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City · 47,593 residents · Merced County, California

Los Banos , California

In Los Banos, a typical home is worth $440,900 and typical rent is $1,557 a month. Compared with all of Merced County, typical rent is 16% higher, the typical home value is 13% higher, and the share of households that own their home is 6 points higher.

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  • Typical home value

    $440,900

    13% above the county

    40% below California

    • Los Banos
    • Merced
    • California

  • Typical rent

    $1,557a month

    16% above the county

    24% below California

    • Los Banos
    • Merced
    • California

  • Typical household income

    $68,171a year

    4% above the county

    31% below California

    • Los Banos
    • Merced
    • California

  • Households that own their home

    60%

    6 points above the county

    4 points above California

    • Los Banos
    • Merced
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$456,554
1.3% less than 12 months ago
Typical rent
$2,354 a month
2% more than 12 months ago

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

Los Banos is in Merced 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 Merced County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Los Banos apart

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

  1. Nearby, in Dos Palos, the typical home value is $299,500: 32% less than in Los Banos ($440,900).

  2. Nearby, in Dos Palos, the typical rent is $1,125: 28% less than in Los Banos ($1,557).

  3. The typical rent in Los Banos is $1,557 a month, 16% more than in Merced County as a whole ($1,343).

  4. 60% of households in Los Banos own their home, against 54% in Merced County.

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

The homes here

Housing in Los Banos

What homes there are in Los Banos, 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 Los Banos, 8 in 10 homes are single-family detached houses; in Merced County, 7.

Year built

Homes in Los Banos are newer: the typical year built is 1997; in Merced County, 1986.

There is more room for a big family here: 80% of homes have 3 bedrooms or more, against 71% in Merced 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

$2,025 a month

Merced County: $1,915 a month

Without a mortgage

$642 a month

Merced County: $609 a month

Owners with a mortgage

69%

Merced County: 64%

Owning costs more in Los Banos: with a mortgage, the typical cost is $2,025 a month; in Merced County, $1,915. Without one, $642.

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 Los Banos gained value more slowly than in Merced County: 50% since 2015–2019, against 55%.

The typical rent in Los Banos rose 24% over the same time; in Merced County, it rose 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

MeasureLos BanosMerced CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.5%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 9.4%8.2%8.2%3.4%
People per household 3.543.322.842.53
Drive alone 77%76%66%69%
Carpool 15%11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate3%3%3%
Work from home 6%7%17%15%
Other means Unreliable estimate4%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More households are short on space in Los Banos: 9.4% have more than one person per room; in Merced County, 8.2%.

More people live in each home here: 3.54 on average, against 3.32 in Merced County.

In Los Banos, 15% of workers share a car to get to work; in Merced County, 11%.

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 Los Banos?

A typical home costs more than the typical income allows

We start with a typical home in Los Banos, worth $440,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 63% of the typical household income in Los Banos, which is $68,171 a year. For that payment to be 28% of income, a household would need to earn about $152,311 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Los Banos. 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 $15,432 (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

$3,554

at 7.18% · 30 years

Loan amount
$432,914
Total interest
$622,861
Paid off in
November 2056

Includes $7,446 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,591 a month

  • Tight

    $1,591 to $2,045 a month

  • Hard

    more than $2,045 a month

    Your payment · 63%

Compared with the typical household income in Los Banos ($68,171 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,554
Principal & interest$2,933
Property tax$243
Home insurance$184
FHA mortgage insurance (MIP)$195

You need at least $15,432 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

Los Banos and Merced County

Los Banos is in Merced 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).

Los Banos's own numbers

Typical home value
$440,900
Typical monthly rent
$1,557
Typical yearly household income
$68,171
Households that own their home
60%
Effective property tax rate
0.66%

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

Numbers for all of Merced County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,517
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
20%

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 Merced County.

Everything about Merced County

Buying

Buying a home in Los Banos

A typical home in Los Banos is worth $440,900: 13% above the county and 40% below California. With the typical household income in Los Banos ($68,171 a year), a typical home costs 6.5 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.

  • Los Banos 6.5 years
  • Merced 6.0 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Merced County

According to FHFA’s house price index, home prices in Merced County rose 105% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +0.8% +0.8% +2.9%
5 years (2020–2025) +46% +40% +47%
10 years (2015–2025) +105% +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

Los Banos next to Merced 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
  • Los Banos $440,900
  • Merced $391,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Los Banos $1,557
  • Merced $1,343
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Los Banos $68,171
  • Merced $65,510
  • California $99,122
  • United States $80,734
See the full table
Los Banos next to Merced County and California
Measure Los Banos Merced County California U.S.
Typical home value $440,900 $391,800 $734,700 $332,700
Typical monthly rent $1,557 $1,343 $2,036 $1,413
Typical yearly household income $68,171 $65,510 $99,122 $80,734
Households that own their home 60% 54% 56% 65%
Typical yearly property tax $2,918 $2,634 $5,124 $3,119
Effective property tax rate 0.66% 0.67% 0.7% 0.94%
Renters with high rent for their income 60% 52% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Merced 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 Los Banos

For a typical $440,900 home in Los Banos, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Los Banos's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,554a month

    Least cash to close
    Down payment
    $15,432
    Cash to close
    $28,659
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $195

  • Conventional, 5% down $3,473a month

    Down payment
    $22,045
    Cash to close
    $35,272
    Rate
    7.18%
    Mortgage insurance
    PMI · $209

  • Conventional, 20% down, no PMI $2,816a month

    Down payment
    $88,180
    Cash to close
    $101,407
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,223a month

    Down payment
    $66,135
    Cash to close
    $79,362
    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 Los Banos and for Merced County.

Property tax

Effective rate in Los Banos

0.66%of the home’s value each year

$2,918 a year for the typical owner in Los Banos.

  • Los Banos 0.66%
  • Merced 0.67%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Merced County

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

Homes in the high-risk zone
20%
15,210
Of those, with NFIP insurance
24%
County California U.S.
Homes in the high-risk zone 20% 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 Los Banos

Typical rent in Los Banos is $1,557 a month: 16% above the county. In Los Banos, 60% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Merced County, by unit size. To pay the 2-bedroom one ($1,517 a month) without spending more than 30% of your income, you would need to earn $29.17 an hour working full time.

HUD fair market rent for all of Merced 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 $1,200 $23.08 $48,000
1 bedroom $1,262 $24.27 $50,480
2 bedrooms $1,517 $29.17 $60,680
3 bedrooms $2,087 $40.13 $83,480
4 bedrooms $2,477 $47.63 $99,080

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 Los Banos

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Los Banos is in ZIP code 93635.

For 2 bedrooms it is $1,760: $243 more than the fair market rent for Merced County ($1,517).

  • 93635 $1,760$2,420

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Los Banos 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 Los Banos

HUD lists 9 buildings with rents for lower incomes in Los Banos. These are the largest.

  • Scattered Sites 736 Abby Cir, Los Banos 93635 122 low-income homes · Run by County of Merced Housing Authority · Average payment: $635 a month · Average wait: 2 months · Homes at several sites (209) 386-4139
  • Los Banos Family Apts I 2235 Gilbert Gonzalez Jr Dr, Los Banos 93635 105 homes, 103 low-income · 1 bd: 16 · 2 bd: 40 · 3 bd: 40 · 4 bd: 9 · In service since 2008 · For families
  • Carrington Pointe 1985 San Luis St, Los Banos 93635 80 homes, 79 low-income · 2 bd: 22 · 3 bd: 44 · 4 bd: 14 · In service since 1999 · For families
  • Los Banos Family Apts II 2125 Gilbert Gonzalez Jr Dr, Los Banos 93635 80 homes, 79 low-income · 1 bd: 12 · 2 bd: 32 · 3 bd: 32 · 4 bd: 4 · In service since 2010 · For families
  • Overland Court Apartments 417 Rockport Dr, Los Banos 93635 70 homes, 69 low-income · 1 bd: 56 · 2 bd: 14 · In service since 2017

See all 45 buildings in Merced County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Los Banos

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 Merced County. The nearest ones are below; many serve by phone or online.

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

HUD counseling is free or low-cost

Assistance programs in Los Banos

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

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

  • Habitat for Humanity, Stanislaus County

    2260 Tenaya Dr, Modesto · 40 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (209) 575-4585

  • Community Housing Council of Fresno

    2560 W Shaw Ln Ste 101, Fresno · 58 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (559) 221-6919

  • Habitat for Humanity East Bay/Silicon Valley - Milpitas

    1608 Las Plumas Ave, San Jose · 60 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 Los Banos

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 Los Banos

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

  • County of Merced Housing Authority Public housing and Section 8 vouchers (209) 386-4139

All housing agencies in California Source: HUD

Cities

Other cities in Merced County

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

Everything about Merced County Housing in California

Nearby cities

The cities closest to Los Banos, with the typical home value.

Neighboring counties

If Merced 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 Los Banos.

All guides
A mother holds her laughing daughter on a grey sofa.

Questions

Housing questions about Los Banos

Short answers with the numbers for Los Banos and all of Merced 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 Los Banos?

The typical home value in Los Banos is $440,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Merced County it is $391,800.

How much does it cost to rent in Los Banos?

Typical rent in Los Banos is $1,557 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Merced County is $1,517.

What is the FHA loan limit in Los Banos?

Los Banos uses the FHA limit for all of Merced 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 Los Banos?

The typical homeowner in Los Banos pays $2,918 a year, according to the U.S. Census Bureau. That is 0.66% of the home’s value; in Merced County, the rate is 0.67%.

Where can I find free help to buy or rent in Los Banos?

We found no HUD-approved counseling agencies with an office in Merced 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).