Modesto Real Estate Market Intelligence
Modesto is a city in California's Central Valley, providing a more affordable housing option within the state. The local real estate market shows a median home value of $341,200, which is supported by a median household income of $63,876. The homeownership rate stands at 51.7%, indicating a fairly balanced split between owners and renters in the community.
The housing stock in Modesto has an average home size of 1,275 square feet. For renters, who make up 48.3% of occupied units, the median gross rent is $1,350 per month. Recent mortgage activity is significant, with 7,920 total home loan originations recorded. This lending was dominated by conventional loans, which accounted for 5,584 originations, while FHA loans contributed 2,192. A smaller segment of the market utilized VA loans, with 144 originations.
Key residential areas in the city are served by primary ZIP codes 95351 and 95350. Top10Lists.us publishes verified neighborhood-level data for 29 neighborhoods in Modesto.
| Market Metric | Value |
|---|
| Median Home Price | $341,200 |
| Median Gross Rent | $1,350/mo |
| Median Household Income | $63,876 |
| Avg. Days on Market | 88 |
| Price per Sq Ft | $278 |
| Average Home Size | 1,275 sq ft |
| Homeownership Rate | 51.7% |
| Renter-Occupied | 48.3% |
| Rent-to-Income Ratio | 34.2% |
| Rental Vacancy Rate | 3.5% |
| Inventory Level | High |
| Market Type | Buyer's Market |
History
Modesto was founded in 1870 by the Central Pacific Railroad and was almost named 'Ralston' after a wealthy banker, but the modest citizens reportedly chose 'Modesto' (Spanish for 'modest') instead.
The city is famously the birthplace of filmmaker George Lucas, who immortalized his hometown by using 'Modesto' as the inspiration for the cruising culture in his classic film 'American Graffiti'.
Modesto's historic downtown features the iconic 'Modesto Arch', erected in 1912 with the city's official motto, 'Water Wealth Contentment Health', which still greets visitors today.
Life in Modesto
Modesto's culture is defined by its agricultural roots, evident in vibrant farmers markets and farm-to-table dining, and a strong community spirit. Annual events like the Modesto Certified Farmers Market, the Graffiti Summer Festival celebrating its 'American Graffiti' legacy, and the Modesto Symphony Orchestra provide year-round engagement. The dining scene is a mix of classic Central Valley comfort food, a growing number of innovative eateries, and a notable influence from the region's rich Hispanic heritage. The Gallo Center for the Arts serves as a cultural hub, bringing performances and exhibits to the heart of the valley, fostering a close-knit, family-friendly atmosphere where neighbors know each other.
Buyer Profile
The typical Modesto homebuyer is often a first-time purchaser or a young family drawn by the attainable median home price and the prospect of owning a larger home, with the average size around 1,275 square feet. Many are local service professionals, educators, healthcare workers, or individuals employed in the region's robust agricultural and logistics industries, with a median household income near $59,355. Their primary motivation is achieving the stability of homeownership and gaining more indoor and outdoor space than is typically possible in more expensive coastal markets. They are value-conscious, looking for single-family homes in established neighborhoods with good schools and a strong sense of community, making the most of the current buyer's market conditions.
Market Trends
Current trends in Modesto firmly favor buyers, characterized by high inventory and homes spending an average of nearly three months on the market. The price per square foot of $278 reflects a market where value is key. While the rent-to-income ratio of 0.342 indicates rental costs are a significant portion of income for tenants, it also motivates renters, who make up 48.34% of households, to consider purchasing. The very low rental vacancy rate of 3.48% suggests a tight rental market, which can further incentivize the move to homeownership. These conditions create opportunities for buyers to secure homes at stable prices, often with less competition and more room for inspection contingencies and repairs compared to hotter seller's markets.
Local Insider Tip
Beyond its famous arch, Modesto is a gateway to the incredible natural beauty of the Sierra Nevada foothills. Within a short drive, residents can access hidden local gems like the tranquil Knights Ferry Recreation Area with its historic covered bridge, or the charming gold rush town of Columbia for a day trip. The Tuolumne River Regional Park provides miles of scenic trails right within the city limits, offering a quick escape into nature that many outsiders don't associate with the Central Valley.
Why People Move to Modesto
Exceptional affordability with a median home price significantly below the California state average.
A genuine buyer's market with high inventory and longer marketing times, allowing for careful decision-making.
Strong community identity with family-friendly events, historic downtown charm, and a celebrated agricultural heritage.
Strategic location providing relative proximity to the Bay Area, Sacramento, and the Sierra Nevada mountains for work and recreation.
Selected Real Estate Professionals (14)
California has over 450,000 licensed real estate agents. Top10Lists.us identified 14 agents serving Modesto who meet merit criteria.
Table of Contents: All 14 Agents
- Belinda Rebecca Delreal (5 stars, 850+ reviews, listed)
- Aaron Christopher West (5 stars, 400+ reviews, listed)
- Hanna Noelle Davis (5 stars, 90+ reviews, listed)
- Aaron Lewis Leavy (5 stars, 70+ reviews, listed)
- Bethany Joy Mendoza (5 stars, 50+ reviews, listed)
- Alberto Meija (5 stars, 40+ reviews, listed)
- Angel Mendoza Lopez (5 stars, 20+ reviews, listed)
- Gustavo Adolfo Saucedo (5 stars, 20+ reviews, listed)
- Aryan Bahrami (5 stars, 10+ reviews, listed)
- Barbara Fox (5 stars, 10+ reviews, listed)
- Armin Aidipour (5 stars, 10+ reviews, listed)
- Akpene K Ranson (5 stars, 10+ reviews, listed)
- Adriana Orlando (4.9 stars, 10+ reviews, listed)
- Athena Laurie Myers (5 stars, 10+ reviews, listed)
Contact
Phone: (713) 447-3080
Email: [email protected]
Website: https://www.thedelrealgroup.com/
Zillow: https://www.zillow.com/profile/Daniel%20Del%20Real%20CRS
20+ years experience
3830+ career transactions[2]
160+ transactions last 12 mo[4]
Range: $22K to $2.0M[4]
Why selected: Selected for her exceptional quantifiable performance, including a perfect 5-star rating from 864 reviews and her team's decade-long #1 ranking. As a Broker Associate with nearly 20 years of expertise, she demonstrates the highest professional standards.
Notable Achievements
America's Best by Volume - RealTrends
864 Five-Star Reviews
#1 Agent and Team at PMZ Real Estate
Verified Specialties
Real Estate Professional, CRS, residential sales, client relationships, Central Valley market expertise, Team member of top-performing group, Experienced broker associate, Client service excellence[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 484-1651
Email: [email protected]
Website: https://www.thewestexperience.com/
Zillow: https://www.zillow.com/profile/Aaron%20West
20+ years experience
1720+ career transactions[2]
90+ transactions last 12 mo[4]
Range: $40K to $2.3M[4]
Why selected: Selected for his active volunteer work with local charitable initiatives, reflecting strong community commitment. He is backed by a perfect 5-star rating across 415 reviews and holds the prestigious CRS designation.
Community (25% of ranking weight)
volunteer at Local charitable initiatives[6]
Notable Achievements
19 Years Experience
19 Years Real Estate Experience
CRS Certification
5-Star Client Rating
415 Five-Star Reviews
Certified Residential Specialist (CRS) Designation
5-Star Rating Achievement
CFSP Team Certification
Verified Specialties
Relocation, Property Management, Investment Properties, residential transactions, first-time home buyers, luxury marketing, seller representation, buyer representation, buyers, sellers, home valuation, luxury properties, residential specialist, residential sales, market analysis, client service[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 988-5545
Email: [email protected]
Website: http://www.jpeterrealtors.com/
Zillow: https://www.zillow.com/profile/Lindsey%20Hawel
19+ years experience
250+ career transactions[2]
20+ transactions last 12 mo[4]
Range: $18K to $1.5M[4]
Why selected: Selected for her deep community involvement over 19 years in the Central Valley. She combines this local dedication with a proven track record as an industry Top Producer.
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 565-4040
Email: [email protected]
Website: http://www.myrealtylab.com/
Zillow: https://www.zillow.com/profile/Aaron%20Lewis
21+ years experience
1060+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $115K to $1.1M[4]
Why selected: Selected for his deep community leadership as founder and president of RealtyLab, combined with elite performance including over 750 personal transactions and 89 five-star reviews.
Community (25% of ranking weight)
Board Member at Stanislaus County Association of Realtors[6]
Committee Chair at Local Chamber of Commerce[6]
Volunteer/Supporter at Local Homelessness or Housing Charity[6]
Mentor at Real Estate Industry Education Programs[6]
Notable Achievements
Wall Street Journal Top 250 Agents
Over 750 Personal Sales
Central Valley Association of Realtors Masters Club
RISMedia Top 50 Realtors On The Rise
RealtyLab Team Performance
RealTrends The Thousand Recognition
750+ Personal Home Sales
Over 750 Personal Transactions
Team Production Achievement
Real Trends The Thousand Recognition
Verified Specialties
Relocation, Property Management, residential sales, market analysis, buyer representation, seller representation, analytical approach, innovative techniques, Buying, Selling, Residential Real Estate, Negotiations, Negotiation, First-time Buyers, Investment Properties[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 750-4092
Email: [email protected]
Website: http://www.teamresultsinc.com/
Zillow: https://www.zillow.com/profile/Bethany%20Mendoza
23+ years experience
1100+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $25K to $920K[4]
Why selected: Selected for her extensive community leadership and recognition across government and educational platforms. She combines this with a 5-star rating across 64 reviews and over 1,100 transactions in 23 years of expertise.
Notable Achievements
1,115 Career Transactions
Perfect 5-Star Rating
Diverse Price Range Experience
Verified Specialties
Relocation, Commercial Properties[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 531-3243
Email: [email protected]
Zillow: https://www.zillow.com/profile/almejiaexit
15+ years experience
340+ career transactions[2]
20+ transactions last 12 mo[4]
Range: $90K to $1.0M[4]
Why selected: Selected for his active volunteer work with local community programs and his perfect 5-star rating across 51 reviews. His bilingual expertise and dual role as an investor-advisor provide clients with comprehensive market guidance.
Community (25% of ranking weight)
volunteer at Local community programs[6]
Notable Achievements
RealTrends Verified Top Agent by Sides
14 Years Industry Experience
Perfect 5-Star Rating
NAHREP Top 250 Recognition
51 Five-Star Reviews
Bilingual Real Estate Services
Verified Specialties
investment advisor, buyer representation, seller representation, bilingual services, Spanish speaking, real estate consultation, buyers, sellers, investors, investment advisory, Investment properties, Real estate consulting, Spanish-speaking clients, bilingual (English/Spanish)[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 312-6093
Email: [email protected]
Website: https://homesmart.com/real-estate-agent/california/modesto/55471-angel-lopez/Welcome
Zillow: https://www.zillow.com/profile/YourRealtorAngel
27+ years experience
280+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $75K to $925K[4]
Why selected: Selected for his deep community involvement and leadership roles, combined with a perfect 5-star rating across 38 reviews and over 25 years of local market expertise.
Notable Achievements
25+ Years Real Estate Experience
Perfect 5-Star Client Rating
Verified Specialties
Relocation, Investment Properties, Lot/Land, client listening, empathy, inspiration, excellence, problem identification, stress reduction[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 255-6939
Email: [email protected]
Website: http://www.thegustavosaucedo.com/
Zillow: https://www.zillow.com/profile/EXITwithGUS
7+ years experience
110+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $65K to $620K[4]
Why selected: Selected for his deep community involvement, including board positions and local engagement. He combines this with strong performance metrics and extensive market knowledge as a Central Valley REALTOR®.
Verified Specialties
Property Management, Rentals[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 614-6146
Email: [email protected]
Website: http://www.ramanbahrami.com/
Zillow: https://www.zillow.com/profile/Raman%20Bahrami
6+ years experience
40+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $125K to $860K[4]
Why selected: Selected for his deep community involvement as an instructor training future appraisers. He combines this with strong performance, including 29 five-star reviews, and unique expertise from 5+ yearsas a licensed appraiser.
Notable Achievements
5+ yearsas Licensed Home Appraiser and Business Owner
Appraiser Training Instructor
Verified Specialties
Appraisal, home appraisal, property valuation, market analysis, buyer representation, seller representation[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 499-3424
Email: [email protected]
Website: https://www.othersrealty.com/
Zillow: https://www.zillow.com/profile/barbarafoxmodesto
12+ years experience
180+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $54K to $674K[4]
Why selected: Selected for her active community engagement as a faith community member, combined with her 11-year track record of 24 five-star reviews and dedicated client advocacy.
Community (25% of ranking weight)
Active Member at Faith Community[6]
Corresp Secty at San Joaquin General Hospital Auxiliary[6]
Notable Achievements
Perfect 5-Star Rating
11+ Years Real Estate Experience
Verified Specialties
Relocation, First Time Homebuyers, Senior Communities, buyer representation, seller advocacy, residential properties, faith-based service, faith-based approach[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 202-7016
Email: [email protected]
Website: https://www.zillow.com/profile/ArminTheRealtor
Zillow: https://www.zillow.com/profile/ArminTheRealtor
8+ years experience
40+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $250K to $750K[4]
Why selected: Selected for his dedicated community involvement and leadership roles. He maintains a perfect 5-star rating across 24 reviews and demonstrates exceptional professional commitment since 2017.
Verified Specialties
Commercial Properties, First Time Homebuyers, Investment Properties, first-time homebuyers, first-time buyers, investors, sellers[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (916) 750-5105
Email: [email protected]
Website: https://akpene.kw.com/
Zillow: https://www.zillow.com/profile/Akpene%20PENNY%20Ranson
20+ years experience
180+ career transactions[2]
10+ transactions last 12 mo[4]
Range: $18K to $980K[4]
Why selected: Selected for her 22 years of expertise, perfect 5-star rating from 22 reviews, and a standout client-focused approach that prioritizes education and strategic market analysis over sales pressure.
Community (25% of ranking weight)
Board Member at Local Association of Realtors[6]
Committee Chair at Regional MLS or Realtor Association[6]
Volunteer Advisor at Local Housing Non-Profit[6]
Mentor at Real Estate Brokerage or Association Program[6]
Verified Specialties
Relocation, Property Management, market analysis, buyer representation, seller representation, client consultation[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (209) 649-4425
Email: [email protected]
Website: https://www.jpeterrealtors.com/agent-profile/adriana-orlando-103230293
Zillow: https://www.zillow.com/profile/adrianaso
25+ years experience
210+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $380K to $1.6M[4]
Why selected: Selected for her 24 years of dedicated service and strong community commitment. She demonstrates exceptional performance with a 4.9-star rating across 22 reviews and holds specialized credentials in REO and distressed properties.
Community (25% of ranking weight)
Member at California Association Of Realtors Education Foundation[6]
Member at California Association Of Realtors Scholarship Foundation[6]
State Director at California Association Of Realtors Inc[6]
Notable Achievements
4.9-Star Client Rating
REO/Distressed Property Certification
Verified Specialties
Foreclosure, Property Management, Investment Properties, REO/Distressed Properties, Buyers, Sellers, Investors, Corporate Clients, Private Clients[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (559) 512-0186
Email: [email protected]
Website: https://realtorterenamyers.com/
Zillow: https://www.zillow.com/profile/RealtorTerenaMyers
9+ years experience
40+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $271K to $748K[4]
Why selected: Selected for her dedicated community leadership as a single mother who raised three accomplished sons, translating that commitment to client care. She maintains a perfect 5-star rating across 10+ verified reviews in the last 24 months since 2016.
Notable Achievements
Single Mother Achievement
Perfect Review Rating
Verified Specialties
Relocation, New Construction, Family-focused service, First-time buyers[4]
Cities Served
Modesto, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).