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City · 24,693 residents · Stanislaus County, California

Patterson , California

In Patterson, a typical home is worth $450,200 and typical rent is $1,655 a month. Compared with all of Stanislaus County, typical household income is 15% higher and the share of households that own their home is 10 points higher.

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  • Typical home value

    $450,200

    About the same as the county

    39% below California

    • Patterson
    • Stanislaus
    • California

  • Typical rent

    $1,655a month

    About the same as the county

    19% below California

    • Patterson
    • Stanislaus
    • California

  • Typical household income

    $93,650a year

    15% above the county

    6% below California

    • Patterson
    • Stanislaus
    • California

  • Households that own their home

    71%

    10 points above the county

    15 points above California

    • Patterson
    • Stanislaus
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$502,464
1.3% less than 12 months ago
Typical rent
$2,619 a month

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

Patterson 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

Data updated: October 1, 2026 11 official sources

Only here

What sets Patterson apart

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: 32% less than in Patterson ($450,200).

  2. Patterson has the 34th smallest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (41%).

  3. 71% of households in Patterson own their home, against 61% in Stanislaus County.

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

The homes here

Housing in Patterson

What homes there are in Patterson, 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

In Patterson, 9 in 10 homes are single-family detached houses; in Stanislaus County, 8.

Year built

Homes in Patterson are newer: the typical year built is 2000; in Stanislaus County, 1981.

In Patterson, 84% of homes have 3 bedrooms or more, more than in Stanislaus County (69%).

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

$2,547 a month

Stanislaus County: $2,160 a month

Without a mortgage

$730 a month

Stanislaus County: $696 a month

Owners with a mortgage

68%

Stanislaus County: 66%

The typical cost for an owner with a mortgage in Patterson is $2,547 a month, more than in Stanislaus County ($2,160); without one, $730.

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

Homes in Patterson gained value more slowly than in Stanislaus County: 47% since 2015–2019, against 54%.

Rent in Patterson moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasurePattersonStanislaus CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.9%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 13.2%7.7%8.2%3.4%
People per household 3.783.082.842.53
Drive alone 75%77%66%69%
Carpool 13%11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 11%8%17%15%
Other means Unreliable estimate1%2%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Patterson, 13.2% of households live with more than one person per room, against 7.7% in Stanislaus County.

Households in Patterson are bigger: 3.78 people on average; in Stanislaus County, 3.08.

Many people here do not commute at all: 11% work from home; in Stanislaus County, 8%.

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 Patterson?

A typical home costs more than the typical income allows

We start with a typical home in Patterson, worth $450,200, 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 Patterson, which is $93,650 a year. For that payment to be 28% of income, a household would need to earn about $160,830 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Patterson. 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 $15,757 (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

$3,753

at 7.18% · 30 years

Loan amount
$442,046
Total interest
$636,000
Paid off in
November 2056

Includes $7,603 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,185 a month

  • Tight

    $2,185 to $2,810 a month

  • Hard

    more than $2,810 a month

    Your payment · 48%

Compared with the typical household income in Patterson ($93,650 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,753
Principal & interest$2,995
Property tax$371
Home insurance$188
FHA mortgage insurance (MIP)$199

You need at least $15,757 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

Patterson and Stanislaus County

Patterson 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).

Patterson's own numbers

Typical home value
$450,200
Typical monthly rent
$1,655
Typical yearly household income
$93,650
Households that own their home
71%
Effective property tax rate
0.99%

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.

Everything about Stanislaus County

Buying

Buying a home in Patterson

A typical home in Patterson is worth $450,200: about the same as the county and 39% below California. With the typical household income in Patterson ($93,650 a year), a typical home costs 4.8 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.

  • Patterson 4.8 years
  • Stanislaus 5.5 years
  • California 7.4 years
  • United States 4.1 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.

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

Patterson 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
  • Patterson $450,200
  • Stanislaus $450,100
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Patterson $1,655
  • Stanislaus $1,623
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Patterson $93,650
  • Stanislaus $81,468
  • California $99,122
  • United States $80,734
See the full table
Patterson next to Stanislaus County and California
Measure Patterson Stanislaus County California U.S.
Typical home value $450,200 $450,100 $734,700 $332,700
Typical monthly rent $1,655 $1,623 $2,036 $1,413
Typical yearly household income $93,650 $81,468 $99,122 $80,734
Households that own their home 71% 61% 56% 65%
Typical yearly property tax $4,465 $3,216 $5,124 $3,119
Effective property tax rate 0.99% 0.71% 0.7% 0.94%
Renters with high rent for their income 41% 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 Patterson

For a typical $450,200 home in Patterson, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Patterson's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,753a month

    Least cash to close
    Down payment
    $15,757
    Cash to close
    $29,263
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $199

  • Conventional, 5% down $3,670a month

    Down payment
    $22,510
    Cash to close
    $36,016
    Rate
    7.18%
    Mortgage insurance
    PMI · $214

  • Conventional, 20% down, no PMI $2,999a month

    Down payment
    $90,040
    Cash to close
    $103,546
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,415a month

    Down payment
    $67,530
    Cash to close
    $81,036
    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 Patterson and for Stanislaus County.

Property tax

Effective rate in Patterson

0.99%of the home’s value each year

$4,465 a year for the typical owner in Patterson.

  • Patterson 0.99%
  • Stanislaus 0.71%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Stanislaus County

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

Homes in the high-risk zone
1.4%
2,334
Of those, with NFIP insurance
23%
County California U.S.
Homes in the high-risk zone 1.4% 2.8% 3.5%
Of those, with NFIP insurance 23% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Patterson

Typical rent in Patterson is $1,655 a month: about the same as the county. In Patterson, 41% 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.

HUD fair market rent for all of Stanislaus 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 $1,276 $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 Patterson

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Patterson is in ZIP code 95363.

For 2 bedrooms it is $1,940: $137 more than the fair market rent for Stanislaus County ($1,803).

  • 95363 $1,940$2,590

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

HUD lists one building with rents for lower incomes in Patterson.

  • Patterson Place Apartments 670 N 6th St, Patterson 95363 40 homes, 39 low-income · 1 bd: 16 · 2 bd: 24 · In service since 2014

See all 50 buildings in Stanislaus County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Patterson

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.

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

HUD counseling is free or low-cost

Assistance programs in Patterson

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

The HUD-approved agencies closest to the center of Patterson, 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 · 15 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 · 34 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 · 40 miles away · Spanish

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

Every agency in Stanislaus County All counseling agencies in California

Help in Spanish near Patterson

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 Patterson

In HUD’s record, no housing authority with an office in Stanislaus County is named for Patterson or Stanislaus County.

2 other authorities have an office in Stanislaus County: see the list Source: HUD

Cities

Other cities in Stanislaus County

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

Everything about Stanislaus County Housing in California

Nearby cities

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

Neighboring counties

If Stanislaus 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 Patterson.

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

Questions

Housing questions about Patterson

Short answers with the numbers for Patterson 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 Patterson?

The typical home value in Patterson is $450,200, 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 Patterson?

Typical rent in Patterson is $1,655 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 Patterson?

Patterson 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 Patterson?

The typical homeowner in Patterson pays $4,465 a year, according to the U.S. Census Bureau. That is 0.99% of the home’s value; in Stanislaus County, the rate is 0.71%.

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

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.

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).