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City · 34,123 residents · Los Angeles County, California

Westmont , California

In Westmont, a typical home is worth $653,800 and typical rent is $1,466 a month. Compared with all of Los Angeles County, typical household income is 44% lower, typical rent is 25% lower, and the share of households that own their home is 18 points lower.

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  • Typical home value

    $653,800

    22% below the county

    11% below California

    • Westmont
    • Los Angeles
    • California

  • Typical rent

    $1,466a month

    25% below the county

    28% below California

    • Westmont
    • Los Angeles
    • California

  • Typical household income

    $50,509a year

    44% below the county

    49% below California

    • Westmont
    • Los Angeles
    • California

  • Households that own their home

    28%

    18 points below the county

    28 points below California

    • Westmont
    • Los Angeles
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$691,910
0.7% more than 12 months ago
Typical rent
$2,333 a month
2.8% more than 12 months ago

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

Westmont 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 Westmont apart

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

  1. Westmont has the 15th lowest homeownership rate of the 652 cities in California with more than 5,000 people (28%).

  2. Westmont has the 24th lowest typical household income of the 659 cities in California with more than 5,000 people ($50,509).

  3. The typical rent in Westmont is $1,466 a month, 25% less than in Los Angeles County as a whole ($1,954).

  4. The typical home in Westmont is worth $653,800, 22% less than in Los Angeles County as a whole ($834,200).

  5. Westmont has the 43rd largest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (69%).

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

The homes here

Housing in Westmont

What homes there are in Westmont, 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 Westmont there is a bit of everything: no kind of home reaches half. The most common are detached houses (42%); in Los Angeles County, 47%.

Year built

In Westmont, half of the homes were built before 1956; in Los Angeles County, before 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

By rent, most homes in Westmont cost less than HUD's 2-bedroom fair market rent ($2,964): about 98%.

With a mortgage

$2,493 a month

Los Angeles County: $3,160 a month

Without a mortgage

$500 a month

Los Angeles County: $843 a month

Owners with a mortgage

79%

Los Angeles County: 68%

Owning costs less in Westmont: with a mortgage, the typical cost is $2,493 a month; in Los Angeles County, $3,160. Without one, $500.

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 Westmont gained value faster than in Los Angeles County: 56% against 43%.

The typical rent in Westmont rose 24% over the same time; in Los Angeles County, it rose 34%.

To compare: typical income in Westmont rose 31%; the home, +56%; the rent, +24%.

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

MeasureWestmontLos 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 17.0%10.9%8.2%3.4%
People per household 3.272.812.842.53
Drive alone 68%65%66%69%
Carpool 9%9%10%9%
Public transit 8%4%3%3%
Walk or bike Unreliable estimate3%3%3%
Work from home 9%17%17%15%
Other means 6%2%2%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Westmont, 17.0% of households live with more than one person per room, against 10.9% in Los Angeles County.

On average, a household in Westmont has 3.27 people, more than in Los Angeles County (2.81).

More people ride a bus or train to work in Westmont than in Los Angeles County: 8% against 4%.

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 Westmont?

A typical home costs more than the typical income allows

We start with a typical home in Westmont, worth $653,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 126% of the typical household income in Westmont, which is $50,509 a year. For that payment to be 28% of income, a household would need to earn about $227,493 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 Westmont. 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 $22,883 (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

$5,308

at 7.18% · 30 years

Loan amount
$641,958
Total interest
$923,627
Paid off in
November 2056

Includes $11,041 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,179 a month

  • Tight

    $1,179 to $1,515 a month

  • Hard

    more than $1,515 a month

    Your payment · 126%

Compared with the typical household income in Westmont ($50,509 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,308
Principal & interest$4,349
Property tax$398
Home insurance$272
FHA mortgage insurance (MIP)$289

You need at least $22,883 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

Westmont and Los Angeles County

Westmont 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).

Westmont's own numbers

Typical home value
$653,800
Typical monthly rent
$1,466
Typical yearly household income
$50,509
Households that own their home
28%
Effective property tax rate
0.73%

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 Westmont

A typical home in Westmont is worth $653,800: 22% below the county and 11% below California. With the typical household income in Westmont ($50,509 a year), a typical home costs 12.9 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.

  • Westmont 12.9 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

Westmont 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
  • Westmont $653,800
  • Los Angeles $834,200
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Westmont $1,466
  • Los Angeles $1,954
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Westmont $50,509
  • Los Angeles $90,112
  • California $99,122
  • United States $80,734
See the full table
Westmont next to Los Angeles County and California
Measure Westmont Los Angeles County California U.S.
Typical home value $653,800 $834,200 $734,700 $332,700
Typical monthly rent $1,466 $1,954 $2,036 $1,413
Typical yearly household income $50,509 $90,112 $99,122 $80,734
Households that own their home 28% 46% 56% 65%
Typical yearly property tax $4,761 $5,675 $5,124 $3,119
Effective property tax rate 0.73% 0.68% 0.7% 0.94%
Renters with high rent for their income 69% 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 Westmont

For a typical $653,800 home in Westmont, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Westmont's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,308a month

    Least cash to close
    Down payment
    $22,883
    Cash to close
    $42,497
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $289

  • Conventional, 5% down $5,188a month

    Down payment
    $32,690
    Cash to close
    $52,304
    Rate
    7.18%
    Mortgage insurance
    PMI · $311

  • Conventional, 20% down, no PMI $4,213a month

    Down payment
    $130,760
    Cash to close
    $150,374
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,818a month

    Down payment
    $98,070
    Cash to close
    $117,684
    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 Westmont and for Los Angeles County.

Property tax

Effective rate in Westmont

0.73%of the home’s value each year

$4,761 a year for the typical owner in Westmont.

  • Westmont 0.73%
  • 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 Westmont

Typical rent in Westmont is $1,466 a month: 25% below the county. In Westmont, 69% 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 Westmont

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

For 2 bedrooms it runs from $2,350 in 90044 to $2,540 in 90047.

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

  • 90044 $2,350$2,980
  • 90047 $2,540$3,220

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

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 man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Westmont

1 program is for Westmont 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 Westmont the same as in the rest of the state.

Which programs do I qualify for? All programs in California

Housing counselors near Westmont

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

  • NSC (naca Counseling Subsidiary) - Los Angeles, CA

    11633 Hawthorne Blvd Ste 100, Hawthorne · 3 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    310-412-2600-1385

  • West Angeles Community Development Corp.

    6028 Crenshaw Blvd, Los Angeles · 3 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (323) 751-3440

  • Nid-Hca Reeves

    4602 Crenshaw Blvd Ste 2A, Los Angeles · 4 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (323) 299-4067

Every agency in Los Angeles County All counseling agencies in California

Help in Spanish near Westmont

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 Westmont

HUD’s record names them for Westmont 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 Westmont, 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 Westmont.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Westmont

Short answers with the numbers for Westmont 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 Westmont?

The typical home value in Westmont is $653,800, 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 Westmont?

Typical rent in Westmont is $1,466 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 Westmont?

Westmont 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 Westmont?

The typical homeowner in Westmont pays $4,761 a year, according to the U.S. Census Bureau. That is 0.73% 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 Westmont?

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).