Modesto, CA Relocation Guide (2026)
Cost of living, housing, and income data for Modesto, sourced from the US Census Bureau.
Salary needed to live in Modesto →
Source: US Census Bureau ACS 5-Year (2022). Last updated July 2026.
Population in Modesto, California runs approximately 218,308. Median household income sits at $73,375, landing roughly in line with the benchmark median we track across cities (+2%).
For renters and buyers alike, Modesto offers a median home value of $381,800 (above the tracked median, +17%) and median rent of $1,497 monthly. Local property taxes and current mortgage rates will shape the real cost of buying.
Home prices in Modesto run about 5.2× median household income — a middle-of-the-road ratio, neither a bargain nor a stretch by our tracked standards. Prices in the area have gained 1.4% year over year, a moderate pace that suggests a stable market around Modesto. Climate and natural-hazard risk in Modesto runs on the higher side, per FEMA's Relatively High rating — insurance premiums often track this closely.
Personal Affordability Check
Renting at $1,497/mo in Modesto would take 24.5% of your income.
$337/mo under the 30% guideline.
Buying the median home ($381,800) would take 33.3% of your income toward principal & interest.
$326/mo over the 28% guideline.
Cost of housing in Modesto
Median home value is $381,800 and median gross rent is $1,497/month. For buyers, monthly costs depend heavily on current mortgage rates — worth checking before you commit.
FHFA's county-level home price index for Stanislaus rose 1.4% over the past year (as of 2025).
HUD's FY 2026 Fair Market Rent for a 2-bedroom unit in the surrounding county is $1,758/month.
Climate & home insurance
FEMA rates Modesto's overall natural-hazard risk as Relatively High. Risk level is a major driver of home insurance premiums.
Safety
Modesto reported a violent crime rate of 587.2 per 100,000 residents in 2025, per FBI data.
Moving to Modesto
Planning a move to Modesto? Compare licensed movers and get quotes based on your origin and move date.
Frequently asked questions
- What is the cost of living in Modesto, CA?
- Modesto's key cost-of-living figures: $381,800 median home value, $1,497 median monthly rent, and $73,375 median household income, per the US Census Bureau ACS 5-Year (2022).
- How much do you need to earn to live comfortably in Modesto?
- Using the standard 30%-of-income rule of thumb, affording Modesto's median rent of $1,497/month takes an income of roughly $59,880 a year. See the full salary breakdown (renting and buying) for Modesto.
- Is it better to rent or buy in Modesto?
- In Modesto, comfortably renting the median unit ($1,497/month) takes about $59,880 in annual income, while buying the median home ($381,800) takes roughly $87,354 a year in principal and interest alone (assumes 20% down, a 30-year fixed loan, and current mortgage rates).
- Is Modesto safe?
- Per FBI Crime Data Explorer figures, Modesto's violent crime rate was 587.2 per 100,000 residents in 2025.
See the full salary breakdown for Modesto →
Cities with a similar cost of living
Matched on median rent and household income within 15% of Modesto's.