Photo: OsotedeMonte · CC BY 3.01,574 homes sold in Modesto in the last year, at a typical $449K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Modesto homes are listed.
Every place Modesto homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Modesto.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
6% of Modesto’s sales are condos, at $188K less than a house
1397 houses and 102 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 1397 sold in 12 months
- Per square foot
- $300CA $494
- Days to sell
- 29
- Sold over asking
- 39%
- Listings with a price cut
- 33%
typical sale · 102 sold in 12 months
- Per square foot
- $244CA $561
- Days to sell
- 49
- Sold over asking
- 21%
- Listings with a price cut
- 35%
Multi-family (2–4 units): 72 sold, typical $503K
Townhouses: 3 sold, typical $344K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 1.8 times the 2016 price
1,574 sales in the last year, against 2,826 in 2017 and a low of 1,504 in 2023. The typical sale went from $248K in 2016 to $449K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $450K buys in Modesto
Check a listing against what Modesto homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Modesto are back to pre-pandemic levels, but 19% fewer homes come up for sale
We read every month of Modesto’s home sales since 2013 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 1,574 sales.
If you’re buying in Modesto
- Shop in September. It brings about 235 new listings a month, close to the busiest month, with fewer bidding wars (43% over asking).
- Some room to negotiate. 33% of listings cut their price, about as many as before the pandemic.
- Bid near asking. Buyers paid 99.2% of the list price on average; 38% paid over.
- You’ll usually have time. Only 34% of homes go under contract within two weeks; the typical one takes 29 days.
Summer brings the homes; spring brings the bidding wars
July has the most new listings (about 263 a month), but May is the most competitive: 49% of May sales close over asking. August and September offer nearly as much choice with fewer homes bid up (44%). January has the least competition (37%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like California as a whole
| Modesto now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 38% | 37% | 70% | 36% |
| Gone within two weeksShare of homes under contract within 14 days | 34% | 42% | 63% | 31% |
| Listings with a price cutShare of homes for sale that cut their price | 33% | 32% | 28% | 24% |
| Price paid vs. askingAverage sale price ÷ list price | 99.2% | 99.2% | 102.7% | 99.7% |
| Days to sellMedian days from listing to contract | 29 | 21 | 9 | 44 |
309 homes for sale on a typical day
That’s 1.9 times the 2021 low (165), 19% fewer than in 2017–19 and well under 2015’s 497.
1 in 3 listings has cut its price
33% in the last year, against 32% in 2017–19 and 24% across California.
Since 2019, houses are up 45%, condos 39%
A house typically sold for $453K in the last year (1397 sales), a condo for $265K (102).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Modesto ranks 245th of 555 busy California markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Modesto is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2013 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Modesto home costs about $2,582 a month
Price: Modesto’s typical sale, last 12 months. Property tax at Modesto’s 0.6% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Modesto is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in July
The month with the most choice. December has the fewest, about 117.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $449K home, about $2,870 a year.
Taxes vs. neighborsSchools
The schools grade for Modesto, from test results, graduation and how much students grow.
Schools in ModestoCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Keyes sells for less a square foot
The busier markets within 25 miles of Modesto, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Modesto | 1,574 | $449K | $295 | 38% | 29 |
| Riverbank | 216 | $517K | $303 | 36% | 40 |
| Ceres | 189 | $442K | $293 | 49% | 21 |
| Salida | 83 | $492K | $313 | 39% | 34 |
| Keyes | 27 | $505K | $278 | 15% | 53 |
| Empire | 22 | $373K | $295 | 41% | 60 |
| West Modesto | 20 | $394K | $323 | 65% | 38 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Modesto, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Modesto. People who follow the town see it, and so do people comparing Modesto with their own town. No commission, no listing fee.
Questions about buying a home in Modesto
What do homes sell for in Modesto, CA?
1,574 homes sold in the year to May 2026 at a typical $449K, $295 a square foot. Houses sold for about $453K, condos for about $265K.
Is Modesto a buyer’s or seller’s market?
A seller’s market: 287 homes were for sale in May 2026 and 143 sold, about 2 months of supply. Buyers paid 99.2% of asking on average, and 33% of listings cut their price.
When is the best time to buy in Modesto?
July brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Modesto?
About 0.6% of a home’s value a year. On a $449K home that’s near $2,870.
Where can I see homes for sale in Modesto?
Zillow, Redfin, Realtor.com and Homes.com all carry Modesto’s MLS listings; the search links above open each one filtered to Modesto.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).