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City · 14,606 residents · Merced County, California

Livingston , California

In Livingston, a typical home is worth $372,700 and typical rent is $1,315 a month. Compared with all of Merced County, typical household income is 14% higher and the share of households that own their home is 9 points higher.

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  • Typical home value

    $372,700

    5% below the county

    49% below California

    • Livingston
    • Merced
    • California

  • Typical rent

    $1,315a month

    2% below the county

    35% below California

    • Livingston
    • Merced
    • California

  • Typical household income

    $74,494a year

    14% above the county

    25% below California

    • Livingston
    • Merced
    • California

  • Households that own their home

    63%

    9 points above the county

    7 points above California

    • Livingston
    • Merced
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$419,794
1.1% less than 12 months ago

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

Livingston 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

Data updated: October 1, 2026 11 official sources

Only here

What sets Livingston apart

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

  1. 63% of households in Livingston own their home, against 54% in Merced County.

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

The homes here

Housing in Livingston

What homes there are in Livingston, 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 houses, standing on their own, make up 81% of homes here, against 74% in Merced County.

Year built

The typical home in Livingston was built in 1994, 8 years after the typical one in Merced County.

Homes in Livingston are bigger: 80% have 3 bedrooms or more; in Merced County, 71%.

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

$2,038 a month

Merced County: $1,915 a month

Without a mortgage

$628 a month

Merced County: $609 a month

Owners with a mortgage

51%

Merced County: 64%

In Livingston, 51% of owners have a mortgage, and their typical cost is $2,038 a month, against $1,915 in Merced County. Without one it drops to $628.

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 Livingston rose 62%; in Merced County, it rose 55%.

Since 2015–2019, the typical rent in Livingston rose 25%, less than in Merced County (32%).

To compare: typical income in Livingston rose 36%; the home, +62%; the rent, +25%.

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

MeasureLivingstonMerced CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.5%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 10.7%8.2%8.2%3.4%
People per household 4.143.322.842.53
Drive alone 86%76%66%69%
Carpool 9%11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate3%3%3%
Work from home Unreliable estimate7%17%15%
Other means Unreliable estimate4%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 10.7% of households in Livingston live, more than in Merced County (8.2%).

On average, a household in Livingston has 4.14 people, more than in Merced County (3.32).

To get to work, 86% of workers in Livingston drive alone; in Merced County, 76%.

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 Livingston?

A typical home costs more than the typical income allows

We start with a typical home in Livingston, worth $372,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 49% of the typical household income in Livingston, which is $74,494 a year. For that payment to be 28% of income, a household would need to earn about $129,949 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Livingston. 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 $13,045 (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

$3,032

at 7.18% · 30 years

Loan amount
$365,949
Total interest
$526,515
Paid off in
November 2056

Includes $6,294 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,738 a month

  • Tight

    $1,738 to $2,235 a month

  • Hard

    more than $2,235 a month

    Your payment · 49%

Compared with the typical household income in Livingston ($74,494 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,032
Principal & interest$2,479
Property tax$233
Home insurance$155
FHA mortgage insurance (MIP)$165

You need at least $13,045 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

Livingston and Merced County

Livingston 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).

Livingston's own numbers

Typical home value
$372,700
Typical monthly rent
$1,315
Typical yearly household income
$74,494
Households that own their home
63%
Effective property tax rate
0.75%

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.

Everything about Merced County

Buying

Buying a home in Livingston

A typical home in Livingston is worth $372,700: 5% below the county and 49% below California. With the typical household income in Livingston ($74,494 a year), a typical home costs 5.0 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.

  • Livingston 5.0 years
  • Merced 6.0 years
  • California 7.4 years
  • United States 4.1 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.

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

Livingston 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
  • Livingston $372,700
  • Merced $391,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Livingston $1,315
  • Merced $1,343
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Livingston $74,494
  • Merced $65,510
  • California $99,122
  • United States $80,734
See the full table
Livingston next to Merced County and California
Measure Livingston Merced County California U.S.
Typical home value $372,700 $391,800 $734,700 $332,700
Typical monthly rent $1,315 $1,343 $2,036 $1,413
Typical yearly household income $74,494 $65,510 $99,122 $80,734
Households that own their home 63% 54% 56% 65%
Typical yearly property tax $2,778 $2,634 $5,124 $3,119
Effective property tax rate 0.75% 0.67% 0.7% 0.94%
Renters with high rent for their income 47% 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 Livingston

For a typical $372,700 home in Livingston, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Livingston's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,032a month

    Least cash to close
    Down payment
    $13,045
    Cash to close
    $24,226
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $165

  • Conventional, 5% down $2,964a month

    Down payment
    $18,635
    Cash to close
    $29,816
    Rate
    7.18%
    Mortgage insurance
    PMI · $177

  • Conventional, 20% down, no PMI $2,408a month

    Down payment
    $74,540
    Cash to close
    $85,721
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,753a month

    Down payment
    $55,905
    Cash to close
    $67,086
    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 Livingston and for Merced County.

Property tax

Effective rate in Livingston

0.75%of the home’s value each year

$2,778 a year for the typical owner in Livingston.

  • Livingston 0.75%
  • Merced 0.67%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Merced County

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

Homes in the high-risk zone
20%
15,210
Of those, with NFIP insurance
24%
County California U.S.
Homes in the high-risk zone 20% 2.8% 3.5%
Of those, with NFIP insurance 24% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Livingston

Typical rent in Livingston is $1,315 a month: 2% below the county. In Livingston, 47% 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.

HUD fair market rent for all of Merced 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 $1,200 $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 Livingston

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Livingston is in ZIP code 95334.

For 2 bedrooms it is $1,670: $153 more than the fair market rent for Merced County ($1,517).

  • 95334 $1,670$2,300

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

HUD lists 5 buildings with rents for lower incomes in Livingston. These are the largest.

  • Scattered Sites 2023 Alameda Ct, Livingston 95334 117 low-income homes · Run by County of Merced Housing Authority · Average payment: $592 a month · Average wait: 36 months · Homes at several sites (209) 386-4139
  • Vintage West Apts 1000 Front St, Livingston 95334 55 low-income homes · In service since 1992 · For families
  • Orchards on Newcastle 1151 Newcastle Dr, Livingston 95334 49 homes, 48 low-income · 2 bd: 16 · 3 bd: 25 · 4 bd: 8 · In service since 2013 · For families
  • Casitas del Sol 1001 B St, Livingston 95334 36 homes, 35 low-income · 2 bd: 14 · 3 bd: 18 · 4 bd: 4 · In service since 2001 · For families
  • Livingston Family Apts 1972 Main St, Livingston 95334 49 homes

See all 45 buildings in Merced County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Livingston

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.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Livingston

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

The HUD-approved agencies closest to the center of Livingston, 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 · 21 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 · 50 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 · 63 miles away · Spanish

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

All counseling agencies in California

Help in Spanish near Livingston

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 Livingston

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

  • County of Merced Housing Authority Public housing and Section 8 vouchers (209) 386-4139

All housing agencies in California Source: HUD

Cities

Other cities in Merced County

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

Everything about Merced County Housing in California

Nearby cities

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

Neighboring counties

If Merced 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 Livingston.

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

Questions

Housing questions about Livingston

Short answers with the numbers for Livingston 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 Livingston?

The typical home value in Livingston is $372,700, 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 Livingston?

Typical rent in Livingston is $1,315 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 Livingston?

Livingston 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 Livingston?

The typical homeowner in Livingston pays $2,778 a year, according to the U.S. Census Bureau. That is 0.75% of the home’s value; in Merced County, the rate is 0.67%.

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

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.

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).