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City Report · CA

Tracy

Pop. 96,966·211th most expensive in California·One of the pricier rental markets in the US
Median rent (all units)
$2,717/mo
Year-over-Year
+3.6%
Month-over-Month
+1.2%
vs US Median
+$752
Rising (Monthly)
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Most AffordableMost Expensive
Tracy · $2,717
More expensive than 85% of US cities · National median $1,965/mo
Rent Reality Score
66/100
Good value
OverheatedFairGreat value

Rents are 8% below what Tracy's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$2,717/mo
Expected by trend
$2,953/mo
The Rent Reality Score compares today's median rent to where Tracy's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,773
1 BR
$1,938
2 BR
$2,468
3 BR
$3,455
4 BR+
$4,143
Research median
$2,468/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
$32,604/yr
At $2,717/mo median
Rent Market Meter
Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are climbing (3.6% YoY), so leverage tilts toward landlords. Act sooner rather than later.
Based on rent-price momentum (+3.6% YoY, +1.2% MoM), not inventory.
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Demographics

Who lives here

Tracy, CA is majority owner-occupied, has a large share of families with children, has a median income above the national average, 28.5% of residents hold a bachelor's degree or higher.

Population
96,966
Median income
$121,119
Median age
35.6
Renters
35%
Age distribution
26.5%
22.4%
28.4%
Under 1826.5%
18–3422.4%
35–5428.4%
55–6411.3%
65+11.3%
Gender
50.4%
49.6%
Male50.4%
Female49.6%
Race & ethnicity
28.6%
40.4%
23.6%
White28.6%
Black6.6%
Hispanic40.4%
Asian23.6%
Other0.7%
Education (25+)
16.1%
24.9%
30.4%
28.5%
No HS diploma16.1%
HS diploma24.9%
Some college30.4%
Bachelor's+28.5%
Housing tenure
65%
35%
Owner65%
Renter35%

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

2021 vs 2026

How Tracy, CA has changed in 5 years

Rent
$2,335 → $2,717
up 16.4%
Income
$102,336 → $121,119
up 18.4%
Population
92,792 → 96,966
up 4.5%
Renter share
37.2% → 35%
-2.2 pts
Bachelor's+
22.4% → 28.5%
+6.1 pts
Median age
33.9 → 35.6
+1.7 yrs

Across the past five years, the going rent in Tracy, CA has shifted from $2,335 to $2,717, up 16.4% since 2021. Household income in the area moved from $102,336 to $121,119 across the same window, up 18.4% versus 2021. Census counts show Tracy, CA adding about 4,174 residents over the five-year window, up 4.5% on net. The renter share has eased from 37.2% to 35%, with owner-occupied housing accounting for the remainder. Bachelor's-degree-or-higher attainment moved from 22.4% to 28.5% across the same window. Reading these numbers side by side helps frame whether current listings in Tracy, CA look reasonable against where the market sat half a decade ago.

Community

Discussions about Tracy

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

Can you afford rent in Tracy on your salary?

At $2,717/mo, how Tracy rent compares to typical pay (30% rule).

By apartment size

Tracy rent by bedroom count

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

Local insights

Tips for renters in Tracy

About renting in Tracy, CA

Last updated: July 20, 2026

The median rent in Tracy is $2,717/mo as of July 2026. A studio apartment averages $1,773/mo while a 2-bedroom runs $2,468/mo. One-bedroom apartments average $1,938/mo and 3-bedroom units go for $3,455/mo.

At 27% of local median household income ($121,119/yr), Tracy ranks as affordable compared to the national benchmark of 30%. Rents have increased 3.6% over the past year.

FAQ

Frequently asked questions

Is Tracy an affordable city for renters?

Tracy is considered affordable for renters. At $2,717/mo, rent takes approximately 27% of the local median household income ($121,119/yr). The standard benchmark is 30%. Tracy falls comfortably within that range.

How much income do you need to rent in Tracy?

To keep rent at or below 30% of gross income, you would need to earn at least $109,000/year (~$52/hour full-time) to afford the median rent of $2,717/mo in Tracy. The local median household income is $121,119/yr, meaning the typical Tracy household meets that threshold.

Is rent going up or down in Tracy?

Rent in Tracy has increased 3.6% over the past year as of July 2026, putting upward pressure on renter budgets.

Which Tracy neighborhoods have the lowest rent?

The most affordable ZIP codes in Tracy are 95376 ($2,491/mo), 95304 ($2,715/mo), and 95391 ($3,003/mo). Citywide, the median rent in Tracy is $2,717/mo.

How does Tracy rent compare to other cities in California?

Tracy is middle-of-the-pack for California for rent, ranking #211 out of 387 tracked cities at $2,717/mo.

Which nearby cities are cheaper to rent in than Tracy?

Manteca is nearby and more affordable at $2,624/mo, which is $93 less than Tracy.

What percentage of Tracy residents rent vs. own?

According to Census data, approximately 35% of Tracy households are renters, while 65% are owner-occupied. Tracy leans toward homeownership, which can mean a smaller rental inventory.

How does Tracy rent compare to the national average?

Tracy's median rent of $2,717/mo is $752 (38%) above the US national median of $1,965/mo. Within California, it ranks #211 out of 387 tracked cities.
Income Affordability
27%
AFFORDABLE

At $2,717/mo, rent takes ~27% of Tracy's median household income ($121,119/yr). The standard benchmark is 30%.

Tracy 27%Benchmark 30%
State income tax1–13.3%
Run the Tracy affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Tracy, CA

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