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City · 5,783 residents · Merced County, California

McSwain , California

In McSwain, a typical home is worth $690,100 and typical rent is $1,516 a month. Compared with all of Merced County, typical household income is 112% higher, the typical home value is 76% higher, and the share of households that own their home is 20 points higher.

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  • Typical home value

    $690,100

    76% above the county

    6% below California

    • McSwain
    • Merced
    • California

  • Typical rent

    $1,516a month

    13% above the county

    26% below California

    • McSwain
    • Merced
    • California

  • Typical household income

    $139,131a year

    112% above the county

    40% above California

    • McSwain
    • Merced
    • California

  • Households that own their home

    74%

    20 points above the county

    18 points above California

    • McSwain
    • Merced
    • California

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

McSwain 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 McSwain apart

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

  1. McSwain has the 3rd smallest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (27%).

  2. The typical household income in McSwain is $139,131, 112% more than in Merced County as a whole ($65,510).

  3. The typical home in McSwain is worth $690,100, 76% more than in Merced County as a whole ($391,800).

  4. Nearby, in Franklin, the typical home value is $308,200: 55% less than in McSwain ($690,100).

  5. 74% of households in McSwain own their home, against 54% in Merced County.

  6. Nearby, in Winton, the typical rent is $1,156: 24% less than in McSwain ($1,516).

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

The homes here

Housing in McSwain

What homes there are in McSwain, 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 McSwain: 91% of homes, more than in Merced County (74%).

Year built

Homes in McSwain are newer: the typical year built is 1995; in Merced County, 1986.

There is more room for a big family here: 91% of homes have 3 bedrooms or more, against 71% in Merced County.

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

$2,970 a month

Merced County: $1,915 a month

Without a mortgage

$621 a month

Merced County: $609 a month

Owners with a mortgage

70%

Merced County: 64%

In McSwain, 70% of owners have a mortgage, and their typical cost is $2,970 a month, against $1,915 in Merced County. Without one it drops to $621.

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

The typical home value in McSwain rose 51% since 2015–2019, less than in Merced County (55%).

The typical rent in McSwain stayed about the same over that time: the difference is within the Census margin of error.

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

MeasureMcSwainMerced 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 Unreliable estimate8.2%8.2%3.4%
People per household 3.673.322.842.53
Drive alone 76%76%66%69%
Carpool 13%11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate3%3%3%
Work from home 6%7%17%15%
Other means Unreliable estimate4%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in McSwain are bigger: 3.67 people on average; in Merced County, 3.32.

To get to work, 76% of workers in McSwain 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 McSwain?

A typical home costs more than the typical income allows

We start with a typical home in McSwain, worth $690,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 48% of the typical household income in McSwain, which is $139,131 a year. For that payment to be 28% of income, a household would need to earn about $237,659 a year. Note: at that price the loan is above the FHA limit for Merced County ($541,287), so FHA would not insure it; the payment is only a reference.

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 McSwain. 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 $24,154 (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

$5,545

at 7.18% · 30 years

Loan amount
$677,600
Total interest
$974,908
Paid off in
November 2056

Includes $11,654 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,246 a month

  • Tight

    $3,246 to $4,174 a month

  • Hard

    more than $4,174 a month

    Your payment · 48%

Compared with the typical household income in McSwain ($139,131 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,545
Principal & interest$4,590
Property tax$362
Home insurance$288
FHA mortgage insurance (MIP)$305

This loan is over the FHA limit

You'd borrow $665,946, but the FHA limit for a one-unit home in McSwain is $541,287. You'd need a bigger down payment or a different loan.

You need at least $24,154 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

McSwain and Merced County

McSwain 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).

McSwain's own numbers

Typical home value
$690,100
Typical monthly rent
$1,516
Typical yearly household income
$139,131
Households that own their home
74%
Effective property tax rate
0.63%

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 McSwain

A typical home in McSwain is worth $690,100: 76% above the county and 6% below California. With the typical household income in McSwain ($139,131 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.

  • McSwain 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

McSwain 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
  • McSwain $690,100
  • Merced $391,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • McSwain $1,516
  • Merced $1,343
  • California $2,036
  • United States $1,413
Typical yearly household income
  • McSwain $139,131
  • Merced $65,510
  • California $99,122
  • United States $80,734
See the full table
McSwain next to Merced County and California
Measure McSwain Merced County California U.S.
Typical home value $690,100 $391,800 $734,700 $332,700
Typical monthly rent $1,516 $1,343 $2,036 $1,413
Typical yearly household income $139,131 $65,510 $99,122 $80,734
Households that own their home 74% 54% 56% 65%
Typical yearly property tax $4,377 $2,634 $5,124 $3,119
Effective property tax rate 0.63% 0.67% 0.7% 0.94%
Renters with high rent for their income 27% 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 McSwain

For a typical $690,100 home in McSwain, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, McSwain's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,545a month

    Above the FHA limit for Merced County ($541,287)
    Down payment
    $24,154
    Cash to close
    $44,857
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $305

  • Conventional, 5% down $5,419a month

    Least cash to close
    Down payment
    $34,505
    Cash to close
    $55,208
    Rate
    7.18%
    Mortgage insurance
    PMI · $328

  • Conventional, 20% down, no PMI $4,390a month

    Down payment
    $138,020
    Cash to close
    $158,723
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,028a month

    Down payment
    $103,515
    Cash to close
    $124,218
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 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 McSwain and for Merced County.

Property tax

Effective rate in McSwain

0.63%of the home’s value each year

$4,377 a year for the typical owner in McSwain.

  • McSwain 0.63%
  • 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 McSwain

Typical rent in McSwain is $1,516 a month: 13% above the county. In McSwain, 27% 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 McSwain

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). McSwain is in ZIP code 95301.

For 2 bedrooms it is $1,420: $97 less than the fair market rent for Merced County ($1,517).

  • 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 McSwain 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 McSwain

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 McSwain

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

The HUD-approved agencies closest to the center of McSwain, 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 · 30 miles away

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

  • Community Housing Council of Fresno

    2560 W Shaw Ln Ste 101, Fresno · 54 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (559) 221-6919

  • Fresno Interdenominational Refugee Ministries

    1940 N Fresno St, Fresno · 58 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (559) 487-1500

All counseling agencies in California

Help in Spanish near McSwain

1 of the 3 agencies on this list says it serves 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 McSwain

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

All guides
A father, a mother and their daughter smile among the avocado trees by their home in Somis, California.

Questions

Housing questions about McSwain

Short answers with the numbers for McSwain 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 McSwain?

The typical home value in McSwain is $690,100, 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 McSwain?

Typical rent in McSwain is $1,516 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 McSwain?

McSwain 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 McSwain?

The typical homeowner in McSwain pays $4,377 a year, according to the U.S. Census Bureau. That is 0.63% of the home’s value; in Merced County, the rate is 0.67%.

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

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).