Modesto, CA Metro Area - Investment Guide
Metro Area • 17 Cities • 24 ZIP Codes
Avg Home Value
$494,658
Avg Monthly Rent
$1,850
Avg Cap Rate
2.99%
Avg Investability
2.8 ★
Cities
17
ZIP Codes
24
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Market Trends
Metro Home Value History
Metro Rent History
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
⚖️
BALANCED MARKET
Modesto, CA Metro Area
Even conditions for buyers and sellers
38 days
Average time to sell
Average
9.0%
Listings with price cuts
Few Cuts
0.0%
Sale price vs asking
Below Ask
0.0%
Income needed for mortgage
Affordable
📅
Market conditions data as of August 29, 2026 — updated weekly
Best ZIP codes in Modesto, CA
Every ZIP in the metro, ranked four ways. Free.
Cities in Modesto, CA
Ceres
California
1 ZIPs
Crows Landing
California
1 ZIPs
Denair
California
1 ZIPs
Empire
California
1 ZIPs
Farmington
California
1 ZIPs
Hickman
California
1 ZIPs
Hughson
California
1 ZIPs
Keyes
California
1 ZIPs
La Grange
California
1 ZIPs
Modesto
California
11 ZIPs
Newman
California
1 ZIPs
Oakdale
California
1 ZIPs
Patterson
California
1 ZIPs
Riverbank
California
1 ZIPs
Salida
California
1 ZIPs
Turlock
California
2 ZIPs
Waterford
California
1 ZIPs
Top ZIP Codes by Investability
| ZIP Code | City | State | Home Value | Rent | Cap Rate | Rating |
|---|---|---|---|---|---|---|
| 95323 | Hickman | CA | $606,855 | $1,269 | 1.63% | |
| 95363 | Patterson | CA | $508,991 | $2,448 | 3.75% | |
| 95350 | Modesto | CA | $429,759 | $1,932 | 3.51% | |
| 95386 | Waterford | CA | $424,509 | $1,557 | 2.86% | |
| 95357 | Modesto | CA | $498,843 | $2,079 | 3.25% | |
| 95307 | Ceres | CA | $455,461 | $2,044 | 3.50% | |
| 95358 | Modesto | CA | $426,112 | $1,620 | 2.97% | |
| 95326 | Hughson | CA | $541,873 | $1,755 | 2.53% | |
| 95367 | Riverbank | CA | $489,136 | $2,275 | 3.63% | |
| 95351 | Modesto | CA | $382,045 | $1,729 | 3.53% | |
| 95354 | Modesto | CA | $399,958 | $1,809 | 3.53% | |
| 95360 | Newman | CA | $435,611 | $1,368 | 2.45% | |
| 95328 | Keyes | CA | $419,037 | $1,359 | 2.53% | |
| 95368 | Salida | CA | $491,764 | $2,775 | 4.40% | |
| 95329 | La Grange | CA | $391,634 | $1,611 | 3.21% | |
| 95380 | Turlock | CA | $450,061 | $1,806 | 3.13% | |
| 95355 | Modesto | CA | $492,486 | $2,155 | 3.41% | |
| 95361 | Oakdale | CA | $548,594 | $2,057 | 2.93% | |
| 95319 | Empire | CA | $358,432 | $1,269 | 2.76% | |
| 95363 | Patterson | CA | $507,722 | $2,597 | 3.99% | |
| 95350 | Modesto | CA | $420,696 | $1,885 | 3.50% | |
| 95382 | Turlock | CA | $516,029 | $2,410 | 3.64% | |
| 95356 | Modesto | CA | $525,421 | $2,113 | 3.14% | |
| 95357 | Modesto | CA | $507,992 | $2,079 | 3.19% | |
| 95367 | Riverbank | CA | $478,340 | $2,483 | 4.05% | |
| 95351 | Modesto | CA | $372,621 | $1,918 | 4.01% | |
| 95386 | Waterford | CA | $432,805 | $1,557 | 2.81% | |
| 95354 | Modesto | CA | $392,051 | $1,653 | 3.29% | |
| 95307 | Ceres | CA | $456,594 | $1,960 | 3.35% | |
| 95358 | Modesto | CA | $435,344 | $2,350 | 4.21% | |
| 95326 | Hughson | CA | $554,268 | $1,755 | 2.47% | |
| 95368 | Salida | CA | $488,629 | $2,775 | 4.43% | |
| 95380 | Turlock | CA | $440,698 | $1,846 | 3.27% | |
| 95355 | Modesto | CA | $483,513 | $2,050 | 3.31% | |
| 95360 | Newman | CA | $438,214 | $1,368 | 2.43% | |
| 95328 | Keyes | CA | $432,367 | $1,359 | 2.45% | |
| 95329 | La Grange | CA | $399,504 | $1,611 | 3.15% | |
| 95382 | Turlock | CA | $508,347 | $2,292 | 3.52% | |
| 95356 | Modesto | CA | $516,502 | $2,287 | 3.45% | |
| 95361 | Oakdale | CA | $559,278 | $2,026 | 2.83% | |
| 95319 | Empire | CA | $361,893 | $1,269 | 2.74% | |
| 95363 | Patterson | CA | $510,019 | $2,559 | 3.91% | |
| 95350 | Modesto | CA | $429,525 | $1,916 | 3.48% | |
| 95386 | Waterford | CA | $427,094 | $1,557 | 2.84% | |
| 95357 | Modesto | CA | $498,843 | $2,079 | 3.25% | |
| 95307 | Ceres | CA | $447,596 | $1,985 | 3.46% | |
| 95358 | Modesto | CA | $426,112 | $1,620 | 2.97% | |
| 95367 | Riverbank | CA | $487,385 | $2,123 | 3.40% | |
| 95351 | Modesto | CA | $381,131 | $1,703 | 3.48% | |
| 95354 | Modesto | CA | $400,198 | $1,768 | 3.45% |
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About Modesto, CA Real Estate Market
The Modesto, CA metropolitan statistical area (MSA) encompasses 17 cities and 24 ZIP codes. The average home value across the metro is $494,658, with an average monthly rent of $1,850. Explore individual cities and ZIP codes to find investment opportunities that match your criteria.