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City Report · CA

Atwater

Pop. 32,162·368th most expensive in California·Rental market data updated monthly for Atwater, CA
Median rent (all units)
$1,615/mo
Year-over-Year
Stable
Month-over-Month
-2.1%
vs US Median
-$347
Falling (Monthly)
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Most AffordableMost Expensive
Atwater · $1,615
More affordable than 68% of US cities · National median $1,962/mo
Affordability
30% of income
MODERATE
0%30% benchmark60%+

At $1,615/mo, rent takes about 30% of the local median household income, slightly above the 30% benchmark.

Income to afford
$65,000/yr
Local median income
$64,472/yr
Based on the 30%-of-income rule using Atwater's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$1,070
1 BR
$1,230
2 BR
$1,510
3 BR
$2,080
4 BR+
$2,540
Fair Market Rent (HUD)
$1,510/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $1,615 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.

Source: HUD Small Area Fair Market Rents. Read the methodology →

Rent trends

12-month history

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Last updated: August 17, 2026

Annual cost
$19,380/yr
At $1,615/mo median
Rent Market Meter
Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are softening (down 0.0% YoY), so renters have negotiating leverage.
Based on rent-price momentum (+0.0% YoY, -2.1% MoM), not inventory.
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Demographics

Who lives here

Atwater, CA is roughly split between renters and owners, has a large share of families with children, has a median income below the national average, 12.9% of residents hold a bachelor's degree or higher.

Population
32,162
Median income
$64,472
Median age
33
Renters
47.9%
Age distribution
29%
24%
23.7%
12.4%
Under 1829%
18–3424%
35–5423.7%
55–6410.8%
65+12.4%
Gender
48.8%
51.2%
Male48.8%
Female51.2%
Race & ethnicity
35.6%
59.8%
White35.6%
Black3.1%
Hispanic59.8%
Asian7%
Education (25+)
25.6%
30.9%
30.6%
12.9%
No HS diploma25.6%
HS diploma30.9%
Some college30.6%
Bachelor's+12.9%
Housing tenure
52.1%
47.9%
Owner52.1%
Renter47.9%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Atwater, CA has changed in 5 years

Income
$59,436 → $64,472
up 8.5%
Population
31,401 → 32,162
up 2.4%
Renter share
47.9% → 47.9%
+0.0 pts
Bachelor's+
13.3% → 12.9%
-0.4 pts
Median age
34.1 → 33
-1.1 yrs

Median household income grew from $59,436 to $64,472 between 2021 and 2024, a 8.5% shift. Headcount in the area went from 31,401 to 32,162 between 2021 and 2024, a 2.4% change.

Community

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View Atwater rent history (2015–2026) →
Salary vs rent

Can you afford rent in Atwater on your salary?

At $1,615/mo, how Atwater rent compares to typical pay (30% rule).

By apartment size

Atwater rent by bedroom count

Median rent for each apartment size in Atwater. Click any size for full breakdown.

Local insights

Tips for renters in Atwater

About renting in Atwater, CA

Last updated: August 17, 2026

The median rent in Atwater is $1,615/mo as of August 2026. A studio apartment averages $1,070/mo while a 2-bedroom runs $1,510/mo. One-bedroom apartments average $1,230/mo and 3-bedroom units go for $2,080/mo.

At 30% of local median household income ($64,472/yr), Atwater ranks as moderate compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

Is Atwater an affordable city for renters?

Atwater is considered moderate for renters. At $1,615/mo, rent takes approximately 30% of the local median household income ($64,472/yr). The standard benchmark is 30%. Atwater slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Atwater?

To keep rent at or below 30% of gross income, you would need to earn at least $65,000/year (~$31/hour full-time) to afford the median rent of $1,615/mo in Atwater. The local median household income is $64,472/yr, meaning the typical Atwater household falls short of that threshold.

Is rent going up or down in Atwater?

Rent in Atwater has been relatively stable over the past year, with a 0.0% change year over year as of August 2026.

How does Atwater rent compare to other cities in California?

Atwater is one of the more affordable cities in California for rent, ranking #368 out of 381 tracked cities at $1,615/mo.

What percentage of Atwater residents rent vs. own?

According to Census data, approximately 47.9% of Atwater households are renters, while 52.1% are owner-occupied. Atwater leans toward homeownership, which can mean a smaller rental inventory.

How does Atwater rent compare to the national average?

Atwater's median rent of $1,615/mo is $347 (18%) below the US national median of $1,962/mo. Within California, it ranks #368 out of 381 tracked cities.
Income Affordability
30%
MODERATE

At $1,615/mo, rent takes ~30% of Atwater's median household income ($64,472/yr). The standard benchmark is 30%.

Atwater 30%Benchmark 30%
State income tax1–13.3%
Run the Atwater affordability calculator →
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Neighborhoods

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Schools nearby

Public schools near Atwater, CA

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