Photo: Fruitianslip · CC BY-SA 4.0Measured against area pay, Gustine costs more to live in than 91% of U.S. towns
It ranks #382 of 846 in California for affordability. Down 0.5% in a year, 45% below the California typical home.
Census 2020–24 home values, rents, tax bills and cost burden, measured against the median household income of the Merced, CA metro area ($66K). How TownRatings grades cost of living
Only 4 sales in September 2026: in a market this size, monthly medians swing a lot, so the typical value is the steadier guide.
The grade compares costs with what households across the Merced-area metro earn ($66K, Census 2020–24). Even so, the typical home costs 6.7 years of metro income, and 35% of renters pay 30% or more of income for housing.
In dollars
- $419Ktypical home, 45% below the California typical homeZillow, September 2026
- $1,450a month for a two-bedroom, utilities includedHUD Fair Market Rent, 2026
In paychecks the grade
- 6.7 yrsof area income buys the typical home; the typical U.S. town: 3.3$66K, Merced-area income
- 26%of area income goes to the median rent; the typical U.S. town: 18%Census 2020–24
- 35%of renters pay 30%+ of income for housing; across California: 55%Census 2020–24
- 42%of owners do; the typical U.S. town: 20%Census 2020–24
Housing in Gustine, in brief
Rent is easier on renters here
35% of renter households spend 30% or more of their income on rent, against 55% across California. A standard two-bedroom is 29% of the median household income. Renting ↓
Homes haven’t kept up with new residents
Between the 2010 and 2020 censuses, Gustine gained 590 residents while 43 new homes were permitted: about 13.7 new residents per new home, against 2.7 across California. New homes ↓
Very little new building
Gustine permitted 21 new homes over the past 10 years, about 0.3 a year per 1,000 residents. Across California, the pace in 2025 was 2.7. In 2025, Gustine permitted 4. New homes ↓
Written from the data on this page. Home values are the Zillow Home Value Index, through September 2026; permits are Census figures through 2025; incomes, rents paid, taxes and ownership come from the Census American Community Survey.
What’s behind Gustine’s grade
Measured against what households in the area earn, Gustine is more affordable than 9% of U.S. towns, #382 of 846 in California. Home prices pull the grade down most; property tax holds it up.
Prices here have kept pace with California: up 10.2% in five years, against 13.3% statewide (Zillow).
Up 10.2% in five years
Slower than California (13.3%).
Show as a table
| January | Gustine | California |
|---|---|---|
| 2017 | $226,000 | $451,000 |
| 2018 | $252,000 | $499,000 |
| 2019 | $275,000 | $537,000 |
| 2020 | $299,000 | $548,000 |
| 2021 | $334,000 | $604,000 |
| 2022 | $397,000 | $700,000 |
| 2023 | $406,000 | $723,000 |
| 2024 | $417,000 | $754,000 |
| 2025 | $433,000 | $778,000 |
| 2026 | $419,000 | $763,000 |
| September 2026 | $419,000 | $762,000 |
A typical Gustine home worth $219K in October 2016 is worth about $419K today.
Zillow Home Value Index: the typical value of all homes (middle third), smoothed and seasonally adjusted, through September 2026.
A typical home costs 6.7 years of area income
The calculator starts from the area income the grade uses. Switch to Gustine’s own median, or type yours.
That’s $147K short of a typical Gustine home.
A two-bedroom rents for about $1,450 a month here, $930 less than owning.
An estimate, not a loan offer: payments of up to 28% of income, a 30-year fixed loan, Gustine’s typical property tax (0.52% of value a year, from the Census) and insurance of about 0.35%. Mortgage insurance, HOA fees and other debts aren’t included.
A two-bedroom rents for about $1,450
Renters already here pay a median of $1,395.
Fair Market Rent a month, utilities included
U.S. Department of Housing and Urban Development, Fair Market Rents by ZIP code (Merced, CA MSA): the 40th-percentile rent plus utilities for a standard unit. Median rent and renters: U.S. Census Bureau, American Community Survey.
4 new homes permitted in 2025
Builders were permitted 4 new homes in Gustine in 2025, all single-family houses. That's 0.7 per 1,000 residents, slower than across California (2.7). Over the past 10 years, Gustine has permitted 21 homes in all.
Between the 2010 and 2020 censuses, Gustine gained 590 residents while 43 new homes were permitted: about 14 new residents per new home. Population grew faster than building, so existing homes filled up: a sign of tight supply. Across California: 2.7 new residents per new home.
Every year as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 3 | 3 | 0 | $420,000 |
| 2025 | 4 | 4 | 0 | $560,000 |
| 2024 | 1 | 1 | 0 | $36,000 |
| 2023 | 2 | 2 | 0 | $531,000 |
| 2022 | 0 | 0 | 0 | — |
| 2021 | 3 | 3 | 0 | $332,000 |
| 2020 | 1 | 1 | 0 | $278,000 |
| 2019 | 5 | 5 | 0 | $2 million |
| 2018 | 3 | 3 | 0 | $996,000 |
| 2017 | 2 | 2 | 0 | $181,000 |
| 2016 | 0 | 0 | 0 | — |
| 2015 | 22 | 22 | 0 | $3.8 million |
| 2014 | 11 | 11 | 0 | $1.9 million |
| 2013 | 0 | 0 | 0 | — |
| 2012 | 0 | 0 | 0 | — |
| 2011 | 0 | 0 | 0 | — |
| 2010 | 0 | 0 | 0 | — |
| 2009 | 0 | 0 | 0 | — |
| 2008 | 21 | 21 | 0 | $3.2 million |
| 2007 | 22 | 22 | 0 | $2.8 million |
| 2006 | 21 | 21 | 0 | $3.7 million |
| 2005 | 1 | 1 | 0 | $121,000 |
| 2004 | 23 | 23 | 0 | $3.2 million |
| 2003 | 25 | 25 | 0 | $3.6 million |
| 2002 | 48 | 48 | 0 | $6.5 million |
| 2001 | 12 | 12 | 0 | $1.6 million |
| 2000 | 110 | 110 | 0 | $13.9 million |
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey.
Property tax runs below the California norm
The median bill is $2,275 (California: $5,124), 0.52% of a home’s value a year, against 0.70% statewide.
Census American Community Survey 2020–24: the median real-estate tax bill homeowners report, and that bill ÷ the median home value. Bills include town, school and county taxes. The Census reports bills over $10,000 only as “$10,000+”.
Gustine and its neighbors
One source per column.
Cost next door · one source per column
| Town | Cost | Typical home Zillow, September 2026 | Median value Census 2020–24 | Tax rate bill ÷ value | 2-bed rent HUD 2026 |
|---|---|---|---|---|---|
| Gustine | D | $419K | $442K | 0.52% | $1,450 |
Questions about the cost of living in Gustine
Is Gustine expensive to live in?
Measured against what households in the area earn, Gustine costs more than 91% of U.S. towns: a D for cost of living, #382 of 846 in California. The typical home costs 6.7 years of the median household income of the Merced, CA metro area ($66K).
How much does a house cost in Gustine?
About $419K, Zillow’s typical value for September 2026, down 0.5% in a year. The California typical home is $762K.
What salary do you need to live in Gustine?
To buy the typical home with 20% down at 6.3%, about $102,000 a year, keeping the payment (about $2,380 a month with tax and insurance) at 28% of income. To rent a two-bedroom at 30% of income, about $58,000.
How much is rent in Gustine?
HUD puts a two-bedroom at about $1,450 a month with utilities, the going rate for someone moving in. Renters already here pay a median of $1,395 (Census 2020–24).
What are property taxes in Gustine?
The median bill is $2,275 a year, 0.52% of the median home value (California: $5,124, 0.70%), from the Census 2020–24.
Are home prices in Gustine going up?
No: down 0.5% in the past year and 10.2% in five years, against 13.3% across California (Zillow).
Neighbors talk housing
What Gustine buyers, sellers and renters are saying.
Home values: Zillow Home Value Index (ZHVI), Zillow Research, September 2026. Sales, days on market and supply: Redfin Data Center, September 2026. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Fair Market Rents: U.S. Department of Housing and Urban Development. The calculator is an estimate, not a loan offer. Regional price levels: BEA; electricity: EIA. How TownRatings grades cost of living.