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County in California

San Joaquin County, California

San Joaquin County, in California, has 797,334 residents: No. 14 of 58 by population. San Joaquin County has an FHA limit of $678,500 for one-unit homes. The typical home value here is $530,700. HUD's Fair Market Rent for a 2-bedroom apartment is $2,015 a month; to pay it without spending more than 30% of your income, you need to earn about $38.75 an hour.

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  • Typical home price

    $530,700

    −28% vs. California +60% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • San Joaquin
    • California
    • United States

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

  • Fair market rent, 2 bedrooms

    $2,015 a month

    −23% vs. California +15% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • San Joaquin
    • California
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $678,500

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • San Joaquin
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.75% of value per year

    +7% vs. California −20% vs. U.S.

    $3,960 a year for the typical owner

    • San Joaquin
    • California
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$519,776
2.1% less than 12 months ago
Typical rent
$2,431 a month
1.9% more than 12 months ago

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

Data from October 2026

In short

What is housing like in San Joaquin County today?

The monthly payment on a typical home with FHA would be about $4,318, that is, 56% of the typical household income in San Joaquin County. For that payment to be 28% of income, a household would need to earn about $185,039 a year; the typical income here is $92,179. Homes here are worth 28% less than the average across California. Here 62% of households live in a home they own; across California it is 56%. The typical property tax is $3,960 a year (about 0.75% of home value), lower than in California.

Renting is a stretch: 54% of renters put 30% or more of their income toward housing.

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

Only here

What sets San Joaquin County apart

  1. Among the neighboring counties, Stanislaus County has the lowest typical home value ($450,100), 15% below the $530,700 in San Joaquin County.

  2. From 2020 to 2025, home prices in San Joaquin County rose 39% on FHFA's index, about the same as in California (40%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in San Joaquin County

What homes there are in San Joaquin County, 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 75% of homes here, against 57% in California.

Year built

The typical home in San Joaquin County was built in 1984, 8 years after the typical one in California.

Homes in San Joaquin County are bigger: 68% have 3 bedrooms or more; in California, 55%.

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

By price, most homes in San Joaquin County sit under the FHA limit for this county ($678,500): about 69%.

Monthly rent with utilities

About 64% of rented homes in San Joaquin County cost less than HUD's 2-bedroom fair market rent for this county ($2,015); the rest cost more.

With a mortgage

$2,494 a month

California: $2,946 a month

Without a mortgage

$740 a month

California: $829 a month

Owners with a mortgage

70%

California: 67%

The typical cost for an owner with a mortgage in San Joaquin County is $2,494 a month, less than in California ($2,946); without one, $740.

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 San Joaquin County rose 55% since 2015–2019, more than in California (46%).

Rents in San Joaquin County rose faster than in California: 44% since 2015–2019, against 36%.

The typical household income in San Joaquin County rose 43% over that time; home values changed +55% and rent +44%.

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

MeasureSan Joaquin CountyCaliforniaUnited States
Rental vacancy 3.4%4.2%5.5%
Homeowner vacancy 0.9%0.8%0.9%
More than one person per room 8.4%8.2%3.4%
People per household 3.192.842.53
Drive alone 74%66%69%
Carpool 12%10%9%
Public transit 1%3%3%
Walk or bike 2%3%3%
Work from home 11%17%15%
Other means 1%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

Open rentals in San Joaquin County look like those in California: the rental vacancy rate is 3.4%.

More than one person per room: that is how 8.4% of households in San Joaquin County live, near the figure in California (8.2%).

More people live in each home here: 3.19 on average, against 2.84 in California.

In San Joaquin County, 74% of workers drive alone to work; in California, 66%.

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 in San Joaquin County?

A typical home costs more than the typical income allows

We start with a typical home of $530,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 56% of the typical household income here, which is $92,179 a year. For that payment to be 28% of income, a household would need to earn about $185,039 a year.

Your numbers

Local data
$

Starts at the typical home value in San Joaquin County. 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 $18,575 (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

$4,318

at 7.18% · 30 years

Loan amount
$521,087
Total interest
$749,722
Paid off in
November 2056

Includes $8,962 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,151 a month

  • Tight

    $2,151 to $2,765 a month

  • Hard

    more than $2,765 a month

    Your payment · 56%

Compared with the typical household income in San Joaquin County ($92,179 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,318
Principal & interest$3,530
Property tax$332
Home insurance$221
FHA mortgage insurance (MIP)$235

You need at least $18,575 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.

Buying a home

Buying a home in San Joaquin County

Here you'll see how prices have changed, how San Joaquin County compares with California and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in San Joaquin County rose 93% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here California United States
In 2025 −0.9% +0.8% +2.9%
5 years (2020–2025) +39% +40% +47%
10 years (2015–2025) +93% +80% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

San Joaquin County compared with California and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • San Joaquin $530,700
  • California $734,700
  • United States $332,700
Typical rent a month
  • San Joaquin $1,734
  • California $2,036
  • United States $1,413
Typical household income a year
  • San Joaquin $92,179
  • California $99,122
  • United States $80,734
See the full table
San Joaquin compared with California and the United States
MeasureHereCaliforniaU.S.
Residents797,33439,287,377334,922,499
Typical home value$530,700$734,700$332,700
Typical household income$92,179$99,122$80,734
Typical rent$1,734$2,036$1,413
Fair Market Rent (2 bedrooms)$2,015$2,632$1,750
Hourly wage to rent a 2-bedroom$38.75$50.62$33.65
Typical property tax$3,960$5,124$3,119
Effective tax rate0.75%0.7%0.94%
Households that own their home62%56%65%
Renters spending 30% or more on rent54%55%51%
FHA limit (1 unit)*$678,500$546,250$541,287

FHA limit: California shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in San Joaquin County

For a typical $530,700 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $4,318 $18,575 $521,088 7.18% FHA MIP · $235 $34,496 580
Conventional, 5% down $4,220 $26,535 $504,165 7.18% PMI · $252 $42,456 620*
Conventional, 20% down, no PMI $3,429 $106,140 $424,560 7.18% None $122,061 620*
ITIN, 15% down (example) $3,920 $79,605 $451,095 8.18% None $95,526 Set by the lender
  • 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.

Everything about buying in San Joaquin County: income, limits and help How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in San Joaquin County are above the national floor. The limit is set for the whole metro area (Stockton-Lodi, CA). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $678,500 $832,750
2 units $868,600 $1,066,250
3 units $1,049,950 $1,288,800
4 units $1,304,850 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in San Joaquin County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In San Joaquin County, the typical owner pays $3,960 a year: about 0.75% of the home's value. That is more than the rest of California and less than the national average.

  • San Joaquin 0.75%
  • California 0.70%
  • United States 0.94%

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

Exemptions and deadlines in California

Is there a flood risk?

According to FEMA, in San Joaquin County 3.7% of homes (7,720) are in a high-risk flood zone. Of those homes, 25% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in San Joaquin County

The natural hazards FEMA measures in San Joaquin County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in San Joaquin County as relatively high.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

The loss FEMA expects each year in San Joaquin County from all natural hazards is $422 million, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $137 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively high $137 million a year
  2. EarthquakeRelatively high $120 million a year
  3. WildfireRelatively moderate $1.7 million a year
  4. TornadoRelatively low $935,881 a year
  5. Heat waveRelatively high $3,254 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

San Joaquin County is climate zone 3B in the home energy code (IECC): hot and dry.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

  • Summer

    • Before extreme heat: cover windows with drapes or shades, weather-strip doors and windows, and insulate around window air conditioners. Ready.gov (FEMA)
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Winter

    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$36.74$22.13 and $66.06
Plumbers, pipefitters and steamfitters$30.24$22.42 and $47.56
Heating, air conditioning and refrigeration mechanics$36.40$22.85 and $49.29
Roofers$29.78$22.55 and $38.52
Carpenters$33.25$23.09 and $52.32
Painters, construction and maintenance$24.18$18.45 and $37.01
Maintenance and repair workers, general$28.65$19.21 and $40.02

An electrician earns about $36.74 an hour in the Stockton-Lodi, CA area, and a plumber, about $30.24.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in San Joaquin County

The typical rent in San Joaquin County is $1,734 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

54% of renter households in San Joaquin County spend 30% or more of their income on housing. 26% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,525 $29.33 $61,000
1 bedroom $1,628 $31.31 $65,120
2 bedrooms $2,015 $38.75 $80,600
3 bedrooms $2,790 $53.65 $111,600
4 bedrooms $3,368 $64.77 $134,720

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in San Joaquin County

Programs and counseling in San Joaquin County

There is 1 HUD-approved housing counseling agency in San Joaquin County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A family roasts marshmallows over a campfire at a forest campsite.

HUD counseling is free or low-cost

California down payment programs

  1. MyHome Assistance Program

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California

    First-time buyers only. Run by California Housing Finance Agency (CalHFA).

    Deferred Verified November 5, 2026

  2. California Dream For All Shared Appreciation Loan

    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

    First-time buyers only. Run by California Housing Finance Agency (CalHFA).

    Shared appreciation Verified November 5, 2026

  3. MyAccess Program

    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)

    First-time buyers only. Run by California Housing Finance Agency (CalHFA).

    Deferred Verified November 5, 2026

Which programs do I qualify for? See all California programs

Help in Spanish in San Joaquin County

1 of the 1 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Housing Auth. of the County of San Joaquin Public housing and Section 8 vouchers (209) 460-5094

Free legal help

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.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in San Joaquin County. The full list is on the California counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Visionary Home Builders of California

    315 N San Joaquin St, Stockton · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 3 more
    (209) 466-6811
See every agency in California

Places

Cities in San Joaquin County

Each city has its own page with prices, rents and help. These are the largest.

See all 11 cities of San Joaquin County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with San Joaquin County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in San Joaquin County in 2026?

San Joaquin County has an FHA limit of $678,500 for a one-unit home. For 2 units it's $868,600, for 3 it's $1,049,950 and for 4 it's $1,304,850. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in San Joaquin County?

San Joaquin County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in San Joaquin County?

The typical home value in San Joaquin County is $530,700 (Average 2020–2024, U.S. Census). Across California it's $734,700.

How much does it cost to rent in San Joaquin County?

San Joaquin County has a typical rent of $1,734 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $2,015 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in San Joaquin County?

About $38.75 an hour working full time (2,080 hours a year), or $80,600 a year, so the fair market rent of $2,015 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).