Average Rent in Modesto, CA↑ Rents rising 2.5% YoY

Modesto, CA has rental prices ranging from $1,130/month to $2,549/month in 2025, depending on unit size. The typical 1-bedroom apartment rents for $1,209/month — 14% below the national average of $1,400/month. With a median household income of $79,661/year, spending $1,209/month on a 1-bedroom represents 18% of gross income — within the recommended 30% threshold.

How Modesto Compares

With an average 2-bedroom rent of $1,566/month, Modesto ranks #23 most expensive of the 51 cities tracked in California — pricier than 93% of all US cities in our data.

The Modesto Rental Market

The Modesto, CA area has a population of about 552,250 and 39% of households renting rather than owning. That renter share runs above the US average of ~34%, pointing to a competitive rental market where vacancies clear quickly and rents are less negotiable.

Rent Trends

2-bedroom rents in Modesto, CA have risen by $38/month (2.5%) over the past year, from $1,528 to $1,566. This modest growth is consistent with broader inflationary trends seen across US rental markets.

Affordability

To afford a 1-bedroom apartment in Modesto, CA without exceeding the 30% housing cost guideline, a renter needs an annual income of approximately $48,360. The local median household income of $79,661 exceeds that threshold by $31,301, making Modesto relatively accessible compared to local wages.

Rent vs. Buy

The median home value in Modesto, CA is $447,871, giving a price-to-rent ratio of 23.8. With a break-even horizon of approximately 24 years, renting is likely the more financially prudent option for most residents unless they plan to stay long-term.

Is Modesto, CA Affordable?

Income needed to rent or buy, price history, and how this city compares to nearby metros.

Rent or Buy in Modesto?

Break-even analysis and mortgage estimates based on local market data.

Living in Modesto

Cost of living, job market, crime rates, and moving cost estimates.