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City · 35,052 residents · San Joaquin County, California

Lathrop , California

In Lathrop, a typical home is worth $643,600 and typical rent is $2,570 a month. Compared with all of San Joaquin County, typical rent is 48% higher, typical household income is 37% higher, and the share of households that own their home is 23 points higher.

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  • Typical home value

    $643,600

    21% above the county

    12% below California

    • Lathrop
    • San Joaquin
    • California

  • Typical rent

    $2,570a month

    48% above the county

    26% above California

    • Lathrop
    • San Joaquin
    • California

  • Typical household income

    $126,421a year

    37% above the county

    28% above California

    • Lathrop
    • San Joaquin
    • California

  • Households that own their home

    85%

    23 points above the county

    29 points above California

    • Lathrop
    • San Joaquin
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$620,627
3.8% less than 12 months ago
Typical rent
$3,056 a month
0.9% more than 12 months ago

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

Lathrop 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 Lathrop apart

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

  1. 85% of households in Lathrop own their home, against 62% in San Joaquin County.

  2. The typical rent in Lathrop is $2,570 a month, 48% more than in San Joaquin County as a whole ($1,734).

  3. Nearby, in Country Club, the typical home value is $382,500: 41% less than in Lathrop ($643,600).

  4. Nearby, in Stockton, the typical rent is $1,577: 39% less than in Lathrop ($2,570).

  5. The typical household income in Lathrop is $126,421, 37% more than in San Joaquin County as a whole ($92,179).

  6. According to Zillow, in the 12 months to September 2026 the typical home value in Lathrop fell 3.8%; in California, it rose 0.6%.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Lathrop

What homes there are in Lathrop, 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 Lathrop: 94% of homes, more than in San Joaquin County (75%).

Year built

Here half of the homes date from 2007 or later; in San Joaquin County, from 1984 or later.

In Lathrop, 94% of homes have 3 bedrooms or more, more than in San Joaquin County (68%).

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

$3,115 a month

San Joaquin County: $2,494 a month

Without a mortgage

$1,063 a month

San Joaquin County: $740 a month

Owners with a mortgage

79%

San Joaquin County: 70%

The typical cost for an owner with a mortgage in Lathrop is $3,115 a month, more than in San Joaquin County ($2,494); without one, $1,063.

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

From 2015–2019 to 2020–2024, the typical home value in Lathrop rose 79%; in San Joaquin County, it rose 55%.

Rents in Lathrop rose faster than in San Joaquin County: 50% since 2015–2019, against 44%.

The typical household income in Lathrop rose 47% over that time; home values changed +79% and rent +50%.

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

MeasureLathropSan 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 6.4%8.4%8.2%3.4%
People per household 3.993.192.842.53
Drive alone 68%74%66%69%
Carpool 14%12%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 14%11%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Lathrop, 6.4% of households live with more than one person per room, against 8.4% in San Joaquin County.

On average, a household in Lathrop has 3.99 people, more than in San Joaquin County (3.19).

In Lathrop, 14% of workers work from home, more than in San Joaquin County (11%).

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 Lathrop?

A typical home costs more than the typical income allows

We start with a typical home in Lathrop, worth $643,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 51% of the typical household income in Lathrop, which is $126,421 a year. For that payment to be 28% of income, a household would need to earn about $232,448 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 Lathrop. 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 $22,526 (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

$5,424

at 7.18% · 30 years

Loan amount
$631,943
Total interest
$909,217
Paid off in
November 2056

Includes $10,869 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,950 a month

  • Tight

    $2,950 to $3,793 a month

  • Hard

    more than $3,793 a month

    Your payment · 51%

Compared with the typical household income in Lathrop ($126,421 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,424
Principal & interest$4,281
Property tax$590
Home insurance$268
FHA mortgage insurance (MIP)$285

You need at least $22,526 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

Lathrop and San Joaquin County

Lathrop 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).

Lathrop's own numbers

Typical home value
$643,600
Typical monthly rent
$2,570
Typical yearly household income
$126,421
Households that own their home
85%
Effective property tax rate
1.1%

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 Lathrop

A typical home in Lathrop is worth $643,600: 21% above the county and 12% below California. With the typical household income in Lathrop ($126,421 a year), a typical home costs 5.1 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.

  • Lathrop 5.1 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

Lathrop 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
  • Lathrop $643,600
  • San Joaquin $530,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Lathrop $2,570
  • San Joaquin $1,734
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Lathrop $126,421
  • San Joaquin $92,179
  • California $99,122
  • United States $80,734
See the full table
Lathrop next to San Joaquin County and California
Measure Lathrop San Joaquin County California U.S.
Typical home value $643,600 $530,700 $734,700 $332,700
Typical monthly rent $2,570 $1,734 $2,036 $1,413
Typical yearly household income $126,421 $92,179 $99,122 $80,734
Households that own their home 85% 62% 56% 65%
Typical yearly property tax $7,068 $3,960 $5,124 $3,119
Effective property tax rate 1.1% 0.75% 0.7% 0.94%
Renters with high rent for their income 47% 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 Lathrop

For a typical $643,600 home in Lathrop, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Lathrop's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,424a month

    Least cash to close
    Down payment
    $22,526
    Cash to close
    $41,834
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $285

  • Conventional, 5% down $5,306a month

    Down payment
    $32,180
    Cash to close
    $51,488
    Rate
    7.18%
    Mortgage insurance
    PMI · $306

  • Conventional, 20% down, no PMI $4,346a month

    Down payment
    $128,720
    Cash to close
    $148,028
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,941a month

    Down payment
    $96,540
    Cash to close
    $115,848
    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 Lathrop and for San Joaquin County.

Property tax

Effective rate in Lathrop

1.1%of the home’s value each year

$7,068 a year for the typical owner in Lathrop.

  • Lathrop 1.1%
  • 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 Lathrop

Typical rent in Lathrop is $2,570 a month: 48% above the county. In Lathrop, 47% 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 Lathrop

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Lathrop is in ZIP code 95330.

For 2 bedrooms it is $2,810: $795 more than the fair market rent for San Joaquin County ($2,015).

  • 95330 $2,810$3,890

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Lathrop 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?

Free help

Help to buy or rent in Lathrop

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.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Lathrop

No down payment, repair or rent-help program on our list is for Lathrop or San Joaquin County. The ones below are statewide in California: they work in Lathrop 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 Lathrop

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

  • Visionary Home Builders of California

    315 N San Joaquin St, Stockton · 10 miles away · Spanish

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

  • Habitat for Humanity, Stanislaus County

    2260 Tenaya Dr, Modesto · 23 miles away

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

  • Balance

    2950 Buskirk Ave, Walnut Creek · 41 miles away · Spanish

    Also serves in Cantonese, Mandarin Chinese, other languages, and Russian.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (800) 777-7526

Every agency in San Joaquin County All counseling agencies in California

Help in Spanish near Lathrop

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 Lathrop

HUD’s record names them for Lathrop 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 Lathrop, 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 Lathrop.

All guides
Two girls write and draw together at the living-room table.

Questions

Housing questions about Lathrop

Short answers with the numbers for Lathrop 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 Lathrop?

The typical home value in Lathrop is $643,600, 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 Lathrop?

Typical rent in Lathrop is $2,570 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 Lathrop?

Lathrop 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 Lathrop?

The typical homeowner in Lathrop pays $7,068 a year, according to the U.S. Census Bureau. That is 1.1% 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 Lathrop?

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).