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City · 9,204 residents · Stanislaus County, California

Waterford , California

In Waterford, a typical home is worth $402,200 and typical rent is $1,620 a month. Compared with all of Stanislaus County, the typical home value is 11% lower, typical household income is 9% lower, and the share of households that own their home is 5 points lower.

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  • Typical home value

    $402,200

    11% below the county

    45% below California

    • Waterford
    • Stanislaus
    • California

  • Typical rent

    $1,620a month

    About the same as the county

    20% below California

    • Waterford
    • Stanislaus
    • California

  • Typical household income

    $74,343a year

    9% below the county

    25% below California

    • Waterford
    • Stanislaus
    • California

  • Households that own their home

    56%

    5 points below the county

    About the same as California

    • Waterford
    • Stanislaus
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$426,141
0.5% more than 12 months ago

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

Waterford 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 Waterford apart

What this place has that others do not, from public data, most unusual first.

  1. Waterford has the 42nd smallest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (42%).

  2. 56% of households in Waterford own their home, against 61% in Stanislaus County.

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

The homes here

Housing in Waterford

What homes there are in Waterford, 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 81% of homes here, against 76% in Stanislaus County.

Year built

Here half of the homes date from 1987 or later; in Stanislaus County, from 1981 or later.

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

$1,866 a month

Stanislaus County: $2,160 a month

Without a mortgage

$558 a month

Stanislaus County: $696 a month

Owners with a mortgage

73%

Stanislaus County: 66%

In Waterford, 73% of owners have a mortgage, and their typical cost is $1,866 a month, against $2,160 in Stanislaus County. Without one it drops to $558.

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

From 2015–2019 to 2020–2024, the typical home value in Waterford rose 63%; in Stanislaus County, it rose 54%.

The typical rent in Waterford rose 46% over the same time; in Stanislaus County, it rose 41%.

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

MeasureWaterfordStanislaus 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 Unreliable estimate7.7%8.2%3.4%
People per household 3.573.082.842.53
Drive alone 73%77%66%69%
Carpool 20%11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home Unreliable estimate8%17%15%
Other means Unreliable estimate1%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 3.57 on average, against 3.08 in Stanislaus County.

In Waterford, 20% of workers share a car to get to work; in Stanislaus County, 11%.

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 Waterford?

A typical home costs more than the typical income allows

We start with a typical home in Waterford, worth $402,200, 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 Waterford, which is $74,343 a year. For that payment to be 28% of income, a household would need to earn about $140,666 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 Waterford. 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 $14,077 (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

$3,282

at 7.18% · 30 years

Loan amount
$394,915
Total interest
$568,190
Paid off in
November 2056

Includes $6,792 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,735 a month

  • Tight

    $1,735 to $2,230 a month

  • Hard

    more than $2,230 a month

    Your payment · 53%

Compared with the typical household income in Waterford ($74,343 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,282
Principal & interest$2,675
Property tax$261
Home insurance$168
FHA mortgage insurance (MIP)$178

You need at least $14,077 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

Waterford and Stanislaus County

Waterford 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).

Waterford's own numbers

Typical home value
$402,200
Typical monthly rent
$1,620
Typical yearly household income
$74,343
Households that own their home
56%
Effective property tax rate
0.78%

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 Waterford

A typical home in Waterford is worth $402,200: 11% below the county and 45% below California. With the typical household income in Waterford ($74,343 a year), a typical home costs 5.4 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.

  • Waterford 5.4 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

Waterford 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
  • Waterford $402,200
  • Stanislaus $450,100
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Waterford $1,620
  • Stanislaus $1,623
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Waterford $74,343
  • Stanislaus $81,468
  • California $99,122
  • United States $80,734
See the full table
Waterford next to Stanislaus County and California
Measure Waterford Stanislaus County California U.S.
Typical home value $402,200 $450,100 $734,700 $332,700
Typical monthly rent $1,620 $1,623 $2,036 $1,413
Typical yearly household income $74,343 $81,468 $99,122 $80,734
Households that own their home 56% 61% 56% 65%
Typical yearly property tax $3,142 $3,216 $5,124 $3,119
Effective property tax rate 0.78% 0.71% 0.7% 0.94%
Renters with high rent for their income 42% 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 Waterford

For a typical $402,200 home in Waterford, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Waterford's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,282a month

    Least cash to close
    Down payment
    $14,077
    Cash to close
    $26,143
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $178

  • Conventional, 5% down $3,208a month

    Down payment
    $20,110
    Cash to close
    $32,176
    Rate
    7.18%
    Mortgage insurance
    PMI · $191

  • Conventional, 20% down, no PMI $2,609a month

    Down payment
    $80,440
    Cash to close
    $92,506
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,981a month

    Down payment
    $60,330
    Cash to close
    $72,396
    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 Waterford and for Stanislaus County.

Property tax

Effective rate in Waterford

0.78%of the home’s value each year

$3,142 a year for the typical owner in Waterford.

  • Waterford 0.78%
  • 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 Waterford

Typical rent in Waterford is $1,620 a month: about the same as the county. In Waterford, 42% 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 Waterford

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Waterford is in ZIP code 95386.

For 2 bedrooms it is $1,780: $23 less than the fair market rent for Stanislaus County ($1,803).

  • 95386 $1,780$2,380

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

HUD lists 3 buildings with rents for lower incomes in Waterford. These are the largest.

  • Sunrise Vista Apts 401 F St, Waterford 95386 58 homes, 57 low-income · 2 bd: 11 · 3 bd: 36 · 4 bd: 10 · In service since 2001 · For families
  • Waterford Gardens 12313 Dorsey St, Waterford 95386 50 low-income homes · 1 bd: 18 · 2 bd: 32 · 3 bd: 1 · In service since 2012
  • Western Heights Apts 128 S Western Ave, Waterford 95386 40 low-income homes · In service since 1997 · For families

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

Free help

Help to buy or rent in Waterford

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 Waterford

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

The HUD-approved agencies closest to the center of Waterford, 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 · 11 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 · 36 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 · 64 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 Waterford

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 Waterford

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

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Waterford

Short answers with the numbers for Waterford 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 Waterford?

The typical home value in Waterford is $402,200, 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 Waterford?

Typical rent in Waterford is $1,620 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 Waterford?

Waterford 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 Waterford?

The typical homeowner in Waterford pays $3,142 a year, according to the U.S. Census Bureau. That is 0.78% of the home’s value; in Stanislaus County, the rate is 0.71%.

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

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).