Housing data for West Modesto, CA
West Modesto, CA has an estimated 5,978 residents and 1,620 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Stanislaus County.
44.5% of households rent.
The median gross rent is $1,432 a month.
Figures last updated on .
- Residents
- 5,978 (±1,027)
- Housing units
- 1,620 (±199)
- Households that rent
- 44.5%
- Median gross rent
- $1,432
- Residents since 2015–2019
- +3.7%
What stands out in West Modesto
Homes in buildings of 5 or more units: 0.0% (±4.5 points) in West Modesto, lower than in Stanislaus County (9.8%).
Homes built before 1980: 84.3% (±13.9 points) in West Modesto, higher than in Stanislaus County (47.6%).
Median real estate taxes: $1,709 (±$231) in West Modesto, lower than in Stanislaus County ($3,216).
Median home value: $304,700 (±$39,209) in West Modesto, lower than in Stanislaus County ($450,100).
- Types of homes in West Modesto
- Age of homes in West Modesto
- Property taxes in West Modesto
- Home values in West Modesto
Housing in West Modesto at a glance
- Median rent: $1,432 median gross rent a month
- Rent by bedrooms: $1,390 median gross rent, 2 bedrooms
- Rent burden: 50.8% of renters pay 30% or more of income
- Renters and owners: 44.5% of households rent
- Income and affordability: $61,440 median household income
- Home values: $304,700 median home value
- Homeowner costs: $1,704 median monthly cost with a mortgage
- Property taxes: $1,709 median real estate taxes a year
- Types of homes: 0.0% of homes are in buildings of 5 or more units
- Bedrooms: 56.5% of homes have 3 or more bedrooms
- Age of homes: 84.3% of homes were built before 1980
- Vacancy rate: 0.0% rental vacancy rate (Small sample: wide margin of error)
- Heating fuel: 62.0% heat with utility gas
- Commute and cars: 30.8 minutes average trip to work
- Growth: +3.7% residents since 2015–2019
- How long people stay: 20.3% moved in since 2020
- Crowding and facilities: 22.7% of homes have more than 1 person per room
West Modesto against Stanislaus County, its state and the nation
| West Modesto | Stanislaus County | California | United States | |
|---|---|---|---|---|
| Residents | 5,978 (±1,027) | 553,990 (exact) | 39,287,377 (exact) | 334,922,499 |
| Housing units | 1,620 (±199) | 185,149 (±132) | 14,644,735 (±1,665) | 143,775,355 |
| Households that rent | 44.5% (±6.9 points) | 38.8% (±1.0 points) | 44.1% (±0.2 points) | 34.8% |
| Median gross rent | $1,432 (±$96) | $1,623 (±$24) | $2,036 (±$5) | $1,413 |
| Median household income | $61,440 (±$7,064) | $81,468 (±$1,473) | $99,122 (±$310) | $80,734 |
| Median home value | $304,700 (±$39,209) | $450,100 (±$3,186) | $734,700 (±$1,307) | $332,700 |
| Median real estate taxes (a year) | $1,709 (±$231) | $3,216 (±$69) | $5,124 (±$17) | $3,119 |
| Built before 1980 | 84.3% (±13.9 points) | 47.6% (±1.2 points) | 56.0% (±0.2 points) | 49.7% |
| Average commute | 30.8 minutes (±5.2) | 30.8 minutes (±0.6) | 28.7 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 97.0% (±2.1 points) | 92.1% (±0.5 points) | 93.5% (±0.1 points) | 91.0% |
| Median age of residents | 31.2 years (±4.2) | 34.9 years (±0.1) | 37.9 years (±0.1) | 38.9 years |
West Modesto covers 1.4 square miles of land, about 4,329 residents per square mile (Census Bureau Gazetteer).
How West Modesto has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 5,762 (±704) | 5,978 (±1,027) | +3.7% | Not a measurable change |
| Housing units | 1,652 (±154) | 1,620 (±199) | −1.9% | Not a measurable change |
| Median gross rent | $1,029 (±$89) | $1,432 (±$96) | +39.2% | Up after inflation |
| Median home value | $149,700 (±$15,837) | $304,700 (±$39,209) | +103.5% | Up after inflation |
| Median household income | $37,731 (±$6,169) | $61,440 (±$7,064) | +62.8% | Up after inflation |
| Median owner cost with a mortgage | $1,290 (±$149) | $1,704 (±$399) | +32.1% | No measurable change after inflation |
| Median real estate taxes | $1,050 (±$162) | $1,709 (±$231) | +62.8% | Up after inflation |
| Households that rent | 61.8% (±7.9 points) | 44.5% (±6.9 points) | −17.3 percentage points | Measurable decrease |
| Rental vacancy rate | 3.3% (±3.6 points) | 0.0% (±6.0 points) | −3.3 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Stanislaus County
West Modesto has no police department of its own in the FBI’s figures, so this is the figure for Stanislaus County as a whole.
In 2025, the police departments that report for Stanislaus County recorded 422 violent and 1,372 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
Places near West Modesto
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Riverdale Park | 1.1 mi | $1,554 | $382,600 | 42.1% |
| Rouse | 1.3 mi | $1,383 | $330,600 | 68.6% |
| Bret Harte | 1.9 mi | $1,384 | $334,700 | 62.6% |
| Modesto | 2.1 mi | $1,690 | $442,700 | 41.1% |
| Bystrom | 2.8 mi | $1,189 | $319,400 | 41.2% |
| Parklawn | 3.0 mi | $1,401 | $376,700 | 47.4% |
| Ceres | 3.8 mi | $1,639 | $424,800 | 35.6% |
| Salida | 6.9 mi | $2,081 | $461,100 | 22.7% |
Places in California most like West Modesto
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Parklawn | $1,401 | $376,700 | $61,071 | 47.4% |
| South Oroville | $1,412 | $261,500 | $65,409 | 45.2% |
| Bret Harte | $1,384 | $334,700 | $52,500 | 62.6% |
| Maxwell | $1,388 | $281,900 | $67,768 | 35.5% |
| Muscoy | $1,747 | $422,600 | $71,458 | 52.1% |
| Woodville | $1,102 | $216,900 | $54,531 | 47.9% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across California.
HUD Fair Market Rent for West Modesto, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,276 | $1,378 | $1,803 | $2,410 | $2,827 |
HUD income limits for West Modesto, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $21,550 | $35,900 | $57,400 |
| 2 people | $24,600 | $41,000 | $65,600 |
| 3 people | $27,700 | $46,150 | $73,800 |
| 4 people | $33,000 | $51,250 | $82,000 |
| 5 people | $38,680 | $55,350 | $88,600 |
| 6 people | $44,360 | $59,450 | $95,150 |
| 7 people | $50,040 | $63,550 | $101,700 |
| 8 people | $55,720 | $67,650 | $108,250 |
These are the limits HUD sets for its housing programs in the Modesto, CA MSA, where HUD’s median family income for fiscal year 2026 is $94,600.
A program can use its own limits; tax-credit and local programs often do.
West Modesto is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about West Modesto
What is the average rent in West Modesto, CA?
The Census Bureau publishes the median rather than the average: the median gross rent in West Modesto is $1,432 (±$96) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in West Modesto?
The median gross rent for a one-bedroom home in West Modesto, CA is $1,066 (±$390) a month (2020–2024 American Community Survey).
Are renters in West Modesto rent-burdened?
50.8% of renting households in West Modesto pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in West Modesto?
West Modesto has an estimated 689 (±155) renting households, 44.5% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in West Modesto?
The median household income in West Modesto is $61,440 (±$7,064) a year (2020–2024 American Community Survey).
What is the average home value in West Modesto, CA?
The Census Bureau publishes the median: $304,700 (±$39,209) for owner-occupied homes in West Modesto (2020–2024 American Community Survey).
Is West Modesto growing?
In West Modesto, the number of residents went from 5,762 in 2015–2019 to 5,978 in 2020–2024 (+3.7%), not a measurable change.
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — West Modesto CDP, California
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — West Modesto CDP, California
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — West Modesto CDP, California
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — West Modesto CDP, California
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — West Modesto CDP, California
- Total Population (B01003), 2015–2019 ACS 5-year estimates — West Modesto CDP, California
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — West Modesto CDP, California
- HUD Fair Market Rents, fiscal year 2027: Modesto, CA MSA
- HUD Income Limits, fiscal year 2026: Modesto, CA MSA
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for West Modesto CDP, California (place:84578, in state:06).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .