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City · 91,953 residents · Merced County, California

Merced , California

In Merced, a typical home is worth $372,600 and typical rent is $1,393 a month. Compared with all of Merced County, the share of households that own their home is 8 points lower.

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  • Typical home value

    $372,600

    5% below the county

    49% below California

    • Merced
    • County
    • California

  • Typical rent

    $1,393a month

    4% above the county

    32% below California

    • Merced
    • County
    • California

  • Typical household income

    $63,122a year

    4% below the county

    36% below California

    • Merced
    • County
    • California

  • Households that own their home

    46%

    8 points below the county

    10 points below California

    • Merced
    • County
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$392,597
0.8% less than 12 months ago
Typical rent
$2,041 a month
1.4% more than 12 months ago

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

Merced 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 Merced apart

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: 17% less than in Merced ($372,600).

  2. Nearby, in Winton, the typical rent is $1,156: 17% less than in Merced ($1,393).

  3. 46% of households in Merced own their home, against 54% in Merced County.

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

The homes here

Housing in Merced

What homes there are in Merced, 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 is still the most common home in Merced, but it weighs less than in Merced County: 66% against 74%.

Year built

By age, homes in Merced look like those in Merced County: the typical year built is 1985.

Homes in Merced are smaller: 64% 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

The FHA loan limit for Merced County is $541,287, and about 89% of owner-occupied homes in Merced are worth less than that.

Monthly rent with utilities

About 59% of rented homes in Merced cost less than HUD's 2-bedroom fair market rent for Merced County ($1,517); the rest cost more.

With a mortgage

$1,895 a month

Merced County: $1,915 a month

Without a mortgage

$622 a month

Merced County: $609 a month

Owners with a mortgage

68%

Merced County: 64%

Owning costs about the same in Merced as in Merced County: with a mortgage, $1,895 a month; without one, $622.

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

Much as in Merced County, the typical home value in Merced rose 57% since 2015–2019.

Since 2015–2019, the typical rent in Merced rose 39%, more than in Merced County (32%).

The typical household income in Merced rose 40% over that time; home values changed +57% and rent +39%.

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

MeasureMercedMerced CountyCaliforniaUnited States
Rental vacancy 5.0%2.5%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 8.2%8.2%8.2%3.4%
People per household 3.253.322.842.53
Drive alone 74%76%66%69%
Carpool 8%11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike 2%3%3%3%
Work from home 8%7%17%15%
Other means 7%4%2%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Merced, the rental vacancy rate is 5.0%; in Merced County, 2.5%.

In Merced, 8.2% of households live with more than one person per room, about the same as in Merced County.

A household in Merced has 3.25 people on average, about the same as in Merced County (3.32).

To get to work, 74% of workers in Merced 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 Merced?

A typical home costs more than the typical income allows

We start with a typical home in Merced, worth $372,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 57% of the typical household income in Merced, which is $63,122 a year. For that payment to be 28% of income, a household would need to earn about $129,249 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 Merced. 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 $13,041 (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

$3,016

at 7.18% · 30 years

Loan amount
$365,851
Total interest
$526,374
Paid off in
November 2056

Includes $6,292 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,473 a month

  • Tight

    $1,473 to $1,894 a month

  • Hard

    more than $1,894 a month

    Your payment · 57%

Compared with the typical household income in Merced ($63,122 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,016
Principal & interest$2,478
Property tax$217
Home insurance$155
FHA mortgage insurance (MIP)$165

You need at least $13,041 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

Merced and Merced County

Merced 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).

Merced's own numbers

Typical home value
$372,600
Typical monthly rent
$1,393
Typical yearly household income
$63,122
Households that own their home
46%
Effective property tax rate
0.7%

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 Merced

A typical home in Merced is worth $372,600: 5% below the county and 49% below California. With the typical household income in Merced ($63,122 a year), a typical home costs 5.9 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.

  • Merced 5.9 years
  • County 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

Merced 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
  • Merced $372,600
  • County $391,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Merced $1,393
  • County $1,343
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Merced $63,122
  • County $65,510
  • California $99,122
  • United States $80,734
See the full table
Merced next to Merced County and California
Measure Merced Merced County California U.S.
Typical home value $372,600 $391,800 $734,700 $332,700
Typical monthly rent $1,393 $1,343 $2,036 $1,413
Typical yearly household income $63,122 $65,510 $99,122 $80,734
Households that own their home 46% 54% 56% 65%
Typical yearly property tax $2,617 $2,634 $5,124 $3,119
Effective property tax rate 0.7% 0.67% 0.7% 0.94%
Renters with high rent for their income 55% 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 Merced

For a typical $372,600 home in Merced, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Merced's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,016a month

    Least cash to close
    Down payment
    $13,041
    Cash to close
    $24,219
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $165

  • Conventional, 5% down $2,948a month

    Down payment
    $18,630
    Cash to close
    $29,808
    Rate
    7.18%
    Mortgage insurance
    PMI · $177

  • Conventional, 20% down, no PMI $2,392a month

    Down payment
    $74,520
    Cash to close
    $85,698
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,736a month

    Down payment
    $55,890
    Cash to close
    $67,068
    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 Merced and for Merced County.

Property tax

Effective rate in Merced

0.7%of the home’s value each year

$2,617 a year for the typical owner in Merced.

  • Merced 0.7%
  • County 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 Merced

Typical rent in Merced is $1,393 a month: 4% above the county. In Merced, 55% 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 Merced

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Merced has 3 ZIP codes with their own.

For 2 bedrooms it runs from $1,420 in 95340 to $1,860 in 95348.

1 of the 3 is above the fair market rent for Merced County ($1,517).

  • 95340 $1,420$1,950
  • 95341 $1,460$2,010
  • 95348 $1,860$2,560

3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Merced 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 Merced

HUD lists 24 buildings with rents for lower incomes in Merced. These are the largest.

  • Grove Apts 340 S Parsons Ave, Merced 95341 204 homes, 202 low-income · 2 bd: 48 · 3 bd: 120 · 4 bd: 36 · In service since 2004 · For families
  • Gateway Homes 2860 Park Ave, Merced 95348 176 low-income homes · Run by County of Merced Housing Authority · Average payment: $522 a month · Average wait: 7 months · Homes at several sites (209) 386-4139
  • Laurel Glen 777 Loughborough Dr, Merced 95348 128 homes, 127 low-income · 1 bd: 96 · 2 bd: 32 · In service since 2000
  • Sunnyside Apts 988 D St, Merced 95341 121 homes, 120 low-income · 2 bd: 1 · 3 bd: 20 · 4 bd: 100 · In service since 2004 · For families
  • Sunny View Apts I 1108 D St, Merced 95341 113 homes, 111 low-income · 2 bd: 1 · 3 bd: 84 · 4 bd: 28 · In service since 2007 · For families

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

Free help

Help to buy or rent in Merced

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 pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Merced

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

The HUD-approved agencies closest to the center of Merced, 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 · 34 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 · 49 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 · 53 miles away

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

All counseling agencies in California

Help in Spanish near Merced

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 Merced

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

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Merced

Short answers with the numbers for Merced 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 Merced?

The typical home value in Merced is $372,600, 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 Merced?

Typical rent in Merced is $1,393 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 Merced?

Merced 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 Merced?

The typical homeowner in Merced pays $2,617 a year, according to the U.S. Census Bureau. That is 0.7% of the home’s value; in Merced County, the rate is 0.67%.

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

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).