City · 96,966 residents · San Joaquin County, California
Tracy, California
In Tracy, a typical home is worth $699,000 and typical rent is $2,478 a month. Compared with all of San Joaquin County, typical rent is 43% higher and the typical home value is 32% higher.
Typical home value from Zillow, September 2021 to September 2026: from $670,399 to $668,130.
Typical rent
$2,742a month
▲ 1.5% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $2,614 to $2,742.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Tracy is in San Joaquin County. The FHA loan limit ($678,500 for a one-unit home), the fair market rents and the help on this page are those of all of San Joaquin County. See the county
What this place has that others do not, from public data, most unusual first.
1
The typical rent in Tracy is $2,478 a month, 43% more than in San Joaquin County as a whole ($1,734).
2
The typical home in Tracy is worth $699,000,32% more than in San Joaquin County as a whole ($530,700).
3
The typical household income in Tracy is $121,119,31% more than in San Joaquin County as a whole ($92,179).
4
According to Zillow, in the 12 months to September 2026 the typical home value in Tracy fell 4.1%; in California, it rose 0.6%.
5
Nearby, in Manteca, the typical rent is $2,065: 17% less than in Tracy ($2,478).
6
Nearby, in Manteca, the typical home value is $589,900: 16% less than in Tracy ($699,000).
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Tracy
What homes there are in Tracy, 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
Tracy
San Joaquin County
California
United States
Kind of home: Tracy and its comparisons
Measure
Tracy
San Joaquin County
California
United States
Detached house
81%
75%
57%
61%
Attached house
4%
5%
7%
6%
Building of 2 to 4
4%
5%
8%
8%
Apartments (5 or more)
10%
12%
24%
19%
Mobile home
1%
3%
4%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
In Tracy, 8 in 10 homes are single-family detached houses; in San Joaquin County, 7.
Year built
Before 19601960–19791980–19992000–20092010 or later
Tracy
San Joaquin County
California
United States
Year built: Tracy and its comparisons
Measure
Tracy
San Joaquin County
California
United States
Before 1960
13%
21%
27%
26%
1960–1979
11%
23%
29%
24%
1980–1999
38%
27%
25%
25%
2000–2009
26%
18%
11%
14%
2010 or later
13%
11%
8%
11%
The typical home in Tracy was built in 1995, 11 years after the typical one in San Joaquin County.
There is more room for a big family here: 78% of homes have 3 bedrooms or more, against 68% in San Joaquin County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100K5%
$100K–$200KUnreliable
$200K–$300K1%
$300K–$500K10%
$500K–$750K43%
$750K–$1M31%
$1M or more10%
Value of owner-occupied homes: Tracy and its comparisons
Measure
Tracy
Under $100K
5%
$100K–$200K
Unreliable estimate
$200K–$300K
1%
$300K–$500K
10%
$500K–$750K
43%
$750K–$1M
31%
$1M or more
10%
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$9994%
$1,000–$1,49911%
$1,500–$1,99914%
$2,000–$2,49921%
$2,500–$2,99925%
$3,000 or more25%
Monthly rent with utilities: Tracy and its comparisons
Measure
Tracy
Under $500
Unreliable estimate
$500–$999
4%
$1,000–$1,499
11%
$1,500–$1,999
14%
$2,000–$2,499
21%
$2,500–$2,999
25%
$3,000 or more
25%
With a mortgage
$2,786 a month
San Joaquin County: $2,494 a month
Without a mortgage
$889 a month
San Joaquin County: $740 a month
Owners with a mortgage
79%
San Joaquin County: 70%
The typical cost for an owner with a mortgage in Tracy is $2,786 a month, more than in San Joaquin County ($2,494); without one, $889.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Tracy+57%
San Joaquin County+55%
California+46%
United States+53%
Typical rent
Tracy+40%
San Joaquin County+44%
California+36%
United States+33%
Typical household income
Tracy+32%
San Joaquin County+43%
California+32%
United States+29%
Change since 2015–2019: Tracy and its comparisons
Measure
Tracy
San Joaquin County
California
United States
Typical home value
+57%
+55%
+46%
+53%
Typical rent
+40%
+44%
+36%
+33%
Typical household income
+32%
+43%
+32%
+29%
Much as in San Joaquin County, the typical home value in Tracy rose 57% since 2015–2019.
The typical rent in Tracy rose 40% over the same time; in San Joaquin County, it rose 44%.
Here income did not keep up with housing: it rose 32%, while home values changed +57% and rent +40%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Tracy and its comparisons
Measure
Tracy
San Joaquin County
California
United States
Rental vacancy
3.7%
3.4%
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
0.9%
0.8%
0.9%
More than one person per room
6.7%
8.4%
8.2%
3.4%
People per household
3.34
3.19
2.84
2.53
Drive alone
68%
74%
66%
69%
Carpool
13%
12%
10%
9%
Public transit
1%
1%
3%
3%
Walk or bike
2%
2%
3%
3%
Work from home
15%
11%
17%
15%
Other means
2%
1%
2%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
In Tracy, the rental vacancy rate is 3.7%, about the same as in San Joaquin County.
More than one person per room: that is how 6.7% of households in Tracy live, less than in San Joaquin County (8.4%).
Much as in San Joaquin County, a household in Tracy has 3.34 people on average.
In Tracy, 15% of workers work from home, more than in San Joaquin County (11%).
Do the math
What would you pay each month for a home in Tracy?
A typical home costs more than the typical income allows
We start with a typical home in Tracy, worth $699,000, 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 Tracy, which is $121,119 a year. For that payment to be 28% of income, a household would need to earn about $244,718 a year.
The calculator's FHA and conventional loan limits are those of all of San Joaquin 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 Tracy. 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 $24,465 (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
$5,710
at 7.18% · 30 years
Loan amount
$686,339
Total interest
$987,481
Paid off in
November 2056
Includes $11,804 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,826 a month
Tight
$2,826 to $3,634 a month
Hard
more than $3,634 a month
Your payment · 57%
Compared with the typical household income in Tracy ($121,119 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$4,650
Property tax
$460
Home insurance
$291
FHA mortgage insurance (MIP)
$309
You need at least $24,465 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 $5,710; principal and interest $4,650.
The city and its county
Tracy and San Joaquin County
Tracy is in San Joaquin 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).
Tracy
Map of San Joaquin County, California, with Tracy marked. Around it, the neighboring counties.
Tracy
San Joaquin County
Other cities with a page
Tracy's own numbers
Typical home value
$699,000
Typical monthly rent
$2,478
Typical yearly household income
$121,119
Households that own their home
65%
Effective property tax rate
0.79%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of San Joaquin County
FHA limit, one-unit home
$678,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,015
Price change over 5 years (FHFA)
+39%
Homes in a high flood-risk zone
3.7%
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 San Joaquin County.
A typical home in Tracy is worth $699,000: 32% above the county and 5% below California. With the typical household income in Tracy ($121,119 a year), a typical home costs 5.8 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.
Tracy5.8 years
San Joaquin5.8 years
California7.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in San Joaquin County
According to FHFA’s house price index, home prices in San Joaquin County rose 93% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of San Joaquin County.
Yearly change in FHFA’s price index in San Joaquin County, 2016 to 2025
2016: +9.5% +9.5% 2016
2017: +8.9% +8.9% 2017
2018: +8.2% +8.2% 2018
2019: +4.3% +4.3% 2019
2020: +3.4% +3.4% 2020
2021: +18.0% +18.0% 2021
2022: +15.4% +15.4% 2022
2023: −1.4% −1.4% 2023
2024: +4.2% +4.2% 2024
2025: −0.9% −0.9% 2025
Change in FHFA’s price index in San Joaquin County, California and the United States
Period
County
California
U.S.
Last year (2025)
−0.9%
+0.8%
+2.9%
5 years (2020–2025)
+39%
+40%
+47%
10 years (2015–2025)
+93%
+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
Tracy next to San Joaquin 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
Tracy$699,000
San Joaquin$530,700
California$734,700
United States$332,700
Typical monthly rent
Tracy$2,478
San Joaquin$1,734
California$2,036
United States$1,413
Typical yearly household income
Tracy$121,119
San Joaquin$92,179
California$99,122
United States$80,734
See the full table
Tracy next to San Joaquin County and California
Measure
Tracy
San Joaquin County
California
U.S.
Typical home value
$699,000 ▲32% above the county
$530,700
$734,700
$332,700
Typical monthly rent
$2,478 ▲43% above the county
$1,734
$2,036
$1,413
Typical yearly household income
$121,119 ▲31% above the county
$92,179
$99,122
$80,734
Households that own their home
65% ▲3 points above the county
62%
56%
65%
Typical yearly property tax
$5,555 ▲40% above the county
$3,960
$5,124
$3,119
Effective property tax rate
0.79% ▲0.04 points above the county
0.75%
0.7%
0.94%
Renters with high rent for their income
52% ▼2 points below 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 San Joaquin 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 Tracy
For a typical $699,000 home in Tracy, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Tracy's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$5,710a month
Above the FHA limit for San Joaquin County ($678,500)
Down payment
$24,465
Cash to close
$45,435
Rate
7.18%
Mortgage insurance
FHA MIP · $309
Conventional, 5% down$5,582a month
Least cash to close
Down payment
$34,950
Cash to close
$55,920
Rate
7.18%
Mortgage insurance
PMI · $332
Conventional, 20% down, no PMI$4,540a month
Down payment
$139,800
Cash to close
$160,770
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$5,186a month
Down payment
$104,850
Cash to close
$125,820
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Tracy
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Above the FHA limit for San Joaquin County ($678,500)
$5,710
$24,465
$686,339
7.18%
FHA MIP · $309
$45,435
580
Conventional, 5% down Least cash to close
$5,582
$34,950
$664,050
7.18%
PMI · $332
$55,920
620*
Conventional, 20% down, no PMI
$4,540
$139,800
$559,200
7.18%
None
$160,770
620*
ITIN, 15% down (example)
$5,186
$104,850
$594,150
8.18%
None
$125,820
Set by the lender
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.
Typical rent in Tracy is $2,478 a month: 43% above the county. In Tracy, 52% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of San Joaquin County, by unit size. To pay the 2-bedroom one ($2,015 a month) without spending more than 30% of your income, you would need to earn $38.75 an hour working full time.
HUD fair market rent for all of San Joaquin County
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in San Joaquin County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
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
By ZIP code
Fair market rent by ZIP code in Tracy
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Tracy has 3 ZIP codes with their own.
For 2 bedrooms it runs from $2,370 in 95376 to $3,020 in 95377.
3 of the 3 are above the fair market rent for San Joaquin County ($2,015).
2-bedroom fair market rent in each of the 3 ZIP codes of Tracy, beside the one for San Joaquin County. For 2 bedrooms it runs from $2,370 in 95376 to $3,020 in 95377. 3 of the 3 are above the fair market rent for San Joaquin County ($2,015).
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: $2,015
Lowest: $2,370 (95376)Highest: $3,020 (95377)
Fair market rent by ZIP code and size in Tracy, fiscal year 2027.
95304
$2,180
$2,330
$2,880
$3,990
$4,810
95376
$1,790
$1,910
$2,370
$3,280
$3,960
95377
$2,290
$2,440
$3,020
$4,180
$5,050
ZIP code2 bd3 bd
95304 $2,880$3,990
95376 $2,370$3,280
95377 $3,020$4,180
3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Tracy 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 7 buildings with rents for lower incomes in Tracy. These are the largest.
Diablo Homes2525 Buthmann Ave, Tracy 95376196 homes, 195 low-income · Run by Housing Auth. of the County of San Joaquin · Average payment: $635 a month · Average wait: 64 months(209) 460-5094
Tracy Garden Apartments662 East St, Tracy 9537688 low-income homes · For older adults(209) 835-8082
Tracy Garden Village Apts662 E St, Tracy 9537688 homes, 87 low-income · 1 bd: 87 · 2 bd: 1 · In service since 2008 · For older adults
Tracy Village Apts435 E 6th St, Tracy 9537672 low-income homes · 1 bd: 24 · 2 bd: 32 · 3 bd: 16 · In service since 2005 · For families(209) 835-5909
Stone Pine Meadow229 W Grant Line Rd, Tracy 9537672 homes, 71 low-income · 1 bd: 15 · 2 bd: 23 · 3 bd: 28 · 4 bd: 6 · In service since 2000 · For families
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 San Joaquin County; 1 says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Tracy or San Joaquin County. The ones below are statewide in California: they work in Tracy 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 Tracy or San Joaquin 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 Tracy and all of San Joaquin 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 Tracy?
The typical home value in Tracy is $699,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Joaquin County it is $530,700.
How much does it cost to rent in Tracy?
Typical rent in Tracy is $2,478 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Joaquin County is $2,015.
What is the FHA loan limit in Tracy?
Tracy uses the FHA limit for all of San Joaquin County (2026): $678,500 for a one-unit home and $1,304,850 for a four-unit home.
How much property tax do owners pay in Tracy?
The typical homeowner in Tracy pays $5,555 a year, according to the U.S. Census Bureau. That is 0.79% of the home’s value; in San Joaquin County, the rate is 0.75%.
Where can I find free help to buy or rent in Tracy?
There is 1 HUD-approved counseling agency with an office in San Joaquin County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.
