Santa Cruz-Watsonville, CA · California
Santa Cruz County
266,021 residents550 permits TTM$109,266 median HHI17 ZIP codesUpdated April 28, 2026
Investor first look
Median home value
$1,015,200
ACS 5-Year
Cap rate proxy
2.6%
FMR × 0.65 ÷ Home Value
Rent-to-income
23.9%
HUD FMR ÷ ACS HHI
Net migration
+1.66%
IRS SOI
Permits (TTM)
550
Census BPS
Climate risk
97.8
FEMA NRI (0–100)
ZIP code breakdown17 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 95064 | — | — | — | 3.9% | — |
| 95006 | — | — | — | 3.6% | — |
| 95019 | — | — | — | 3.5% | — |
| 95076 | $825,721 | $3,440 | 5.0% | 4.5% | 9.6% |
| 95018 | — | — | — | 3.2% | — |
Ranked by composite score
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Demographics
Owner-occupied
60.0%
Census ACS
Vacancy rate
9.2%
Census ACS
Bachelor's degree +
43.6%
Census ACS
Rent burdened
48.5%
Census ACS (>30% income)
Median age
39.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 28, 2026