City · 32,162 residents · Merced County, California
Atwater, California
In Atwater, a typical home is worth $363,400 and typical rent is $1,279 a month. Compared with all of Merced County, the typical home value is 7% lower.
Typical home value from Zillow, September 2021 to September 2026: from $370,120 to $418,754.
Typical rent
$1,853a month
Typical rent from Zillow, March 2026 to September 2026: from $1,746 to $1,853.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Atwater is in Merced 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 Merced County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Franklin, the typical home value is $308,200: 15% less than in Atwater ($363,400).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Atwater
What homes there are in Atwater, 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
Atwater
Merced County
California
United States
Kind of home: Atwater and its comparisons
Measure
Atwater
Merced County
California
United States
Detached house
67%
74%
57%
61%
Attached house
3%
2%
7%
6%
Building of 2 to 4
13%
8%
8%
8%
Apartments (5 or more)
10%
10%
24%
19%
Mobile home
6%
6%
4%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses are the majority in Atwater (67%), but less so than in Merced County (74%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Atwater
Merced County
California
United States
Year built: Atwater and its comparisons
Measure
Atwater
Merced County
California
United States
Before 1960
19%
17%
27%
26%
1960–1979
27%
24%
29%
24%
1980–1999
28%
29%
25%
25%
2000–2009
18%
21%
11%
14%
2010 or later
8%
9%
8%
11%
In Atwater, half of the homes were built before 1982; in Merced County, before 1986.
By size, homes in Atwater look like those in Merced County: 68% have 3 bedrooms or more.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100K9%
$100K–$200KUnreliable
$200K–$300K11%
$300K–$500K65%
$500K–$750K10%
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Atwater and its comparisons
Measure
Atwater
Under $100K
9%
$100K–$200K
Unreliable estimate
$200K–$300K
11%
$300K–$500K
65%
$500K–$750K
10%
$750K–$1M
Unreliable
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99920%
$1,000–$1,49946%
$1,500–$1,99921%
$2,000–$2,4999%
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Atwater and its comparisons
Measure
Atwater
Under $500
Unreliable estimate
$500–$999
20%
$1,000–$1,499
46%
$1,500–$1,999
21%
$2,000–$2,499
9%
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
With a mortgage
$1,875 a month
Merced County: $1,915 a month
Without a mortgage
$568 a month
Merced County: $609 a month
Owners with a mortgage
66%
Merced County: 64%
The typical cost for an owner with a mortgage in Atwater is $1,875 a month, near the figure in Merced County ($1,915).
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Atwater+58%
Merced County+55%
California+46%
United States+53%
Typical rent
Atwater+28%
Merced County+32%
California+36%
United States+33%
Typical household income
Atwater+16%
Merced County+22%
California+32%
United States+29%
Change since 2015–2019: Atwater and its comparisons
Measure
Atwater
Merced County
California
United States
Typical home value
+58%
+55%
+46%
+53%
Typical rent
+28%
+32%
+36%
+33%
Typical household income
+16%
+22%
+32%
+29%
The typical home value in Atwater rose 58% since 2015–2019, more than in Merced County (55%).
Since 2015–2019, the typical rent in Atwater rose 28%, less than in Merced County (32%).
Housing prices ran ahead of income in Atwater: typical income rose 16%, against +58% for home values and +28% for rent.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Atwater and its comparisons
Measure
Atwater
Merced County
California
United States
Rental vacancy
Unreliable estimate
2.5%
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
0.7%
0.8%
0.9%
More than one person per room
9.1%
8.2%
8.2%
3.4%
People per household
3.24
3.32
2.84
2.53
Drive alone
79%
76%
66%
69%
Carpool
13%
11%
10%
9%
Public transit
Unreliable estimate
1%
3%
3%
Walk or bike
Unreliable estimate
3%
3%
3%
Work from home
4%
7%
17%
15%
Other means
Unreliable estimate
4%
2%
2%
Typical commute
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
In Atwater, 9.1% of households live with more than one person per room, about the same as in Merced County.
Much as in Merced County, a household in Atwater has 3.24 people on average.
The car rules in Atwater: 79% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.
Do the math
What would you pay each month for a home in Atwater?
A typical home costs more than the typical income allows
We start with a typical home in Atwater, worth $363,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 55% of the typical household income in Atwater, which is $64,472 a year. For that payment to be 28% of income, a household would need to earn about $125,538 a year.
The calculator's FHA and conventional loan limits are those of all of Merced 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 Atwater. 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 $12,719 (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
$2,929
at 7.18% · 30 years
Loan amount
$356,818
Total interest
$513,377
Paid off in
November 2056
Includes $6,137 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,504 a month
Tight
$1,504 to $1,934 a month
Hard
more than $1,934 a month
Your payment · 55%
Compared with the typical household income in Atwater ($64,472 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,417
Property tax
$200
Home insurance
$151
FHA mortgage insurance (MIP)
$161
You need at least $12,719 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 $2,929; principal and interest $2,417.
The city and its county
Atwater and Merced County
Atwater is in Merced 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).
Atwater
Map of Merced County, California, with Atwater marked. Around it, the neighboring counties.
Atwater
Merced County
Other cities with a page
Atwater's own numbers
Typical home value
$363,400
Typical monthly rent
$1,279
Typical yearly household income
$64,472
Households that own their home
52%
Effective property tax rate
0.66%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Merced County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,517
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
20%
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 Merced County.
A typical home in Atwater is worth $363,400: 7% below the county and 51% below California. With the typical household income in Atwater ($64,472 a year), a typical home costs 5.6 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.
Atwater5.6 years
Merced6.0 years
California7.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Merced County
According to FHFA’s house price index, home prices in Merced County rose 105% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Merced County.
Yearly change in FHFA’s price index in Merced County, 2016 to 2025
2016: +8.8% +8.8% 2016
2017: +9.4% +9.4% 2017
2018: +8.7% +8.7% 2018
2019: +5.1% +5.1% 2019
2020: +3.4% +3.4% 2020
2021: +17.2% +17.2% 2021
2022: +16.2% +16.2% 2022
2023: −0.2% −0.2% 2023
2024: +6.3% +6.3% 2024
2025: +0.8% +0.8% 2025
Change in FHFA’s price index in Merced County, California and the United States
Period
County
California
U.S.
Last year (2025)
+0.8%
+0.8%
+2.9%
5 years (2020–2025)
+46%
+40%
+47%
10 years (2015–2025)
+105%
+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
Atwater next to Merced 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
Atwater$363,400
Merced$391,800
California$734,700
United States$332,700
Typical monthly rent
Atwater$1,279
Merced$1,343
California$2,036
United States$1,413
Typical yearly household income
Atwater$64,472
Merced$65,510
California$99,122
United States$80,734
See the full table
Atwater next to Merced County and California
Measure
Atwater
Merced County
California
U.S.
Typical home value
$363,400 ▼7% below the county
$391,800
$734,700
$332,700
Typical monthly rent
$1,279 ▼5% below the county
$1,343
$2,036
$1,413
Typical yearly household income
$64,472
$65,510
$99,122
$80,734
Households that own their home
52% ▼2 points below the county
54%
56%
65%
Typical yearly property tax
$2,407 ▼9% below the county
$2,634
$5,124
$3,119
Effective property tax rate
0.66% ▼0.01 points below the county
0.67%
0.7%
0.94%
Renters with high rent for their income
53% ▲2 points above the county
52%
55%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Merced 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 Atwater
For a typical $363,400 home in Atwater, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Atwater's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,929a month
Least cash to close
Down payment
$12,719
Cash to close
$23,621
Rate
7.18%
Mortgage insurance
FHA MIP · $161
Conventional, 5% down$2,863a month
Down payment
$18,170
Cash to close
$29,072
Rate
7.18%
Mortgage insurance
PMI · $173
Conventional, 20% down, no PMI$2,321a month
Down payment
$72,680
Cash to close
$83,582
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,657a month
Down payment
$54,510
Cash to close
$65,412
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Atwater
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,929
$12,719
$356,818
7.18%
FHA MIP · $161
$23,621
580
Conventional, 5% down
$2,863
$18,170
$345,230
7.18%
PMI · $173
$29,072
620*
Conventional, 20% down, no PMI
$2,321
$72,680
$290,720
7.18%
None
$83,582
620*
ITIN, 15% down (example)
$2,657
$54,510
$308,890
8.18%
None
$65,412
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 Atwater is $1,279 a month: 5% below the county. In Atwater, 53% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Merced County, by unit size. To pay the 2-bedroom one ($1,517 a month) without spending more than 30% of your income, you would need to earn $29.17 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 Merced County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,200
$23.08
$48,000
1 bedroom
$1,262
$24.27
$50,480
2 bedrooms
$1,517
$29.17
$60,680
3 bedrooms
$2,087
$40.13
$83,480
4 bedrooms
$2,477
$47.63
$99,080
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 Atwater
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Atwater is in ZIP code 95301.
For 2 bedrooms it is $1,420: $97 less than the fair market rent for Merced County ($1,517).
Fair market rent by ZIP code and size in Atwater, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
95301
$1,120
$1,180
$1,420
$1,950
$2,330
ZIP code2 bd3 bd
95301 $1,420$1,950
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Atwater 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 Merced 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 Atwater or Merced County. The ones below are statewide in California: they work in Atwater 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 Atwater or Merced 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 Atwater and all of Merced 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 Atwater?
The typical home value in Atwater is $363,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Merced County it is $391,800.
How much does it cost to rent in Atwater?
Typical rent in Atwater is $1,279 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Merced County is $1,517.
What is the FHA loan limit in Atwater?
Atwater uses the FHA limit for all of Merced 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 Atwater?
The typical homeowner in Atwater pays $2,407 a year, according to the U.S. Census Bureau. That is 0.66% of the home’s value; in Merced County, the rate is 0.67%.
Where can I find free help to buy or rent in Atwater?
We found no HUD-approved counseling agencies with an office in Merced County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
