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City · 16,769 residents · Contra Costa County, California

Moraga , California

In Moraga, a typical home is worth $1,663,200 and typical rent is $2,895 a month. Compared with all of Contra Costa County, the typical home value is 92% higher, typical household income is 70% higher, and the share of households that own their home is 15 points higher.

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  • Typical home value

    $1,663,200

    92% above the county

    126% above California

    • Moraga
    • Contra Costa
    • California

  • Typical rent

    $2,895a month

    22% above the county

    42% above California

    • Moraga
    • Contra Costa
    • California

  • Typical household income

    $216,193a year

    70% above the county

    118% above California

    • Moraga
    • Contra Costa
    • California

  • Households that own their home

    83%

    15 points above the county

    27 points above California

    • Moraga
    • Contra Costa
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$1,606,792
3.3% more than 12 months ago
Typical rent
$3,060 a month

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

Moraga is in Contra Costa 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 Contra Costa County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Moraga apart

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

  1. The typical home in Moraga is worth $1,663,200, 92% more than in Contra Costa County as a whole ($866,800).

  2. The typical household income in Moraga is $216,193, 70% more than in Contra Costa County as a whole ($127,229).

  3. Nearby, in Walnut Creek, the typical home value is $1,057,300: 36% less than in Moraga ($1,663,200).

  4. 83% of households in Moraga own their home, against 68% in Contra Costa County.

  5. The typical rent in Moraga is $2,895 a month, 22% more than in Contra Costa County as a whole ($2,375).

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

The homes here

Housing in Moraga

What homes there are in Moraga, 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 Moraga, 7 in 10 homes are single-family detached houses, about the same as in Contra Costa County.

Year built

In Moraga, half of the homes were built before 1972; in Contra Costa County, before 1978.

There is more room for a big family here: 77% of homes have 3 bedrooms or more, against 67% in Contra Costa 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

Without a mortgage

$1,379 a month

Contra Costa County: $1,009 a month

Owners with a mortgage

65%

Contra Costa County: 71%

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 Moraga gained value faster than in Contra Costa County: 46% against 39%.

Since 2015–2019, the typical rent in Moraga rose 36%, more than in Contra Costa County (31%).

Income in Moraga grew faster than housing: it rose 54%, while home values changed +46% and rent +36%.

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

MeasureMoragaContra Costa CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.8%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room Unreliable estimate5.4%8.2%3.4%
People per household 2.732.782.842.53
Drive alone 43%60%66%69%
Carpool 6%10%10%9%
Public transit 4%5%3%3%
Walk or bike 6%2%3%3%
Work from home 40%21%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate30 to 39 minutes20 to 29 minutes20 to 29 minutes

Much as in Contra Costa County, a household in Moraga has 2.73 people on average.

Working from home is more common in Moraga: 40%, against 21% in Contra Costa County.

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 Moraga?

A typical home costs more than the typical income allows

We start with a typical home in Moraga, worth $1,663,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 75% of the typical household income in Moraga, which is $216,193 a year. For that payment to be 28% of income, a household would need to earn about $582,460 a year. Note: at that price the loan is above the FHA limit for Contra Costa County ($1,249,125), so FHA would not insure it; the payment is only a reference.

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

Your numbers

Local data
$

Starts at the typical home value in Moraga. 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 $58,212 (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

$13,591

at 7.18% · 30 years

Loan amount
$1,633,075
Total interest
$2,349,612
Paid off in
November 2056

Includes $28,087 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $5,045 a month

  • Tight

    $5,045 to $6,486 a month

  • Hard

    more than $6,486 a month

    Your payment · 75%

Compared with the typical household income in Moraga ($216,193 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$13,591
Principal & interest$11,063
Property tax$832
Home insurance$693
FHA mortgage insurance (MIP)$1,003

This loan is over the FHA limit

You'd borrow $1,604,988, but the FHA limit for a one-unit home in Moraga is $1,249,125. You'd need a bigger down payment or a different loan.

You need at least $58,212 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

Moraga and Contra Costa County

Moraga is in Contra Costa 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).

Moraga's own numbers

Typical home value
$1,663,200
Typical monthly rent
$2,895
Typical yearly household income
$216,193
Households that own their home
83%
Effective property tax rate
0.6%

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

Numbers for all of Contra Costa County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$2,805
Price change over 5 years (FHFA)
+31%
Homes in a high flood-risk zone
2.3%

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 Contra Costa County.

Everything about Contra Costa County

Buying

Buying a home in Moraga

A typical home in Moraga is worth $1,663,200: 92% above the county and 126% above California. With the typical household income in Moraga ($216,193 a year), a typical home costs 7.7 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.

  • Moraga 7.7 years
  • Contra Costa 6.8 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Contra Costa County

According to FHFA’s house price index, home prices in Contra Costa County rose 71% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) −0.0% +0.8% +2.9%
5 years (2020–2025) +31% +40% +47%
10 years (2015–2025) +71% +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

Moraga next to Contra Costa 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
  • Moraga $1,663,200
  • Contra Costa $866,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Moraga $2,895
  • Contra Costa $2,375
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Moraga $216,193
  • Contra Costa $127,229
  • California $99,122
  • United States $80,734
See the full table
Moraga next to Contra Costa County and California
Measure Moraga Contra Costa County California U.S.
Typical home value $1,663,200 $866,800 $734,700 $332,700
Typical monthly rent $2,895 $2,375 $2,036 $1,413
Typical yearly household income $216,193 $127,229 $99,122 $80,734
Households that own their home 83% 68% 56% 65%
Typical yearly property tax $10,001 $7,156 $5,124 $3,119
Effective property tax rate 0.6% 0.83% 0.7% 0.94%
Renters with high rent for their income 60% 56% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Contra Costa 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 Moraga

For a typical $1,663,200 home in Moraga, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Moraga's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $13,591a month

    Above the FHA limit for Contra Costa County ($1,249,125)
    Down payment
    $58,212
    Cash to close
    $108,108
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $1,003

  • Conventional, 5% down $13,018a month

    Above the conventional limit for Contra Costa County ($1,249,125): it would be a "jumbo" loan
    Down payment
    $83,160
    Cash to close
    $133,056
    Rate
    7.18%
    Mortgage insurance
    PMI · $790

  • Conventional, 20% down, no PMI $10,538a month

    Above the conventional limit for Contra Costa County ($1,249,125): it would be a "jumbo" loan
    Down payment
    $332,640
    Cash to close
    $382,536
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $12,076a month

    Down payment
    $249,480
    Cash to close
    $299,376
    Rate
    8.18%
    Mortgage insurance
    None
  • 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 Moraga and for Contra Costa County.

Property tax

Effective rate in Moraga

0.6%of the home’s value each year

$10,001 a year for the typical owner in Moraga.

  • Moraga 0.6%
  • Contra Costa 0.83%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Contra Costa County

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

Homes in the high-risk zone
2.3%
7,128
Of those, with NFIP insurance
28%
County California U.S.
Homes in the high-risk zone 2.3% 2.8% 3.5%
Of those, with NFIP insurance 28% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Moraga

Typical rent in Moraga is $2,895 a month: 22% above the county. In Moraga, 60% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Contra Costa County, by unit size. To pay the 2-bedroom one ($2,805 a month) without spending more than 30% of your income, you would need to earn $53.94 an hour working full time.

HUD fair market rent for all of Contra Costa 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 $2,088 $40.15 $83,520
1 bedroom $2,290 $44.04 $91,600
2 bedrooms $2,805 $53.94 $112,200
3 bedrooms $3,592 $69.08 $143,680
4 bedrooms $4,250 $81.73 $170,000

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 Moraga

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

For 2 bedrooms it is $3,480 in all of them.

2 of the 2 are above the fair market rent for Contra Costa County ($2,805).

  • 94556 $3,480$4,460
  • 94575 $3,480$4,460

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

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 Contra Costa County; 2 say they serve in Spanish.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Moraga

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

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

  • Balance

    2950 Buskirk Ave, Walnut Creek · 7 miles away · Spanish

    Also serves in Cantonese, Mandarin Chinese, other languages, and Russian.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (800) 777-7526

  • Balance - Concord

    2950 Buskirk Ave, Walnut Creek · 7 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (800) 777-7526

  • NSC (naca Counseling Subsidiary) - Oakland, CA

    3801-3805 Broadway, Oakland · 7 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (510) 652-6622

Every agency in Contra Costa County All counseling agencies in California

Help in Spanish near Moraga

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 Moraga

In HUD’s record, no housing authority with an office in Contra Costa County is named for Moraga or Contra Costa County.

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

Cities

Other cities in Contra Costa County

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

Everything about Contra Costa County Housing in California
See 16 more cities in Contra Costa County, with prices and rents

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

Nearby cities

The cities closest to Moraga, with the typical home value.

Neighboring counties

If Contra Costa 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 Moraga.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Moraga

Short answers with the numbers for Moraga and all of Contra Costa 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 Moraga?

The typical home value in Moraga is $1,663,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Contra Costa County it is $866,800.

How much does it cost to rent in Moraga?

Typical rent in Moraga is $2,895 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Contra Costa County is $2,805.

What is the FHA loan limit in Moraga?

Moraga uses the FHA limit for all of Contra Costa 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 Moraga?

The typical homeowner in Moraga pays $10,001 a year, according to the U.S. Census Bureau. That is 0.6% of the home’s value; in Contra Costa County, the rate is 0.83%.

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

There are 4 HUD-approved counseling agencies with an office in Contra Costa County. 2 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).