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City Report · CA

Modesto

Pop. 219,215·343rd most expensive in California·Rental market data updated monthly for Modesto, CA
Median rent (all units)
$1,986/mo
Year-over-Year
-1.8%
Month-over-Month
-0.6%
vs US Median
+$21
Falling (Monthly)
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Most AffordableMost Expensive
Modesto · $1,986
More expensive than 58% of US cities · National median $1,965/mo
Rent Reality Score
78/100
Good value
OverheatedFairGreat value

Rents are 14% below what Modesto's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$1,986/mo
Expected by trend
$2,308/mo
The Rent Reality Score compares today's median rent to where Modesto's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,143
1 BR
$1,222
2 BR
$1,582
3 BR
$2,217
4 BR+
$2,580
Research median
$1,582/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: July 20, 2026

Annual cost
$23,832/yr
At $1,986/mo median
Rent Market Meter
Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are softening (down 1.8% YoY), so renters have negotiating leverage.
Based on rent-price momentum (-1.8% YoY, -0.6% MoM), not inventory.
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Demographics

Who lives here

Modesto, CA is majority owner-occupied, has a large share of families with children, 21.2% of residents hold a bachelor's degree or higher.

Population
219,215
Median income
$79,891
Median age
35.1
Renters
41.1%
Age distribution
26.2%
23.6%
25.1%
14.4%
Under 1826.2%
18–3423.6%
35–5425.1%
55–6410.6%
65+14.4%
Gender
49.3%
50.7%
Male49.3%
Female50.7%
Race & ethnicity
43.1%
45.4%
White43.1%
Black4.7%
Hispanic45.4%
Asian7.7%
Education (25+)
17.2%
27.6%
34%
21.2%
No HS diploma17.2%
HS diploma27.6%
Some college34%
Bachelor's+21.2%
Housing tenure
58.9%
41.1%
Owner58.9%
Renter41.1%

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

2021 vs 2026

How Modesto, CA has changed in 5 years

Rent
$1,605 → $1,986
up 23.7%
Income
$67,011 → $79,891
up 19.2%
Population
217,728 → 219,215
up 0.7%
Renter share
43.5% → 41.1%
-2.4 pts
Bachelor's+
19.5% → 21.2%
+1.7 pts

The median rent in Modesto, CA stood at $1,605 in 2021 and currently runs about $1,986, reflecting a 23.7% increase over the period. Median household income rose from $67,011 to $79,891 between 2021 and 2024, a 19.2% shift. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. Renters now make up 41.1% of households, compared with 43.5% five years ago. Taken together, the five-year picture in Modesto, CA reflects how housing costs and the people paying them have evolved through a stretch that included a pandemic, a hot rental market, and a recent cooling phase.

Community

Discussions about Modesto

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

Can you afford rent in Modesto on your salary?

At $1,986/mo, how Modesto rent compares to typical pay (30% rule).

By apartment size

Modesto rent by bedroom count

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

Local insights

Tips for renters in Modesto

About renting in Modesto, CA

Last updated: July 20, 2026

The median rent in Modesto is $1,986/mo as of July 2026. A studio apartment averages $1,143/mo while a 2-bedroom runs $1,582/mo. One-bedroom apartments average $1,222/mo and 3-bedroom units go for $2,217/mo.

At 30% of local median household income ($79,891/yr), Modesto ranks as moderate compared to the national benchmark of 30%. Rents have decreased 1.8% over the past year.

FAQ

Frequently asked questions

Is Modesto an affordable city for renters?

Modesto is considered moderate for renters. At $1,986/mo, rent takes approximately 30% of the local median household income ($79,891/yr). The standard benchmark is 30%. Modesto slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Modesto?

To keep rent at or below 30% of gross income, you would need to earn at least $79,000/year (~$38/hour full-time) to afford the median rent of $1,986/mo in Modesto. The local median household income is $79,891/yr, meaning the typical Modesto household meets that threshold.

Is rent going up or down in Modesto?

Rent in Modesto has decreased 1.8% over the past year as of July 2026, offering some relief compared to 12 months ago.

Which Modesto neighborhoods have the lowest rent?

The most affordable ZIP codes in Modesto are 95351 ($1,653/mo), 95354 ($1,832/mo), and 95350 ($1,913/mo). Citywide, the median rent in Modesto is $1,986/mo.

How does Modesto rent compare to other cities in California?

Modesto is one of the more affordable cities in California for rent, ranking #343 out of 387 tracked cities at $1,986/mo.

Which nearby cities are cheaper to rent in than Modesto?

Ceres is nearby and more affordable at $1,884/mo, which is $102 less than Modesto.

What percentage of Modesto residents rent vs. own?

According to Census data, approximately 41.1% of Modesto households are renters, while 58.9% are owner-occupied. Modesto leans toward homeownership, which can mean a smaller rental inventory.

How does Modesto rent compare to the national average?

Modesto's median rent of $1,986/mo is $21 (1%) above the US national median of $1,965/mo. Within California, it ranks #343 out of 387 tracked cities.
Income Affordability
30%
MODERATE

At $1,986/mo, rent takes ~30% of Modesto's median household income ($79,891/yr). The standard benchmark is 30%.

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

Estimated from ZIP-level data

Schools nearby

Public schools near Modesto, CA

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