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Modoc County, CA

Rent vs Own in Modoc County, California

In Modoc County the ownership stack ($1,332/mo) sits only modestly above HUD's $1,108/mo 2-bedroom rent, a thin premium, not a blowout. Small assumption changes in the calculator can flip the verdict. Owner-occupied homes: 2,530.

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Renting is cheaper in Modoc County

HUD's 2-bedroom rent is $1,108/mo - only a thin step below the $1,332/mo ownership stack. That is a $224/mo difference.

Based on 20% down, 6.5% rate, 30-year mortgage. Adjust below.

What This Data Tells Us About Renting vs Owning in Modoc County

Primary driver

Buying compares well inside the state

Using the assumptions above, Modoc County ranks 1 of 58 California counties for buy-vs-rent value (rank 1 = the best relative deal for buying). It is the state's most buy-favorable county by this measure.

Decision signal 2

Renting wins, but only by a thin premium

At $224,700 for the median home and $1,561/yr in tax (0.69%), Modoc County's ownership stack (~$1,332/mo) only narrowly exceeds the $1,108/mo HUD 2-bedroom rent - a $224/mo premium. That is the band where a rate drop or a larger down payment most often flips the cash-flow verdict.

Decision signal 3

HUD moved the rent benchmark up

HUD raised its 2-bedroom Fair Market Rent for Modoc County from $1,054/mo in FY2025 to $1,108/mo in FY2026: it increased by $54/mo (+5.1%). A rising rent benchmark widens the gap in favour of owning over time, because the mortgage share of the ownership cost below is fixed at origination while the rent it is compared against reprices every year.

Decision signal 4

Price and income sit in the middle band

Median household income is $59,455, for a 3.8x home-price-to-income ratio in the middle of the national distribution; property tax takes 2.6% of that income. Small changes in down payment or rate move this county across the rent-vs-own line more than they would in a high-ratio market.

Methodology & disclaimer

This calculator is for informational purposes only and is not tax, legal, or financial advice. Property tax figures come from the U.S. Census Bureau ACS 5-Year Estimates and rent figures come from HUD Fair Market Rents; both describe area medians, not individual transactions. Insurance is estimated at 0.35% of home value annually and closing costs, maintenance, HOA, and PMI are not included. Consult a licensed mortgage, tax, or real-estate professional before making a buy-or-rent decision based on these numbers.

Monthly Cost Breakdown

Estimated Monthly Ownership
$1,332
Mortgage (P&I) $1,136
Property Tax $130
Insurance (est.) $66
Monthly Rent (2-BR FMR)
$1,108
Studio$774
1-Bedroom$883
2-Bedroom$1,108
3-Bedroom$1,434
4-Bedroom$1,831

Adjust Your Scenario

Affordability Context

Median Household Income
$59,455
$4,955/mo
Home Price / Income
3.8x
Moderate (3-5x)
Tax-to-Income Ratio
2.6%
National benchmark: 2-4%

Who actually pays it here

Most Modoc County households that own outright land between $800 and $1,499 a year, at the national middle, so the tax neither argues for renting nor against it and the decision turns on price and mobility instead.

Modoc County matches the national pattern: six-figure earners between $100,000 and $200,000 account for more of these write-offs than any other local group.

Layered on a thin rent-vs-own premium, that annual bill is often the swing factor: a paid-off owner still faces a real yearly charge even when the mortgage payment itself would have looked competitive.

Bill bands are Census ACS counts of owner-occupied homes without a mortgage. Income brackets are IRS Statistics of Income county data for tax year 2022, counted over FILERS reporting real-estate taxes on Schedule A, which is a smaller group than homeowners: most filers take the standard deduction.

Nearby Counties

Los Angeles County
Home: $834,200 Tax: $5,675/yr
San Diego County
Home: $854,700 Tax: $5,774/yr
Orange County
Home: $962,600 Tax: $6,330/yr
Riverside County
Home: $557,300 Tax: $4,348/yr
San Bernardino County
Home: $505,000 Tax: $3,538/yr
Santa Clara County
Home: $1,490,600 Tax: $10,001/yr

Frequently Asked Questions

What is the average rent in Modoc County? ▼
HUD prices a 2-bedroom unit at $1,108/mo here. Sizing up matters: going from a studio to a 4-bedroom adds about $1,057/mo, so the per-bedroom jump is worth checking against your actual space needs before assuming the 2-BR figure applies to your situation.
Is it cheaper to rent or buy in Modoc County, California? ▼
HUD's 2-bedroom rent is only a thin step cheaper than owning in Modoc County (about $224/mo) on the standard 20%-down / 6.5% assumptions. A larger down payment or a rate drop often closes it; equity is still the ownership-only bonus.
How does Modoc County compare to other California counties for renting vs buying? ▼
Out of 58 California counties ranked here on buy-vs-rent value, Modoc County lands at spot 1, putting it in the more buy-favorable quarter of the state. The <a href="/states/california">California state page</a> lists every peer county's tax bill beside this one.
How much house can you afford in Modoc County? ▼
On the common 3x-income guideline, a $59,455 household here can afford up to $178,365 -- about $46,335 short of this county's $224,700 median home. That gap is typically closed with a larger down payment, dual incomes, or a longer search outside the median price band.
Is rent going up or down in Modoc County? ▼
HUD's 2-bedroom Fair Market Rent figure has risen 5.1% between the FY2025 and FY2026 publications, the two most recent years tracked here.
What is the median home price in Modoc County? ▼
$224,700, per the Census Bureau's ACS 5-Year Estimates. The property tax on that value works out to roughly 0.69% a year, in line with typical rates for the area.

Read our methodology - how this data is sourced, computed, and verified.

Data sourced from the U.S. Census Bureau (American Community Survey). See our methodology for details. Retrieved and formatted by PlainPropertyTax

Source: U.S. Census Bureau, Government Finances State and local property tax revenue by jurisdiction · 2025

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