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City · 22,495 residents · Los Angeles County, California

West Puente Valley , California

In West Puente Valley, a typical home is worth $632,300 and typical rent is $2,342 a month. Compared with all of Los Angeles County, the typical home value is 24% lower, typical rent is 20% higher, and the share of households that own their home is 32 points higher.

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  • Typical home value

    $632,300

    24% below the county

    14% below California

    • West Puente Valley
    • Los Angeles
    • California

  • Typical rent

    $2,342a month

    20% above the county

    15% above California

    • West Puente Valley
    • Los Angeles
    • California

  • Typical household income

    $88,279a year

    2% below the county

    11% below California

    • West Puente Valley
    • Los Angeles
    • California

  • Households that own their home

    78%

    32 points above the county

    22 points above California

    • West Puente Valley
    • Los Angeles
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$745,369
1.4% more than 12 months ago

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

West Puente Valley is in Los Angeles 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 Los Angeles County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets West Puente Valley apart

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

  1. 78% of households in West Puente Valley own their home, against 46% in Los Angeles County.

  2. Nearby, in Valinda, the typical rent is $1,829: 22% less than in West Puente Valley ($2,342).

  3. West Puente Valley has the 34th largest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (70%).

  4. The typical home in West Puente Valley is worth $632,300, 24% less than in Los Angeles County as a whole ($834,200).

  5. The typical rent in West Puente Valley is $2,342 a month, 20% more than in Los Angeles County as a whole ($1,954).

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

The homes here

Housing in West Puente Valley

What homes there are in West Puente Valley, 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 houses, standing on their own, make up 90% of homes here, against 47% in Los Angeles County.

Year built

The typical home in West Puente Valley was built in 1956, 9 years before the typical one in Los Angeles County.

Homes in West Puente Valley are bigger: 84% have 3 bedrooms or more; in Los Angeles County, 44%.

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

$2,418 a month

Los Angeles County: $3,160 a month

Without a mortgage

$562 a month

Los Angeles County: $843 a month

Owners with a mortgage

65%

Los Angeles County: 68%

In West Puente Valley, 65% of owners have a mortgage, and their typical cost is $2,418 a month, against $3,160 in Los Angeles County. Without one it drops to $562.

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

The Census does not compare West Puente Valley with 2015–2019 because its boundaries changed. In Los Angeles County, over that time, the typical home value rose 43%.

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

MeasureWest Puente ValleyLos Angeles CountyCaliforniaUnited States
Rental vacancy Unreliable estimate4.0%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 16.6%10.9%8.2%3.4%
People per household 4.342.812.842.53
Drive alone 77%65%66%69%
Carpool 10%9%10%9%
Public transit Unreliable estimate4%3%3%
Walk or bike Unreliable estimate3%3%3%
Work from home 8%17%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 16.6% of households in West Puente Valley live, more than in Los Angeles County (10.9%).

On average, a household in West Puente Valley has 4.34 people, more than in Los Angeles County (2.81).

In West Puente Valley, 77% of workers drive alone to work; in Los Angeles County, 65%.

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 West Puente Valley?

A typical home costs more than the typical income allows

We start with a typical home in West Puente Valley, worth $632,300, 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 West Puente Valley, which is $88,279 a year. For that payment to be 28% of income, a household would need to earn about $215,947 a year.

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

Your numbers

Local data
$

Starts at the typical home value in West Puente Valley. 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 $22,131 (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

$5,039

at 7.18% · 30 years

Loan amount
$620,847
Total interest
$893,253
Paid off in
November 2056

Includes $10,678 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,060 a month

  • Tight

    $2,060 to $2,648 a month

  • Hard

    more than $2,648 a month

    Your payment · 68%

Compared with the typical household income in West Puente Valley ($88,279 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,039
Principal & interest$4,206
Property tax$290
Home insurance$264
FHA mortgage insurance (MIP)$280

You need at least $22,131 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

West Puente Valley and Los Angeles County

West Puente Valley is in Los Angeles 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).

West Puente Valley's own numbers

Typical home value
$632,300
Typical monthly rent
$2,342
Typical yearly household income
$88,279
Households that own their home
78%
Effective property tax rate
0.55%

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

Numbers for all of Los Angeles County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$2,964
Price change over 5 years (FHFA)
+43%
Homes in a high flood-risk zone
0.5%

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 Los Angeles County.

Everything about Los Angeles County

Buying

Buying a home in West Puente Valley

A typical home in West Puente Valley is worth $632,300: 24% below the county and 14% below California. With the typical household income in West Puente Valley ($88,279 a year), a typical home costs 7.2 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.

  • West Puente Valley 7.2 years
  • Los Angeles 9.3 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Los Angeles County

According to FHFA’s house price index, home prices in Los Angeles County rose 87% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +1.7% +0.8% +2.9%
5 years (2020–2025) +43% +40% +47%
10 years (2015–2025) +87% +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

West Puente Valley next to Los Angeles 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
  • West Puente Valley $632,300
  • Los Angeles $834,200
  • California $734,700
  • United States $332,700
Typical monthly rent
  • West Puente Valley $2,342
  • Los Angeles $1,954
  • California $2,036
  • United States $1,413
Typical yearly household income
  • West Puente Valley $88,279
  • Los Angeles $90,112
  • California $99,122
  • United States $80,734
See the full table
West Puente Valley next to Los Angeles County and California
Measure West Puente Valley Los Angeles County California U.S.
Typical home value $632,300 $834,200 $734,700 $332,700
Typical monthly rent $2,342 $1,954 $2,036 $1,413
Typical yearly household income $88,279 $90,112 $99,122 $80,734
Households that own their home 78% 46% 56% 65%
Typical yearly property tax $3,453 $5,675 $5,124 $3,119
Effective property tax rate 0.55% 0.68% 0.7% 0.94%
Renters with high rent for their income 70% 58% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Los Angeles 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 West Puente Valley

For a typical $632,300 home in West Puente Valley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Puente Valley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,039a month

    Least cash to close
    Down payment
    $22,131
    Cash to close
    $41,100
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $280

  • Conventional, 5% down $4,923a month

    Down payment
    $31,615
    Cash to close
    $50,584
    Rate
    7.18%
    Mortgage insurance
    PMI · $300

  • Conventional, 20% down, no PMI $3,980a month

    Down payment
    $126,460
    Cash to close
    $145,429
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,565a month

    Down payment
    $94,845
    Cash to close
    $113,814
    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 West Puente Valley and for Los Angeles County.

Property tax

Effective rate in West Puente Valley

0.55%of the home’s value each year

$3,453 a year for the typical owner in West Puente Valley.

  • West Puente Valley 0.55%
  • Los Angeles 0.68%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Los Angeles County

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

Homes in the high-risk zone
0.5%
11,989
Of those, with NFIP insurance
33%
County California U.S.
Homes in the high-risk zone 0.5% 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 West Puente Valley

Typical rent in West Puente Valley is $2,342 a month: 20% above the county. In West Puente Valley, 70% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Los Angeles County, by unit size. To pay the 2-bedroom one ($2,964 a month) without spending more than 30% of your income, you would need to earn $57.00 an hour working full time.

HUD fair market rent for all of Los Angeles 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 $2,151 $41.37 $86,040
1 bedroom $2,402 $46.19 $96,080
2 bedrooms $2,964 $57.00 $118,560
3 bedrooms $3,760 $72.31 $150,400
4 bedrooms $4,208 $80.92 $168,320

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 West Puente Valley

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

For 2 bedrooms it runs from $2,820 in 91746 to $2,870 in 91744.

None is above the fair market rent for Los Angeles County ($2,964).

  • 91744 $2,870$3,640
  • 91746 $2,820$3,580

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

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 17 HUD-approved agencies with an office in Los Angeles County; 13 say they serve in Spanish.

A man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in West Puente Valley

1 program is for West Puente Valley or Los Angeles County, by its own record: they come first, each with what its official page says about being open. The ones below are statewide in California: they work in West Puente Valley the same as in the rest of the state.

Which programs do I qualify for? All programs in California

Housing counselors near West Puente Valley

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

  • Montebello Housing Development Corp.

    1619 Paramount Blvd, Montebello · 7 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 2 more
    (323) 722-3955

  • Korean Resource Center

    620 N Harbor Blvd, Fullerton · 12 miles away

    Also serves in Korean.

    • Rental counseling
    (714) 869-7624

  • Operation Hope Inc. - South Gate Branch

    8710 Garfield Ave, South Gate · 13 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (424) 373-0854

Every agency in Los Angeles County All counseling agencies in California

Help in Spanish near West Puente Valley

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 West Puente Valley

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

  • Los Angeles County Development Authority Public housing and Section 8 vouchers (626) 586-1500

19 other authorities have an office in Los Angeles County: see the list Source: HUD

Cities

Other cities in Los Angeles County

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

Everything about Los Angeles County Housing in California
See 108 more cities in Los Angeles County, with prices and rents

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

Nearby cities

The cities closest to West Puente Valley, with the typical home value.

Neighboring counties

If Los Angeles 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 West Puente Valley.

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

Questions

Housing questions about West Puente Valley

Short answers with the numbers for West Puente Valley and all of Los Angeles 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 West Puente Valley?

The typical home value in West Puente Valley is $632,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Los Angeles County it is $834,200.

How much does it cost to rent in West Puente Valley?

Typical rent in West Puente Valley is $2,342 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Los Angeles County is $2,964.

What is the FHA loan limit in West Puente Valley?

West Puente Valley uses the FHA limit for all of Los Angeles 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 West Puente Valley?

The typical homeowner in West Puente Valley pays $3,453 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in Los Angeles County, the rate is 0.68%.

Where can I find free help to buy or rent in West Puente Valley?

There are 17 HUD-approved counseling agencies with an office in Los Angeles County. 13 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).