Oak$1,014
Sutter$1,439
California$2,036
United States$1,413
Typical yearly household income
Live Oak$73,571
Sutter$79,704
California$99,122
United States$80,734
See the full table
Live Oak next to Sutter County and California
Measure
Live Oak
Sutter County
California
U.S.
Typical home value
$350,700 ▼19% below the county
$433,500
$734,700
$332,700
Typical monthly rent
$1,014 ▼30% below the county
$1,439
$2,036
$1,413
Typical yearly household income
$73,571 ▼8% below the county
$79,704
$99,122
$80,734
Households that own their home
69% ▲8 points above the county
61%
56%
65%
Typical yearly property tax
$2,068 ▼37% below the county
$3,268
$5,124
$3,119
Effective property tax rate
0.59% ▼0.16 points below the county
0.75%
0.7%
0.94%
Renters with high rent for their income
51% ▼2 points below the county
53%
55%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Sutter 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 $350,700 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$2,806a month
Least cash to close
Down payment
$12,275
Cash to close
$22,796
Rate
7.18%
Mortgage insurance
FHA MIP · $155
Conventional, 5% down$2,742a month
Down payment
$17,535
Cash to close
$28,056
Rate
7.18%
Mortgage insurance
PMI · $167
Conventional, 20% down, no PMI$2,219a month
Down payment
$70,140
Cash to close
$80,661
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,543a month
Down payment
$52,605
Cash to close
$63,126
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Live Oak
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,806
$12,275
$344,348
7.18%
FHA MIP · $155
$22,796
580
Conventional, 5% down
$2,742
$17,535
$333,165
7.18%
PMI · $167
$28,056
620*
Conventional, 20% down, no PMI
$2,219
$70,140
$280,560
7.18%
None
$80,661
620*
ITIN, 15% down (example)
$2,543
$52,605
$298,095
8.18%
None
$63,126
Set by the lender
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.
Typical rent in Live Oak is $1,014 a month: 30% below the county. In Live Oak, 51% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Sutter County, by unit size. To pay the 2-bedroom one ($1,600 a month) without spending more than 30% of your income, you would need to earn $30.77 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Sutter County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,159
$22.29
$46,360
1 bedroom
$1,367
$26.29
$54,680
2 bedrooms
$1,600
$30.77
$64,000
3 bedrooms
$2,216
$42.62
$88,640
4 bedrooms
$2,674
$51.42
$106,960
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 is in ZIP code 95953.
For 2 bedrooms it is $1,560: $40 less than the fair market rent for Sutter County ($1,600).
Fair market rent by ZIP code and size in Live Oak, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
95953
$1,130
$1,330
$1,560
$2,160
$2,610
ZIP code2 bd3 bd
95953 $1,560$2,160
1 of these ZIP codes crosses 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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 Sutter County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Live Oak or Sutter County. The ones below are statewide in California: they work in Live Oak the same as in the rest of the state.
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).
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).
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).
No legal help resource on our list is for Live Oak or Sutter County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Live Oak and all of Sutter 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 $350,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Sutter County it is $433,500.
How much does it cost to rent in Live Oak?
Typical rent in Live Oak is $1,014 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Sutter County is $1,600.
What is the FHA loan limit in Live Oak?
Live Oak uses the FHA limit for all of Sutter County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Live Oak?
The typical homeowner in Live Oak pays $2,068 a year, according to the U.S. Census Bureau. That is 0.59% of the home’s value; in Sutter County, the rate is 0.75%.
Where can I find free help to buy or rent in Live Oak?
We found no HUD-approved counseling agencies with an office in Sutter County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
