Rental numbers for Stanislaus County, CA
The typical home here runs -$1,519 a month at 7.78% with 25% down, breaking even at about 0.1%. 0 of 13 ZIP codes with full Zillow data in this county are cash-flow positive; the median gross yield is 5.5%.
- Gross yield
- 5.3%
- typical home, Zillow
- Median ZIP yield
- 5.5%
- 13 ZIPs with full data
- Cash flow
- -$1,519/mo
- at 7.78%, 25% down
- Typical price
- $464,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $2,068/mo
- Zillow ZORI, Aug 2026
ZIP codes in Stanislaus County
24 with published figures
| 95358Modesto | $429,000 | $2,575 | 7.2% | 4.3% | -$793 | n/a |
| 95363Patterson | $503,000 | $2,532 | 6.0% | 2.8% | -$1,533 | n/a |
| 95367Riverbank | $483,000 | $2,328 | 5.8% | 2.9% | -$1,454 | n/a |
| 95368Salida | $488,000 | $2,340* | 5.8% | 2.6% | -$1,560 | n/a |
| 95357Modesto | $502,000 | $2,398 | 5.7% | 2.8% | -$1,526 | n/a |
| 95382Turlock | $512,000 | $2,401 | 5.6% | 2.7% | -$1,590 | -0.1% |
| 95350Modesto | $425,000 | $1,965 | 5.5% | 2.8% | -$1,297 | +2.3% |
| 95351Modesto | $376,000 | $1,721 | 5.5% | 2.7% | -$1,166 | n/a |
| 95329La Grange | $399,000 | $1,790* | 5.4% | 2.6% | -$1,297 | n/a |
| 95354Modesto | $395,000 | $1,758 | 5.3% | 2.6% | -$1,282 | +3.9% |
| 95355Modesto | $487,000 | $2,080 | 5.1% | 2.4% | -$1,660 | +2.3% |
| 95356Modesto | $519,000 | $2,110 | 4.9% | 2.1% | -$1,888 | +0.4% |
| 95380Turlock | $446,000 | $1,811 | 4.9% | 2.1% | -$1,619 | +3.2% |
| 95386Waterford | $428,000 | $1,730* | 4.9% | 2.0% | -$1,588 | n/a |
| 95319Empire | $357,000 | $1,410* | 4.8% | 1.9% | -$1,364 | n/a |
| 95307Ceres | $450,000 | $1,760* | 4.7% | 2.0% | -$1,662 | n/a |
| 95360Newman | $434,000 | $1,600 | 4.4% | 1.7% | -$1,721 | n/a |
| 95326Hughson | $550,000 | $1,950* | 4.3% | 1.6% | -$2,214 | n/a |
| 95230Farmington | $692,000 | $2,430* | 4.2% | 1.7% | -$2,762 | n/a |
| 95328Keyes | $431,000 | $1,510* | 4.2% | 1.3% | -$1,853 | n/a |
| 95361Oakdale | $555,000 | $1,902 | 4.1% | 1.4% | -$2,327 | +0.3% |
| 95316Denair | $554,000 | $1,570* | 3.4% | 0.9% | -$2,571 | n/a |
| 95323Hickman | $612,000 | $1,410* | 2.8% | 0.2% | -$3,189 | n/a |
| 95313Crows Landing | $733,000 | $1,410* | 2.3% | -0.2% | -$4,088 | n/a |
* HUD Fair Market Rent, 2 bedroom, where Zillow publishes no rent index. Conservative.
Trends
Five years to August 2026
- Price, 12 months
- -0.1%
- Rent, 12 months
- +1.0%
- Rent minus price growth
- +1.0 pts
- Property tax
- 0.71%
- effective rate, ACS 2024
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $417,466 | $1,729 |
| Aug 2022 | $468,739 | $1,878 |
| Aug 2023 | $446,193 | $1,926 |
| Aug 2024 | $466,099 | $1,999 |
| Aug 2025 | $463,937 | $2,048 |
| Aug 2026 | $463,691 | $2,068 |
HUD Fair Market Rent
FY2027, Modesto, CA MSA
| Bedrooms | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| Fair Market Rent | $1,276 | $1,378 | $1,803 | $2,410 | $2,827 |
The 40th percentile gross rent for a standard unit, set by HUD each October and used for Section 8 payment standards. It runs below market rent; Zillow's index is shown above where it exists.
Supply
- Permits per 1,000 households
- 8.5
- 1,510 units, last 12 months
- National percentile
- 66th
- among US counties
Tools
Test a listing in Stanislaus County against today's rate.
Open the calculatorPart of the Modesto, CA metro.
Questions
- Is Stanislaus County good for rental property?
- The typical home here runs -$1,519 a month at 7.78% with 25% down, breaking even at about 0.1%. 0 of 13 ZIP codes with full Zillow data in this county are cash-flow positive; the median gross yield is 5.5%. The figures use a typical home, 7.78% with 25% down and default costs shown on each ZIP page. They describe the market, not any one property.
- What is the property tax rate in Stanislaus County?
- About 0.71% of value, from Census ACS median taxes paid over median home value. On a $464,000 home that is about $3,315 a year.
- What is Fair Market Rent in Stanislaus County?
- HUD's FY2027 Fair Market Rent here is $1,378 for a 1-bedroom, $1,803 for a 2-bedroom and $2,410 for a 3-bedroom. Typical cash flow at today's rate is -$1,519 a month.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- HUD Fair Market Rents by county, FY2027
US Department of Housing and Urban Development. Read: FY2027.
County rent by bedroom count on county pages.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.