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San Juan County, WA

Rent vs Own in San Juan County, Washington

Buying the median San Juan County home costs roughly $4,629/mo against a $1,762/mo HUD rent, ownership runs well above the rent benchmark here, so the page focuses on why the stack is so heavy. Owner-occupied homes: 7,031.

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Renting is cheaper in San Juan County

Ownership works out near $4,629/mo while a comparable 2-bedroom rents for $1,762/mo - a wide monthly miss for buyers. That is a $2,867/mo difference.

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

What This Data Tells Us About Renting vs Owning in San Juan County

Primary driver

Home prices are extreme relative to local incomes

Median household income is $84,800, so the 9.4x home-price-to-income ratio is extreme even among expensive U.S. counties; property tax alone claims 5.0% of that income. Cash buyers, multi-income households, or a move well outside the median price band are the realistic paths, not a slightly larger down payment.

Decision signal 2

Ownership sits far above the rent benchmark

The $799,200 median home in San Juan County carries $4,253/yr in tax at 0.53%. Against HUD's $1,762/mo 2-bedroom rent, the ownership stack (~$4,629/mo) is a wide miss - roughly $2,867/mo. Here the useful question is which line item (price, tax, or insurance) dominates the overage, not whether a small assumption change closes it.

Decision signal 3

Renting compares well inside the state

Using the assumptions above, San Juan County ranks 39 of 39 Washington counties for buy-vs-rent value (rank 1 = the best relative deal for buying). It is the state's least buy-favorable county by this measure.

Decision signal 4

HUD moved the rent benchmark up

HUD raised its 2-bedroom Fair Market Rent for San Juan County from $1,693/mo in FY2025 to $1,762/mo in FY2026: it increased by $69/mo (+4.1%). 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.

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
$4,629
Mortgage (P&I) $4,041
Property Tax $354
Insurance (est.) $233
Monthly Rent (2-BR FMR)
$1,762
Studio$1,215
1-Bedroom$1,343
2-Bedroom$1,762
3-Bedroom$2,332
4-Bedroom$2,333

Adjust Your Scenario

Affordability Context

Median Household Income
$84,800
$7,067/mo
Home Price / Income
9.4x
Expensive (>5x)
Tax-to-Income Ratio
5.0%
National benchmark: 2-4%

Who actually pays it here

Even with the loan gone, the largest group of San Juan County owners still owes $3,000 or more every year - a recurring holding cost of a few hundred dollars a month, which is why "paid off" understates the real cost of keeping property here.

Unusually for San Juan County, returns above $200,000 form the single largest block claiming it, a concentration only a minority of US counties show and a marker of high property values.

When the ownership stack already sits far above HUD rent, that annual bill is less a tie-breaker and more confirmation that holding costs stay material long after the loan is gone.

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

King County
Home: $859,900 Tax: $7,114/yr
Pierce County
Home: $526,600 Tax: $4,770/yr
Snohomish County
Home: $696,000 Tax: $5,364/yr
Spokane County
Home: $410,700 Tax: $3,434/yr
Clark County
Home: $522,900 Tax: $4,290/yr
Thurston County
Home: $480,300 Tax: $4,209/yr

Frequently Asked Questions

How much house can you afford in San Juan County? ▼
On the common 3x-income guideline, a $84,800 household here can afford up to $254,400 -- about $544,800 short of this county's $799,200 median home. That gap is typically closed with a larger down payment, dual incomes, or a longer search outside the median price band.
Is it cheaper to rent or buy in San Juan County, Washington? ▼
Owning the median San Juan County home is a wide miss versus HUD's 2-bedroom rent (about $2,867/mo more) on the standard stack. Treat this as a tenure/equity decision first; the cash-flow comparison alone will not favour buying here.
What is the median home price in San Juan County? ▼
$799,200, per the Census Bureau's ACS 5-Year Estimates. The property tax on that value works out to roughly 0.53% a year, in line with typical rates for the area.
What is the average rent in San Juan County? ▼
HUD prices a 2-bedroom unit at $1,762/mo here. Sizing up matters: going from a studio to a 4-bedroom adds about $1,118/mo, so the per-bedroom jump is worth checking against your actual space needs before assuming the 2-BR figure applies to your situation.
How does San Juan County compare to other Washington counties for renting vs buying? ▼
Out of 39 Washington counties ranked here on buy-vs-rent value, San Juan County lands at spot 39, putting it in the more rent-favorable quarter of the state. The <a href="/states/washington">Washington state page</a> lists every peer county's tax bill beside this one.
Is rent going up or down in San Juan County? ▼
HUD's 2-bedroom Fair Market Rent figure has risen 4.1% between the FY2025 and FY2026 publications, the two most recent years tracked here.

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

Verify with HUD →