City · 219,215 residents · Stanislaus County, California
Modesto, California
In Modesto, a typical home is worth $442,700 and typical rent is $1,690 a month. Home values, rent and income are very close to those of all of Stanislaus County.
Typical home value from Zillow, September 2021 to September 2026: from $394,747 to $439,988.
Typical rent
$2,022a month
▲ 1.7% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,691 to $2,022.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Modesto is in Stanislaus County. The FHA loan limit ($545,100 for a one-unit home), the fair market rents and the help on this page are those of all of Stanislaus County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in West Modesto, the typical home value is $304,700: 31% less than in Modesto ($442,700).
2
Nearby, in West Modesto, the typical rent is $1,432: 15% less than in Modesto ($1,690).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Modesto
What homes there are in Modesto, 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 houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Modesto
Stanislaus County
California
United States
Kind of home: Modesto and its comparisons
Measure
Modesto
Stanislaus County
California
United States
Detached house
71%
76%
57%
61%
Attached house
6%
4%
7%
6%
Building of 2 to 4
8%
6%
8%
8%
Apartments (5 or more)
13%
10%
24%
19%
Mobile home
2%
4%
4%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
Detached houses are the majority in Modesto (71%), but less so than in Stanislaus County (76%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Modesto
Stanislaus County
California
United States
Year built: Modesto and its comparisons
Measure
Modesto
Stanislaus County
California
United States
Before 1960
20%
20%
27%
26%
1960–1979
34%
28%
29%
24%
1980–1999
32%
31%
25%
25%
2000–2009
10%
16%
11%
14%
2010 or later
3%
5%
8%
11%
In Modesto, half of the homes were built before 1978; in Stanislaus County, before 1981.
There are fewer big homes in Modesto than in Stanislaus County: 65% have 3 bedrooms or more, against 69%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limit
Under $100K5%
$100K–$200K3%
$200K–$300K7%
$300K–$500K54%
$500K–$750K25%
FHA limit: $545,100
$750K–$1M5%
$1M or more3%
Value of owner-occupied homes: Modesto and its comparisons
Measure
Modesto
Under $100K
5%
$100K–$200K
3%
$200K–$300K
7%
$300K–$500K
54%
$500K–$750K
25%
$750K–$1M
5%
$1M or more
3%
By price, most homes in Modesto sit under the FHA limit for Stanislaus County ($545,100): about 73%.
Monthly rent with utilities
Under the limitOver the limit
Under $5003%
$500–$9999%
$1,000–$1,49924%
$1,500–$1,99936%
HUD fair market rent, 2 bedrooms: $1,803
$2,000–$2,49920%
$2,500–$2,9995%
$3,000 or more3%
Monthly rent with utilities: Modesto and its comparisons
Measure
Modesto
Under $500
3%
$500–$999
9%
$1,000–$1,499
24%
$1,500–$1,999
36%
$2,000–$2,499
20%
$2,500–$2,999
5%
$3,000 or more
3%
About 58% of rented homes in Modesto cost less than HUD's 2-bedroom fair market rent for Stanislaus County ($1,803); the rest cost more.
With a mortgage
$2,099 a month
Stanislaus County: $2,160 a month
Without a mortgage
$685 a month
Stanislaus County: $696 a month
Owners with a mortgage
66%
Stanislaus County: 66%
In Modesto, 66% of owners have a mortgage; their typical cost is $2,099 a month, about the same as in Stanislaus County.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Modesto+56%
Stanislaus County+54%
California+46%
United States+53%
Typical rent
Modesto+44%
Stanislaus County+41%
California+36%
United States+33%
Typical household income
Modesto+35%
Stanislaus County+34%
California+32%
United States+29%
Change since 2015–2019: Modesto and its comparisons
Measure
Modesto
Stanislaus County
California
United States
Typical home value
+56%
+54%
+46%
+53%
Typical rent
+44%
+41%
+36%
+33%
Typical household income
+35%
+34%
+32%
+29%
From 2015–2019 to 2020–2024, home values in Modesto rose at about the same pace as in Stanislaus County: 56% against 54%.
Rents in Modesto rose faster than in Stanislaus County: 44% since 2015–2019, against 41%.
Housing prices ran ahead of income in Modesto: typical income rose 35%, against +56% for home values and +44% for rent.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Modesto and its comparisons
Measure
Modesto
Stanislaus County
California
United States
Rental vacancy
3.2%
2.9%
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
0.7%
0.8%
0.9%
More than one person per room
7.7%
7.7%
8.2%
3.4%
People per household
2.96
3.08
2.84
2.53
Drive alone
75%
77%
66%
69%
Carpool
12%
11%
10%
9%
Public transit
2%
1%
3%
3%
Walk or bike
2%
2%
3%
3%
Work from home
8%
8%
17%
15%
Other means
1%
1%
2%
2%
Typical commute
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
Much as in Stanislaus County, the rental vacancy rate in Modesto is 3.2%.
In Modesto, 7.7% of households live with more than one person per room, about the same as in Stanislaus County.
By size, households in Modesto look like those in Stanislaus County: 2.96 people on average.
To get to work, 75% of workers in Modesto drive alone; in Stanislaus County, 77%.
Do the math
What would you pay each month for a home in Modesto?
A typical home costs more than the typical income allows
We start with a typical home in Modesto, worth $442,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 53% of the typical household income in Modesto, which is $79,891 a year. For that payment to be 28% of income, a household would need to earn about $152,617 a year.
The calculator's FHA and conventional loan limits are those of all of Stanislaus County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Modesto. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $15,495 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$3,561
at 7.18% · 30 years
Loan amount
$434,681
Total interest
$625,404
Paid off in
November 2056
Includes $7,476 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,864 a month
Tight
$1,864 to $2,397 a month
Hard
more than $2,397 a month
Your payment · 53%
Compared with the typical household income in Modesto ($79,891 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,945
Property tax
$236
Home insurance
$185
FHA mortgage insurance (MIP)
$196
You need at least $15,495 for the down payment, plus closing costs.
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.
Total monthly payment $3,561; principal and interest $2,945.
The city and its county
Modesto and Stanislaus County
Modesto is in Stanislaus 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).
Modesto
Map of Stanislaus County, California, with Modesto marked. Around it, the neighboring counties.
Modesto
Stanislaus County
Other cities with a page
Modesto's own numbers
Typical home value
$442,700
Typical monthly rent
$1,690
Typical yearly household income
$79,891
Households that own their home
59%
Effective property tax rate
0.64%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Stanislaus County
FHA limit, one-unit home
$545,100
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,803
Price change over 5 years (FHFA)
+41%
Homes in a high flood-risk zone
1.4%
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 Stanislaus County.
A typical home in Modesto is worth $442,700: about the same as the county and 40% below California. With the typical household income in Modesto ($79,891 a year), a typical home costs 5.5 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.
Modesto5.5 years
Stanislaus5.5 years
California7.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Stanislaus County
According to FHFA’s house price index, home prices in Stanislaus County rose 98% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Stanislaus County.
Yearly change in FHFA’s price index in Stanislaus County, 2016 to 2025
2016: +9.3% +9.3% 2016
2017: +8.2% +8.2% 2017
2018: +8.4% +8.4% 2018
2019: +4.6% +4.6% 2019
2020: +4.8% +4.8% 2020
2021: +16.2% +16.2% 2021
2022: +13.9% +13.9% 2022
2023: +0.5% +0.5% 2023
2024: +4.3% +4.3% 2024
2025: +1.4% +1.4% 2025
Change in FHFA’s price index in Stanislaus County, California and the United States
Period
County
California
U.S.
Last year (2025)
+1.4%
+0.8%
+2.9%
5 years (2020–2025)
+41%
+40%
+47%
10 years (2015–2025)
+98%
+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
Modesto next to Stanislaus 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
Modesto$442,700
Stanislaus$450,100
California$734,700
United States$332,700
Typical monthly rent
Modesto$1,690
Stanislaus$1,623
California$2,036
United States$1,413
Typical yearly household income
Modesto$79,891
Stanislaus$81,468
California$99,122
United States$80,734
See the full table
Modesto next to Stanislaus County and California
Measure
Modesto
Stanislaus County
California
U.S.
Typical home value
$442,700
$450,100
$734,700
$332,700
Typical monthly rent
$1,690 ▲4% above the county
$1,623
$2,036
$1,413
Typical yearly household income
$79,891
$81,468
$99,122
$80,734
Households that own their home
59% ▼2 points below the county
61%
56%
65%
Typical yearly property tax
$2,835 ▼12% below the county
$3,216
$5,124
$3,119
Effective property tax rate
0.64% ▼0.07 points below the county
0.71%
0.7%
0.94%
Renters with high rent for their income
57% ▲3 points above the county
54%
55%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Stanislaus 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 Modesto
For a typical $442,700 home in Modesto, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Modesto's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,561a month
Least cash to close
Down payment
$15,495
Cash to close
$28,776
Rate
7.18%
Mortgage insurance
FHA MIP · $196
Conventional, 5% down$3,480a month
Down payment
$22,135
Cash to close
$35,416
Rate
7.18%
Mortgage insurance
PMI · $210
Conventional, 20% down, no PMI$2,820a month
Down payment
$88,540
Cash to close
$101,821
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,229a month
Down payment
$66,405
Cash to close
$79,686
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Modesto
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,561
$15,495
$434,682
7.18%
FHA MIP · $196
$28,776
580
Conventional, 5% down
$3,480
$22,135
$420,565
7.18%
PMI · $210
$35,416
620*
Conventional, 20% down, no PMI
$2,820
$88,540
$354,160
7.18%
None
$101,821
620*
ITIN, 15% down (example)
$3,229
$66,405
$376,295
8.18%
None
$79,686
Set by the lender
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.
Typical rent in Modesto is $1,690 a month: 4% above the county. In Modesto, 57% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Stanislaus County, by unit size. To pay the 2-bedroom one ($1,803 a month) without spending more than 30% of your income, you would need to earn $34.67 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Stanislaus County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,276
$24.54
$51,040
1 bedroom
$1,378
$26.50
$55,120
2 bedrooms
$1,803
$34.67
$72,120
3 bedrooms
$2,410
$46.35
$96,400
4 bedrooms
$2,827
$54.37
$113,080
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 Modesto
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Modesto has 3 ZIP codes with their own.
For 2 bedrooms it runs from $1,730 in 95354 to $1,950 in 95355.
1 of the 3 is above the fair market rent for Stanislaus County ($1,803).
2-bedroom fair market rent in each of the 3 ZIP codes of Modesto, beside the one for Stanislaus County. For 2 bedrooms it runs from $1,730 in 95354 to $1,950 in 95355. 1 of the 3 is above the fair market rent for Stanislaus County ($1,803).
2-bedroom fair market rent in each ZIP code
Each line is one ZIP code: in color, those above the county's fair market rent; in gray, the rest.
County: $1,803
Lowest: $1,730 (95354)Highest: $1,950 (95355)
Fair market rent by ZIP code and size in Modesto, fiscal year 2027.
95350
$1,270
$1,370
$1,790
$2,390
$2,810
95354
$1,220
$1,320
$1,730
$2,310
$2,710
95355
$1,380
$1,490
$1,950
$2,610
$3,060
ZIP code2 bd3 bd
95350 $1,790$2,390
95354 $1,730$2,310
95355 $1,950$2,610
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Modesto 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 17 buildings with rents for lower incomes in Modesto. These are the largest.
Standiford Gardens301 Standiford Ave, Modesto 95350250 homes, 249 low-income · 1 bd: 128 · 2 bd: 104 · 3 bd: 18 · In service since 2000
Modesto Area1711 Robertson Rd, Modesto 95351180 low-income homes · Run by Stanislaus Regional Housing Authority · Average payment: $717 a month · Average wait: 138 months(209) 557-2002
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 Stanislaus County; none says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Modesto or Stanislaus County. The ones below are statewide in California: they work in Modesto the same as in the rest of the state.
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).
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).
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).
No legal help resource on our list is for Modesto or Stanislaus County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Modesto and all of Stanislaus 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 Modesto?
The typical home value in Modesto is $442,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Stanislaus County it is $450,100.
How much does it cost to rent in Modesto?
Typical rent in Modesto is $1,690 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Stanislaus County is $1,803.
What is the FHA loan limit in Modesto?
Modesto uses the FHA limit for all of Stanislaus County (2026): $545,100 for a one-unit home and $1,048,300 for a four-unit home.
How much property tax do owners pay in Modesto?
The typical homeowner in Modesto pays $2,835 a year, according to the U.S. Census Bureau. That is 0.64% of the home’s value; in Stanislaus County, the rate is 0.71%.
Where can I find free help to buy or rent in Modesto?
There is 1 HUD-approved counseling agency with an office in Stanislaus County. They can help you get ready to buy, with your credit, or with rent.
