City · 69,471 residents · Sutter County, California
Yuba City, California
In Yuba City, a typical home is worth $434,600 and typical rent is $1,454 a month. Compared with all of Sutter County, typical household income is 5% lower.
Typical home value from Zillow, September 2021 to September 2026: from $405,715 to $435,824.
Typical rent
$1,993a month
▼ 0.5% less than 12 months ago
Typical rent from Zillow, March 2022 to September 2026: from $1,784 to $1,993.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Yuba City is in Sutter 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 Sutter County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Marysville, the typical home value is $292,300: 33% less than in Yuba City ($434,600).
2
Nearby, in Live Oak, the typical rent is $1,014: 30% less than in Yuba City ($1,454).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Yuba City
What homes there are in Yuba City, 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 houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Yuba City
Sutter County
California
United States
Kind of home: Yuba City and its comparisons
Measure
Yuba City
Sutter County
California
United States
Detached house
68%
72%
57%
61%
Attached house
6%
5%
7%
6%
Building of 2 to 4
7%
6%
8%
8%
Apartments (5 or more)
16%
13%
24%
19%
Mobile home
4%
5%
4%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Yuba City, 7 in 10 homes are single-family detached houses; in Sutter County, 7.
Year built
Before 19601960–19791980–19992000–20092010 or later
Yuba City
Sutter County
California
United States
Year built: Yuba City and its comparisons
Measure
Yuba City
Sutter County
California
United States
Before 1960
16%
18%
27%
26%
1960–1979
27%
29%
29%
24%
1980–1999
32%
30%
25%
25%
2000–2009
19%
18%
11%
14%
2010 or later
5%
5%
8%
11%
The typical year built in Yuba City is 1984, about the same as in Sutter County (1982).
In Yuba City, 11% of homes have 1 bedroom or none (studios); 65% have 3 bedrooms or more, against 68% in Sutter County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limit
Under $100K6%
$100K–$200K3%
$200K–$300K8%
$300K–$500K54%
$500K–$750K23%
FHA limit: $541,287
$750K–$1M4%
$1M or more2%
Value of owner-occupied homes: Yuba City and its comparisons
Measure
Yuba City
Under $100K
6%
$100K–$200K
3%
$200K–$300K
8%
$300K–$500K
54%
$500K–$750K
23%
$750K–$1M
4%
$1M or more
2%
About 75% of owner-occupied homes in Yuba City are worth less than the FHA loan limit for Sutter County ($541,287).
Monthly rent with utilities
Under the limitOver the limit
Under $5004%
$500–$9998%
$1,000–$1,49942%
$1,500–$1,99925%
HUD fair market rent, 2 bedrooms: $1,600
$2,000–$2,49911%
$2,500–$2,9996%
$3,000 or more3%
Monthly rent with utilities: Yuba City and its comparisons
Measure
Yuba City
Under $500
4%
$500–$999
8%
$1,000–$1,499
42%
$1,500–$1,999
25%
$2,000–$2,499
11%
$2,500–$2,999
6%
$3,000 or more
3%
About 59% of rented homes in Yuba City cost less than HUD's 2-bedroom fair market rent for Sutter County ($1,600); the rest cost more.
With a mortgage
$2,065 a month
Sutter County: $2,116 a month
Without a mortgage
$715 a month
Sutter County: $722 a month
Owners with a mortgage
66%
Sutter County: 64%
The typical cost for an owner with a mortgage in Yuba City is $2,065 a month, near the figure in Sutter County ($2,116).
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Yuba City+57%
Sutter County+55%
California+46%
United States+53%
Typical rent
Yuba City+39%
Sutter County+39%
California+36%
United States+33%
Typical household income
Yuba City+33%
Sutter County+35%
California+32%
United States+29%
Change since 2015–2019: Yuba City and its comparisons
Measure
Yuba City
Sutter County
California
United States
Typical home value
+57%
+55%
+46%
+53%
Typical rent
+39%
+39%
+36%
+33%
Typical household income
+33%
+35%
+32%
+29%
Much as in Sutter County, the typical home value in Yuba City rose 57% since 2015–2019.
Much as in Sutter County, the typical rent in Yuba City rose 39% since 2015–2019.
The typical household income in Yuba City rose 33%: less than home values (+57%) and rent (+39%).
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Yuba City and its comparisons
Measure
Yuba City
Sutter County
California
United States
Rental vacancy
Unreliable estimate
Unreliable estimate
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
0.8%
0.9%
More than one person per room
6.5%
7.0%
8.2%
3.4%
People per household
2.91
2.94
2.84
2.53
Drive alone
74%
76%
66%
69%
Carpool
16%
14%
10%
9%
Public transit
Unreliable estimate
Unreliable estimate
3%
3%
Walk or bike
1%
1%
3%
3%
Work from home
7%
8%
17%
15%
Other means
1%
1%
2%
2%
Typical commute
Unreliable estimate
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
Much as in Sutter County, 6.5% of households in Yuba City have more than one person per room.
Much as in Sutter County, a household in Yuba City has 2.91 people on average.
In Yuba City, 74% of workers drive alone to work; in Sutter County, 76%.
Do the math
What would you pay each month for a home in Yuba City?
A typical home costs more than the typical income allows
We start with a typical home in Yuba City, worth $434,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 57% of the typical household income in Yuba City, which is $75,477 a year. For that payment to be 28% of income, a household would need to earn about $152,308 a year.
The calculator's FHA and conventional loan limits are those of all of Sutter County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Yuba City. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $15,211 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
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
$426,728
Total interest
$613,962
Paid off in
November 2056
Includes $7,339 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,761 a month
Tight
$1,761 to $2,264 a month
Hard
more than $2,264 a month
Your payment · 57%
Compared with the typical household income in Yuba City ($75,477 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,891
Property tax
$290
Home insurance
$181
FHA mortgage insurance (MIP)
$192
You need at least $15,211 for the down payment, plus closing costs.
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.
Total monthly payment $3,554; principal and interest $2,891.
The city and its county
Yuba City and Sutter County
Yuba City is in Sutter 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).
Yuba City
Map of Sutter County, California, with Yuba City marked. Around it, the neighboring counties.
Yuba City
Sutter County
Other cities with a page
Yuba City's own numbers
Typical home value
$434,600
Typical monthly rent
$1,454
Typical yearly household income
$75,477
Households that own their home
57%
Effective property tax rate
0.8%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Sutter County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,600
Price change over 5 years (FHFA)
+36%
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 Sutter County.
A typical home in Yuba City is worth $434,600: about the same as the county and 41% below California. With the typical household income in Yuba City ($75,477 a year), a typical home costs 5.8 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.
Yuba City5.8 years
Sutter5.4 years
California7.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Sutter County
According to FHFA’s house price index, home prices in Sutter County rose 96% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Sutter County.
Yearly change in FHFA’s price index in Sutter County, 2016 to 2025
2016: +9.2% +9.2% 2016
2017: +9.5% +9.5% 2017
2018: +6.8% +6.8% 2018
2019: +7.2% +7.2% 2019
2020: +5.3% +5.3% 2020
2021: +14.6% +14.6% 2021
2022: +13.5% +13.5% 2022
2023: −0.5% −0.5% 2023
2024: +4.3% +4.3% 2024
2025: +0.6% +0.6% 2025
Change in FHFA’s price index in Sutter County, California and the United States
Period
County
California
U.S.
Last year (2025)
+0.6%
+0.8%
+2.9%
5 years (2020–2025)
+36%
+40%
+47%
10 years (2015–2025)
+96%
+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
Yuba City next to Sutter 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
Yuba City$434,600
Sutter$433,500
California$734,700
United States$332,700
Typical monthly rent
Yuba City$1,454
Sutter$1,439
California$2,036
United States$1,413
Typical yearly household income
Yuba City$75,477
Sutter$79,704
California$99,122
United States$80,734
See the full table
Yuba City next to Sutter County and California
Measure
Yuba City
Sutter County
California
U.S.
Typical home value
$434,600
$433,500
$734,700
$332,700
Typical monthly rent
$1,454
$1,439
$2,036
$1,413
Typical yearly household income
$75,477 ▼5% below the county
$79,704
$99,122
$80,734
Households that own their home
57% ▼4 points below the county
61%
56%
65%
Typical yearly property tax
$3,491 ▲7% above the county
$3,268
$5,124
$3,119
Effective property tax rate
0.8% ▲0.05 points above the county
0.75%
0.7%
0.94%
Renters with high rent for their income
53%
53%
55%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Sutter 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 Yuba City
For a typical $434,600 home in Yuba City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Yuba City'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
$15,211
Cash to close
$28,249
Rate
7.18%
Mortgage insurance
FHA MIP · $192
Conventional, 5% down$3,474a month
Down payment
$21,730
Cash to close
$34,768
Rate
7.18%
Mortgage insurance
PMI · $206
Conventional, 20% down, no PMI$2,826a month
Down payment
$86,920
Cash to close
$99,958
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,228a month
Down payment
$65,190
Cash to close
$78,228
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Yuba City
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,554
$15,211
$426,728
7.18%
FHA MIP · $192
$28,249
580
Conventional, 5% down
$3,474
$21,730
$412,870
7.18%
PMI · $206
$34,768
620*
Conventional, 20% down, no PMI
$2,826
$86,920
$347,680
7.18%
None
$99,958
620*
ITIN, 15% down (example)
$3,228
$65,190
$369,410
8.18%
None
$78,228
Set by the lender
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.
Typical rent in Yuba City is $1,454 a month: about the same as the county. In Yuba City, 53% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Sutter County, by unit size. To pay the 2-bedroom one ($1,600 a month) without spending more than 30% of your income, you would need to earn $30.77 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Sutter County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,159
$22.29
$46,360
1 bedroom
$1,367
$26.29
$54,680
2 bedrooms
$1,600
$30.77
$64,000
3 bedrooms
$2,216
$42.62
$88,640
4 bedrooms
$2,674
$51.42
$106,960
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 Yuba City
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Yuba City has 2 ZIP codes with their own.
For 2 bedrooms it runs from $1,650 in 95991 to $1,810 in 95993.
2 of the 2 are above the fair market rent for Sutter County ($1,600).
Fair market rent by ZIP code and size in Yuba City, fiscal year 2027.
95991
$1,200
$1,410
$1,650
$2,280
$2,760
95993
$1,310
$1,550
$1,810
$2,510
$3,030
ZIP code2 bd3 bd
95991 $1,650$2,280
95993 $1,810$2,510
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Yuba City 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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 Sutter County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Yuba City or Sutter County. The ones below are statewide in California: they work in Yuba City the same as in the rest of the state.
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).
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).
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).
No legal help resource on our list is for Yuba City or Sutter County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Yuba City and all of Sutter 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 Yuba City?
The typical home value in Yuba City is $434,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Sutter County it is $433,500.
How much does it cost to rent in Yuba City?
Typical rent in Yuba City is $1,454 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Sutter County is $1,600.
What is the FHA loan limit in Yuba City?
Yuba City uses the FHA limit for all of Sutter 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 Yuba City?
The typical homeowner in Yuba City pays $3,491 a year, according to the U.S. Census Bureau. That is 0.8% of the home’s value; in Sutter County, the rate is 0.75%.
Where can I find free help to buy or rent in Yuba City?
We found no HUD-approved counseling agencies with an office in Sutter County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
