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City · 25,615 residents · Los Angeles County, California

West Whittier-Los Nietos , California

In West Whittier-Los Nietos, a typical home is worth $638,900 and typical rent is $1,913 a month. Compared with all of Los Angeles County, typical household income is 24% higher, the typical home value is 23% lower, and the share of households that own their home is 30 points higher.

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  • Typical home value

    $638,900

    23% below the county

    13% below California

    • West Whittier-Los Nietos
    • Los Angeles
    • California

  • Typical rent

    $1,913a month

    2% below the county

    6% below California

    • West Whittier-Los Nietos
    • Los Angeles
    • California

  • Typical household income

    $111,699a year

    24% above the county

    13% above California

    • West Whittier-Los Nietos
    • Los Angeles
    • California

  • Households that own their home

    76%

    30 points above the county

    20 points above California

    • West Whittier-Los Nietos
    • Los Angeles
    • California

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

West Whittier-Los Nietos 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 Whittier-Los Nietos apart

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

  1. 76% of households in West Whittier-Los Nietos own their home, against 46% in Los Angeles County.

  2. The typical household income in West Whittier-Los Nietos is $111,699, 24% more than in Los Angeles County as a whole ($90,112).

  3. The typical home in West Whittier-Los Nietos is worth $638,900, 23% less than in Los Angeles County as a whole ($834,200).

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

The homes here

Housing in West Whittier-Los Nietos

What homes there are in West Whittier-Los Nietos, 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

The detached house rules in West Whittier-Los Nietos: 83% of homes, more than in Los Angeles County (47%).

Mobile homes are 5% of homes in West Whittier-Los Nietos, more than in Los Angeles County (2%).

Year built

Homes in West Whittier-Los Nietos are older: the typical year built is 1954; in Los Angeles County, 1965.

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

$2,590 a month

Los Angeles County: $3,160 a month

Without a mortgage

$622 a month

Los Angeles County: $843 a month

Owners with a mortgage

67%

Los Angeles County: 68%

In West Whittier-Los Nietos, 67% of owners have a mortgage, and their typical cost is $2,590 a month, against $3,160 in Los Angeles County. Without one it drops to $622.

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 typical home value in West Whittier-Los Nietos rose 47% since 2015–2019, more than in Los Angeles County (43%).

Rents in West Whittier-Los Nietos rose more slowly than in Los Angeles County: 18% since 2015–2019, against 34%.

To compare: typical income in West Whittier-Los Nietos rose 46%; the home, +47%; the rent, +18%.

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 Whittier-Los NietosLos 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 15.7%10.9%8.2%3.4%
People per household 3.832.812.842.53
Drive alone 77%65%66%69%
Carpool 9%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 2%2%2%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More households are short on space in West Whittier-Los Nietos: 15.7% have more than one person per room; in Los Angeles County, 10.9%.

On average, a household in West Whittier-Los Nietos has 3.83 people, more than in Los Angeles County (2.81).

The car rules in West Whittier-Los Nietos: 77% of workers drive to work alone, and the typical trip takes 30 to 39 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 West Whittier-Los Nietos?

A typical home costs more than the typical income allows

We start with a typical home in West Whittier-Los Nietos, worth $638,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 55% of the typical household income in West Whittier-Los Nietos, which is $111,699 a year. For that payment to be 28% of income, a household would need to earn about $219,570 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 Whittier-Los Nietos. 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 $22,362 (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

$5,123

at 7.18% · 30 years

Loan amount
$627,327
Total interest
$902,577
Paid off in
November 2056

Includes $10,789 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,606 a month

  • Tight

    $2,606 to $3,351 a month

  • Hard

    more than $3,351 a month

    Your payment · 55%

Compared with the typical household income in West Whittier-Los Nietos ($111,699 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,123
Principal & interest$4,250
Property tax$325
Home insurance$266
FHA mortgage insurance (MIP)$283

You need at least $22,362 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 Whittier-Los Nietos and Los Angeles County

West Whittier-Los Nietos 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 Whittier-Los Nietos's own numbers

Typical home value
$638,900
Typical monthly rent
$1,913
Typical yearly household income
$111,699
Households that own their home
76%
Effective property tax rate
0.61%

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 Whittier-Los Nietos

A typical home in West Whittier-Los Nietos is worth $638,900: 23% below the county and 13% below California. With the typical household income in West Whittier-Los Nietos ($111,699 a year), a typical home costs 5.7 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.

  • West Whittier-Los Nietos 5.7 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 Whittier-Los Nietos 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 Whittier-Los Nietos $638,900
  • Los Angeles $834,200
  • California $734,700
  • United States $332,700
Typical monthly rent
  • West Whittier-Los Nietos $1,913
  • Los Angeles $1,954
  • California $2,036
  • United States $1,413
Typical yearly household income
  • West Whittier-Los Nietos $111,699
  • Los Angeles $90,112
  • California $99,122
  • United States $80,734
See the full table
West Whittier-Los Nietos next to Los Angeles County and California
Measure West Whittier-Los Nietos Los Angeles County California U.S.
Typical home value $638,900 $834,200 $734,700 $332,700
Typical monthly rent $1,913 $1,954 $2,036 $1,413
Typical yearly household income $111,699 $90,112 $99,122 $80,734
Households that own their home 76% 46% 56% 65%
Typical yearly property tax $3,890 $5,675 $5,124 $3,119
Effective property tax rate 0.61% 0.68% 0.7% 0.94%
Renters with high rent for their income 52% 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 Whittier-Los Nietos

For a typical $638,900 home in West Whittier-Los Nietos, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Whittier-Los Nietos's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,123a month

    Least cash to close
    Down payment
    $22,362
    Cash to close
    $41,529
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $283

  • Conventional, 5% down $5,006a month

    Down payment
    $31,945
    Cash to close
    $51,112
    Rate
    7.18%
    Mortgage insurance
    PMI · $303

  • Conventional, 20% down, no PMI $4,053a month

    Down payment
    $127,780
    Cash to close
    $146,947
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,644a month

    Down payment
    $95,835
    Cash to close
    $115,002
    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 Whittier-Los Nietos and for Los Angeles County.

Property tax

Effective rate in West Whittier-Los Nietos

0.61%of the home’s value each year

$3,890 a year for the typical owner in West Whittier-Los Nietos.

  • West Whittier-Los Nietos 0.61%
  • 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 Whittier-Los Nietos

Typical rent in West Whittier-Los Nietos is $1,913 a month: 2% below the county. In West Whittier-Los Nietos, 52% 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 Whittier-Los Nietos

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Whittier-Los Nietos is in ZIP code 90606.

For 2 bedrooms it is $2,960: $4 less than the fair market rent for Los Angeles County ($2,964).

  • 90606 $2,960$3,760

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

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 young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in West Whittier-Los Nietos

1 program is for West Whittier-Los Nietos 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 Whittier-Los Nietos the same as in the rest of the state.

Which programs do I qualify for? All programs in California

Housing counselors near West Whittier-Los Nietos

The HUD-approved agencies closest to the center of West Whittier-Los Nietos, 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 · 4 miles away · Spanish

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

  • Operation Hope Inc. - South Gate Branch

    8710 Garfield Ave, South Gate · 6 miles away · Spanish

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

  • Habitat for Humanity Greater Los Angeles

    8739 Artesia Blvd, Bellflower · 8 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (310) 323-4663

Every agency in Los Angeles County All counseling agencies in California

Help in Spanish near West Whittier-Los Nietos

3 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 Whittier-Los Nietos

HUD’s record names them for West Whittier-Los Nietos 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 Whittier-Los Nietos, 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 Whittier-Los Nietos.

All guides
A man and two girls read a book together on the sofa.

Questions

Housing questions about West Whittier-Los Nietos

Short answers with the numbers for West Whittier-Los Nietos 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 Whittier-Los Nietos?

The typical home value in West Whittier-Los Nietos is $638,900, 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 Whittier-Los Nietos?

Typical rent in West Whittier-Los Nietos is $1,913 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 Whittier-Los Nietos?

West Whittier-Los Nietos 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 Whittier-Los Nietos?

The typical homeowner in West Whittier-Los Nietos pays $3,890 a year, according to the U.S. Census Bureau. That is 0.61% 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 Whittier-Los Nietos?

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).