Rents are 13% below what Modesto's 10-year trend predicts — a better deal than its own history suggests.
Rent by unit size
These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $2,015 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 →
12-month history
Last updated: August 17, 2026
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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.
Source: U.S. Census Bureau · ACS 2024 5-Year Estimates
How Modesto, CA has changed in 5 years
The median rent in Modesto, CA stood at $1,605 in 2021 and currently runs about $2,015, reflecting a 25.5% 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.
Discussions about Modesto
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Can you afford rent in Modesto on your salary?
At $2,015/mo, how Modesto rent compares to typical pay (30% rule).
Modesto rent by bedroom count
Median rent for each apartment size in Modesto. Click any size for full breakdown.
Tips for renters in Modesto
Last updated: August 17, 2026
The median rent in Modesto is $2,015/mo as of August 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 0.7% over the past year.
Frequently asked questions
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What percentage of Modesto residents rent vs. own?
How does Modesto rent compare to the national average?
At $2,015/mo, rent takes ~30% of Modesto's median household income ($79,891/yr). The standard benchmark is 30%.
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Estimated from ZIP-level data
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