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City · 7,451 residents · San Joaquin County, California

Escalon , California

In Escalon, a typical home is worth $471,200 and typical rent is $1,724 a month. Compared with all of San Joaquin County, typical household income is 12% lower, the typical home value is 11% lower, and the share of households that own their home is 10 points higher.

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  • Typical home value

    $471,200

    11% below the county

    36% below California

    • Escalon
    • San Joaquin
    • California

  • Typical rent

    $1,724a month

    About the same as the county

    15% below California

    • Escalon
    • San Joaquin
    • California

  • Typical household income

    $81,467a year

    12% below the county

    18% below California

    • Escalon
    • San Joaquin
    • California

  • Households that own their home

    72%

    10 points above the county

    16 points above California

    • Escalon
    • San Joaquin
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$591,082
1.1% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Escalon is in San Joaquin County. The FHA loan limit ($678,500 for a one-unit home), the fair market rents and the help on this page are those of all of San Joaquin County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Escalon apart

What this place has that others do not, from public data, most unusual first.

  1. 72% of households in Escalon own their home, against 62% in San Joaquin County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Escalon

What homes there are in Escalon, 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

The detached house rules in Escalon: 88% of homes, more than in San Joaquin County (75%).

Year built

In Escalon, half of the homes were built before 1986; in San Joaquin County, before 1984.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,230 a month

San Joaquin County: $2,494 a month

Without a mortgage

$722 a month

San Joaquin County: $740 a month

Owners with a mortgage

50%

San Joaquin County: 70%

Owning costs less in Escalon: with a mortgage, the typical cost is $2,230 a month; in San Joaquin County, $2,494. Without one, $722.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Homes in Escalon gained value more slowly than in San Joaquin County: 35% since 2015–2019, against 55%.

Since 2015–2019, the typical rent in Escalon did not change clearly, according to the Census.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureEscalonSan Joaquin CountyCaliforniaUnited States
Rental vacancy Unreliable estimate3.4%4.2%5.5%
Homeowner vacancy Unreliable estimate0.9%0.8%0.9%
More than one person per room Unreliable estimate8.4%8.2%3.4%
People per household 2.603.192.842.53
Drive alone 77%74%66%69%
Carpool Unreliable estimate12%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home Unreliable estimate11%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Escalon are smaller: 2.60 people on average; in San Joaquin County, 3.19.

In Escalon, 77% of workers drive alone to work; in San Joaquin County, 74%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Escalon?

A typical home costs more than the typical income allows

We start with a typical home in Escalon, worth $471,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 56% of the typical household income in Escalon, which is $81,467 a year. For that payment to be 28% of income, a household would need to earn about $163,115 a year.

The calculator's FHA and conventional loan limits are those of all of San Joaquin County.

Your numbers

Local data
$

Starts at the typical home value in Escalon. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $16,492 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,806

at 7.18% · 30 years

Loan amount
$462,665
Total interest
$665,667
Paid off in
November 2056

Includes $7,957 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,901 a month

  • Tight

    $1,901 to $2,444 a month

  • Hard

    more than $2,444 a month

    Your payment · 56%

Compared with the typical household income in Escalon ($81,467 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,806
Principal & interest$3,134
Property tax$267
Home insurance$196
FHA mortgage insurance (MIP)$208

You need at least $16,492 for the down payment, plus closing costs.

Next step

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.

The city and its county

Escalon and San Joaquin County

Escalon is in San Joaquin 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).

Escalon's own numbers

Typical home value
$471,200
Typical monthly rent
$1,724
Typical yearly household income
$81,467
Households that own their home
72%
Effective property tax rate
0.68%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of San Joaquin County

FHA limit, one-unit home
$678,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,015
Price change over 5 years (FHFA)
+39%
Homes in a high flood-risk zone
3.7%

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 San Joaquin County.

Everything about San Joaquin County

Buying

Buying a home in Escalon

A typical home in Escalon is worth $471,200: 11% below the county and 36% below California. With the typical household income in Escalon ($81,467 a year), a typical home costs 5.8 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.

  • Escalon 5.8 years
  • San Joaquin 5.8 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in San Joaquin County

According to FHFA’s house price index, home prices in San Joaquin County rose 93% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of San Joaquin County.

Period County California U.S.
Last year (2025) −0.9% +0.8% +2.9%
5 years (2020–2025) +39% +40% +47%
10 years (2015–2025) +93% +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

Escalon next to San Joaquin 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
  • Escalon $471,200
  • San Joaquin $530,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Escalon $1,724
  • San Joaquin $1,734
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Escalon $81,467
  • San Joaquin $92,179
  • California $99,122
  • United States $80,734
See the full table
Escalon next to San Joaquin County and California
Measure Escalon San Joaquin County California U.S.
Typical home value $471,200 $530,700 $734,700 $332,700
Typical monthly rent $1,724 $1,734 $2,036 $1,413
Typical yearly household income $81,467 $92,179 $99,122 $80,734
Households that own their home 72% 62% 56% 65%
Typical yearly property tax $3,198 $3,960 $5,124 $3,119
Effective property tax rate 0.68% 0.75% 0.7% 0.94%
Renters with high rent for their income 51% 54% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below San Joaquin 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 Escalon

For a typical $471,200 home in Escalon, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Escalon's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,806a month

    Least cash to close
    Down payment
    $16,492
    Cash to close
    $30,628
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $208

  • Conventional, 5% down $3,720a month

    Down payment
    $23,560
    Cash to close
    $37,696
    Rate
    7.18%
    Mortgage insurance
    PMI · $224

  • Conventional, 20% down, no PMI $3,017a month

    Down payment
    $94,240
    Cash to close
    $108,376
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,453a month

    Down payment
    $70,680
    Cash to close
    $84,816
    Rate
    8.18%
    Mortgage insurance
    None

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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Escalon and for San Joaquin County.

Property tax

Effective rate in Escalon

0.68%of the home’s value each year

$3,198 a year for the typical owner in Escalon.

  • Escalon 0.68%
  • San Joaquin 0.75%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in San Joaquin County

FEMA does not publish these numbers by city: they are for all of San Joaquin County.

Homes in the high-risk zone
3.7%
7,720
Of those, with NFIP insurance
25%
County California U.S.
Homes in the high-risk zone 3.7% 2.8% 3.5%
Of those, with NFIP insurance 25% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Escalon

Typical rent in Escalon is $1,724 a month: about the same as the county. In Escalon, 51% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of San Joaquin County, by unit size. To pay the 2-bedroom one ($2,015 a month) without spending more than 30% of your income, you would need to earn $38.75 an hour working full time.

HUD fair market rent for all of San Joaquin County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,525 $29.33 $61,000
1 bedroom $1,628 $31.31 $65,120
2 bedrooms $2,015 $38.75 $80,600
3 bedrooms $2,790 $53.65 $111,600
4 bedrooms $3,368 $64.77 $134,720

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 Escalon

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Escalon is in ZIP code 95320.

For 2 bedrooms it is $1,960: $55 less than the fair market rent for San Joaquin County ($2,015).

  • 95320 $1,960$2,710

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Escalon 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 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Escalon

HUD lists one building with rents for lower incomes in Escalon.

  • Escalon Heritage House 1100 Escalon Ave, Escalon 95320 42 low-income homes · For older adults (209) 838-1715

See all 68 buildings in San Joaquin County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Escalon

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.

There is 1 HUD-approved agency with an office in San Joaquin County; 1 says it serves in Spanish.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Escalon

No down payment, repair or rent-help program on our list is for Escalon or San Joaquin County. The ones below are statewide in California: they work in Escalon the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    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).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    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).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    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).

    Deferred

    See the program Official page

Housing counselors near Escalon

The HUD-approved agencies closest to the center of Escalon, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Habitat for Humanity, Stanislaus County

    2260 Tenaya Dr, Modesto · 11 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (209) 575-4585

  • Visionary Home Builders of California

    315 N San Joaquin St, Stockton · 19 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 3 more
    (209) 466-6811

  • Habitat for Humanity East Bay/Silicon Valley - Milpitas

    1608 Las Plumas Ave, San Jose · 56 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (510) 803-3362

Every agency in San Joaquin County All counseling agencies in California

Help in Spanish near Escalon

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Escalon

HUD’s record names them for Escalon or San Joaquin County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Auth. of the County of San Joaquin Public housing and Section 8 vouchers (209) 460-5094

All housing agencies in California Source: HUD

Cities

Other cities in San Joaquin County

These cities are also in San Joaquin County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about San Joaquin County Housing in California

Nearby cities

The cities closest to Escalon, with the typical home value.

Neighboring counties

If San Joaquin County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Escalon.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Escalon

Short answers with the numbers for Escalon and all of San Joaquin 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 Escalon?

The typical home value in Escalon is $471,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Joaquin County it is $530,700.

How much does it cost to rent in Escalon?

Typical rent in Escalon is $1,724 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Joaquin County is $2,015.

What is the FHA loan limit in Escalon?

Escalon uses the FHA limit for all of San Joaquin County (2026): $678,500 for a one-unit home and $1,304,850 for a four-unit home.

How much property tax do owners pay in Escalon?

The typical homeowner in Escalon pays $3,198 a year, according to the U.S. Census Bureau. That is 0.68% of the home’s value; in San Joaquin County, the rate is 0.75%.

Where can I find free help to buy or rent in Escalon?

There is 1 HUD-approved counseling agency with an office in San Joaquin County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).