Modesto, CA

Above Avg · 120

California · Population 218,614 · Updated March 2026

$1,609
Median Rent / Month
$77,899
Median Income
$415,600
Median Home Value
$1,613
Owner Costs / Month

Affordability

How far your income goes in Modesto

24.8%
Rent-to-Income Ratio
Affordable
Rent takes less than 25% of median income — considered affordable by HUD standards.

Tax Burden in California

State-level tax rates that affect your costs

13.3%
Income Tax (Top Rate)
7.25%
Sales Tax
0.71%
Property Tax Rate

Estimated Annual Costs

$19,308
Annual Rent
$10,361
State Income Tax
$2,951
Property Tax (est.)

Cost of Living Overview

Modesto has a significantly higher cost of living than most US cities, driven largely by premium housing costs. With a cost index of 120 (where 100 equals the national median), Modesto residents can expect to pay median rent of $1,609/month while earning a median household income of $77,899/year.

The median home value in Modesto, CA is $415,600, with typical monthly owner costs around $1,613 including mortgage, insurance, and taxes. The median rent-to-income ratio of 24.8% means housing is relatively affordable here — well below the 30% threshold that HUD considers cost-burdened.

California's top income tax rate of 13.3% is among the highest in the nation, adding to the overall cost burden. Combined with a 7.25% sales tax rate and 0.71% effective property tax rate, the overall tax environment is a factor in the total cost of living in Modesto.

Frequently Asked Questions

Common questions about living costs in Modesto

What is the cost of living in Modesto, CA?
The cost of living index in Modesto, CA is 120 (US average = 100). Median monthly rent is $1,609, median household income is $77,899/year, and the median home value is $415,600.
Is Modesto, CA affordable?
No, Modesto is more expensive than the national average with a cost index of 120. The rent-to-income ratio is 24.8%—below the 30%% threshold considered affordable by HUD.
What is the average rent in Modesto, CA?
The median gross rent in Modesto, CA is $1,609 per month according to the US Census Bureau ACS 2023 data. Annual rent costs approximately $19,308.
What is the median household income in Modesto?
The median household income in Modesto, CA is $77,899 per year. This compares to the national median of approximately $80,000.
What are the taxes like in California?
California has a top income tax rate of 13.3%, a sales tax of 7.25%, and an effective property tax rate of 0.71%.

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