Live Oak, California.
Typical home $389,359 (+0.7% in a year). Yuba City, CA metro.
to buy the typical home at today's mortgage rate — +$1,033 (+102%) since Jan 2020.
- 1 year
- Up $2,670 +1%
- $386,689$389,359 since Sep 2025
- 5 years
- Up $30,200 +8%
- $359,159$389,359 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Live Oak$2,044
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 43 years.
Typical home values in Live Oak, CA rose 0.7% over the past year — slower than the nation's +1.2%.
Living in Live Oak, Sutter County, California
Live Oak is a city of 9,106 people in Sutter County. Half its households earn more than $73,571 a year and half less, against $79,704 across Sutter County; 17% of its people live below the poverty line. 69% of its homes are lived in by their owners and 31% are rented. Unemployment in Sutter County was 7.4% in August 2026, and the county had 0.7% more jobs in 2025 than the year before. The most residents work in schools and health care, then shops.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Live Oak is a small city in Sutter County, and its residents are somewhat younger than the typical American. Most homes are lived in by their owners, though household incomes run below the county's and a larger share of residents live below the poverty line than many would expect. Winters are mild and cool, while summers turn very hot, with July the warmest month.
Work. Residents work mostly in schools, hospitals and social care, followed by shops, manufacturing, and restaurants, hotels and entertainment. Across Sutter County, the largest workplaces include Yuba City Unified, Sutter County government and Sunsweet Growers, the dried-fruit maker. Unemployment across the county is slightly lower than a year ago, and the number of jobs has edged up. Few adults hold a four-year degree, the commute is fairly long, and some residents work from home.
Things to do. Ellis Lake, a reservoir, and Jack Slough, a river, are both a short drive away and make for easy outings close to home. For a longer trip, Sutter National Wildlife Refuge is a protected area a longer drive away, and the Yuba River is a river a longer drive away. Lake Oroville, a reservoir, is also a longer drive away.
Report a mistake
- 2,706households
- 16%of adults have a degree
- 17%below the poverty line
- 28 mintypical commute
- 10%work from home
What residents work in
Employed residents by industry, from the Census survey. Sutter County had 33,016 jobs in 2025, 0.7% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 57° and lows near 40°; warmest in July, with highs near 98° and lows near 64°.
Average daily high and low, 1991–2020, at the Marysville weather station, 10 miles away (NOAA).
Largest workplaces in Sutter County
- Yuba City UnifiedSchool district1,112FTE
- Sutter CountyGeneral public administration1,086
- Sunsweet GrowersPrunes, dried, made in dehydration plants614
- WalmartWarehouse clubs and supercenters413
- Sysco SacramentoGeneral-line groceries merchant wholesalers388
- Sierra Gold NurseriesNursery with tree production258
- Live Oak UnifiedSchool district256FTE
- Chavez Farm Labor ContractorFarm labor contractors250
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 77 workplaces with 20 or more staff, 7,785 people in all across the county; Live Oak has two of its own. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- DroughtVery high
- EarthquakesRelatively high
- WildfireRelatively moderate
- Heat wavesRelatively moderate
- LightningRelatively moderate
- Inland floodingRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Live Oak’s census tracts, against the rest of the country; all of them together, relatively high. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Sutter County and the Yuba City, CA metro.
Live Oak home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Live Oak$389,359
- California$761,538
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 3 Live Oak listings — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Live Oak30.05%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Live Oak30
New listings per month
Sellers arriving at the market.
- Live Oak9
Zip codes with a Live Oak address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Live Oak — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.