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City · 5,978 residents · Stanislaus County, California

West Modesto , California

In West Modesto, a typical home is worth $304,700 and typical rent is $1,432 a month. Compared with all of Stanislaus County, the typical home value is 32% lower, typical household income is 25% lower, and the share of households that own their home is 6 points lower.

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  • Typical home value

    $304,700

    32% below the county

    59% below California

    • West Modesto
    • Stanislaus
    • California

  • Typical rent

    $1,432a month

    12% below the county

    30% below California

    • West Modesto
    • Stanislaus
    • California

  • Typical household income

    $61,440a year

    25% below the county

    38% below California

    • West Modesto
    • Stanislaus
    • California

  • Households that own their home

    56%

    6 points below the county

    About the same as California

    • West Modesto
    • Stanislaus
    • California

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

West 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

Data updated: October 1, 2026 11 official sources

Only here

What sets West Modesto apart

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

  1. The typical home in West Modesto is worth $304,700, 32% less than in Stanislaus County as a whole ($450,100).

  2. The typical household income in West Modesto is $61,440, 25% less than in Stanislaus County as a whole ($81,468).

  3. 56% of households in West Modesto own their home, against 61% in Stanislaus County.

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

The homes here

Housing in West Modesto

What homes there are in West 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

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

Year built

The typical home in West Modesto was built in 1953, 28 years before the typical one in Stanislaus County.

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

$1,704 a month

Stanislaus County: $2,160 a month

Without a mortgage

$493 a month

Stanislaus County: $696 a month

Owners with a mortgage

64%

Stanislaus County: 66%

In West Modesto, 64% of owners have a mortgage, and their typical cost is $1,704 a month, against $2,160 in Stanislaus County. Without one it drops to $493.

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 boundaries of West Modesto changed since 2015–2019, so the Census does not compare its figures from then and now. In Stanislaus County, the typical home value rose 54%.

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

MeasureWest ModestoStanislaus 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 22.7%7.7%8.2%3.4%
People per household 3.833.082.842.53
Drive alone 68%77%66%69%
Carpool Unreliable estimate11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 9%8%17%15%
Other means Unreliable estimate1%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 22.7% of households in West Modesto live, more than in Stanislaus County (7.7%).

More people live in each home here: 3.83 on average, against 3.08 in Stanislaus County.

In West Modesto, 68% of workers drive alone to work; in Stanislaus County, 77%.

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 West Modesto?

A typical home costs more than the typical income allows

We start with a typical home in West Modesto, worth $304,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 47% of the typical household income in West Modesto, which is $61,440 a year. For that payment to be 28% of income, a household would need to earn about $104,172 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 West Modesto. 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 $10,665 (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

$2,431

at 7.18% · 30 years

Loan amount
$299,181
Total interest
$430,451
Paid off in
November 2056

Includes $5,146 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,434 a month

  • Tight

    $1,434 to $1,843 a month

  • Hard

    more than $1,843 a month

    Your payment · 47%

Compared with the typical household income in West Modesto ($61,440 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,431
Principal & interest$2,027
Property tax$142
Home insurance$127
FHA mortgage insurance (MIP)$135

You need at least $10,665 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

West Modesto and Stanislaus County

West 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).

West Modesto's own numbers

Typical home value
$304,700
Typical monthly rent
$1,432
Typical yearly household income
$61,440
Households that own their home
56%
Effective property tax rate
0.56%

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 West Modesto

A typical home in West Modesto is worth $304,700: 32% below the county and 59% below California. With the typical household income in West Modesto ($61,440 a year), a typical home costs 5.0 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.

  • West Modesto 5.0 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

West 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
  • West Modesto $304,700
  • Stanislaus $450,100
  • California $734,700
  • United States $332,700
Typical monthly rent
  • West Modesto $1,432
  • Stanislaus $1,623
  • California $2,036
  • United States $1,413
Typical yearly household income
  • West Modesto $61,440
  • Stanislaus $81,468
  • California $99,122
  • United States $80,734
See the full table
West Modesto next to Stanislaus County and California
Measure West Modesto Stanislaus County California U.S.
Typical home value $304,700 $450,100 $734,700 $332,700
Typical monthly rent $1,432 $1,623 $2,036 $1,413
Typical yearly household income $61,440 $81,468 $99,122 $80,734
Households that own their home 56% 61% 56% 65%
Typical yearly property tax $1,709 $3,216 $5,124 $3,119
Effective property tax rate 0.56% 0.71% 0.7% 0.94%
Renters with high rent for their income 51% 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 West Modesto

For a typical $304,700 home in West Modesto, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Modesto's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,431a month

    Least cash to close
    Down payment
    $10,665
    Cash to close
    $19,806
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $135

  • Conventional, 5% down $2,375a month

    Down payment
    $15,235
    Cash to close
    $24,376
    Rate
    7.18%
    Mortgage insurance
    PMI · $145

  • Conventional, 20% down, no PMI $1,920a month

    Down payment
    $60,940
    Cash to close
    $70,081
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,202a month

    Down payment
    $45,705
    Cash to close
    $54,846
    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 West Modesto and for Stanislaus County.

Property tax

Effective rate in West Modesto

0.56%of the home’s value each year

$1,709 a year for the typical owner in West Modesto.

  • West Modesto 0.56%
  • 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 West Modesto

Typical rent in West Modesto is $1,432 a month: 12% below the county. In West Modesto, 51% 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 West Modesto

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Modesto has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,620 in 95351 to $1,820 in 95358.

1 of the 2 is above the fair market rent for Stanislaus County ($1,803).

  • 95351 $1,620$2,200
  • 95358 $1,820$2,430

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for West 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 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?

Free help

Help to buy or rent in West Modesto

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.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in West Modesto

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

The HUD-approved agencies closest to the center of West Modesto, 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 · 4 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 · 27 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 · 49 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 West Modesto

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 West Modesto

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

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about West Modesto

Short answers with the numbers for West 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 West Modesto?

The typical home value in West Modesto is $304,700, 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 West Modesto?

Typical rent in West Modesto is $1,432 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 West Modesto?

West 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 West Modesto?

The typical homeowner in West Modesto pays $1,709 a year, according to the U.S. Census Bureau. That is 0.56% of the home’s value; in Stanislaus County, the rate is 0.71%.

Where can I find free help to buy or rent in West 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.

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).