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City Report · CA

Turlock

Pop. 72,502·323rd most expensive in California·Rental market data updated monthly for Turlock, CA
Median rent (all units)
$2,091/mo
Year-over-Year
+1.3%
Month-over-Month
+0.4%
vs US Median
+$129
Stable (Monthly)
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Most AffordableMost Expensive
Turlock · $2,091
More expensive than 64% of US cities · National median $1,962/mo
Rent Reality Score
72/100
Good value
OverheatedFairGreat value

Rents are 11% below what Turlock's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$2,091/mo
Expected by trend
$2,349/mo
The Rent Reality Score compares today's median rent to where Turlock's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,145
1 BR
$1,215
2 BR
$1,575
3 BR
$2,205
4 BR+
$2,570
Fair Market Rent (HUD)
$1,575/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $2,091 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
$25,092/yr
At $2,091/mo median
Rent Market Meter
Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are climbing (1.3% YoY), so leverage tilts toward landlords. Act sooner rather than later.
Based on rent-price momentum (+1.3% YoY, +0.4% MoM), not inventory.
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Demographics

Who lives here

Turlock, CA is majority owner-occupied, 26.5% of residents hold a bachelor's degree or higher.

Population
72,502
Median income
$82,995
Median age
34.9
Renters
43.9%
Age distribution
24.8%
25.3%
23.7%
15.6%
Under 1824.8%
18–3425.3%
35–5423.7%
55–6410.6%
65+15.6%
Gender
48.2%
51.8%
Male48.2%
Female51.8%
Race & ethnicity
47.9%
46.1%
White47.9%
Black1.7%
Hispanic46.1%
Asian5.6%
Education (25+)
18.6%
25.9%
29%
26.5%
No HS diploma18.6%
HS diploma25.9%
Some college29%
Bachelor's+26.5%
Housing tenure
56.1%
43.9%
Owner56.1%
Renter43.9%

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

2021 vs 2026

How Turlock, CA has changed in 5 years

Rent
$1,681 → $2,091
up 24.4%
Income
$66,646 → $82,995
up 24.5%
Population
72,494 → 72,502
up 0.0%
Renter share
45.5% → 43.9%
-1.6 pts
Bachelor's+
25.1% → 26.5%
+1.4 pts
Median age
34.4 → 34.9
+0.5 yrs

Since 2021, the typical rent in Turlock, CA has increased from $1,681 to $2,091, a 24.4% change over five years. Local incomes tracked alongside that move, going from a median of $66,646 in 2021 to $82,995 more recently. Renters now make up 43.9% of households, compared with 45.5% five years ago. These shifts give renters and would-be renters a longer baseline for sizing up today's listings against the Turlock, CA market of 2021.

Community

Discussions about Turlock

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

Can you afford rent in Turlock on your salary?

At $2,091/mo, how Turlock rent compares to typical pay (30% rule).

By apartment size

Turlock rent by bedroom count

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

Local insights

Tips for renters in Turlock

About renting in Turlock, CA

Last updated: August 17, 2026

The median rent in Turlock is $2,091/mo as of August 2026. A studio apartment averages $1,145/mo while a 2-bedroom runs $1,575/mo. One-bedroom apartments average $1,215/mo and 3-bedroom units go for $2,205/mo.

At 30% of local median household income ($82,995/yr), Turlock ranks as moderate compared to the national benchmark of 30%. Rents have increased 1.3% over the past year.

FAQ

Frequently asked questions

Is Turlock an affordable city for renters?

Turlock is considered moderate for renters. At $2,091/mo, rent takes approximately 30% of the local median household income ($82,995/yr). The standard benchmark is 30%. Turlock slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Turlock?

To keep rent at or below 30% of gross income, you would need to earn at least $84,000/year (~$40/hour full-time) to afford the median rent of $2,091/mo in Turlock. The local median household income is $82,995/yr, meaning the typical Turlock household falls short of that threshold.

Is rent going up or down in Turlock?

Rent in Turlock has increased 1.3% over the past year as of August 2026, putting upward pressure on renter budgets.

Which Turlock neighborhoods have the lowest rent?

The most affordable ZIP codes in Turlock are 95380 ($1,794/mo), and 95382 ($2,449/mo). Citywide, the median rent in Turlock is $2,091/mo.

How does Turlock rent compare to other cities in California?

Turlock is one of the more affordable cities in California for rent, ranking #323 out of 381 tracked cities at $2,091/mo.

Which nearby cities are cheaper to rent in than Turlock?

Several nearby cities have lower median rents than Turlock ($2,091/mo): Atwater ($1,615/mo), Ceres ($1,960/mo), Modesto ($2,015/mo).

What percentage of Turlock residents rent vs. own?

According to Census data, approximately 43.9% of Turlock households are renters, while 56.1% are owner-occupied. Turlock leans toward homeownership, which can mean a smaller rental inventory.

How does Turlock rent compare to the national average?

Turlock's median rent of $2,091/mo is $129 (7%) above the US national median of $1,962/mo. Within California, it ranks #323 out of 381 tracked cities.
Income Affordability
30%
MODERATE

At $2,091/mo, rent takes ~30% of Turlock's median household income ($82,995/yr). The standard benchmark is 30%.

Turlock 30%Benchmark 30%
State income tax1–13.3%
Run the Turlock affordability calculator →
Lowest-rent ZIP codes in Turlock
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Turlock, CA

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