Hickman, California.
Typical home $605,960 (+5.0% in a year). Modesto, CA metro.
to buy the typical home at today's mortgage rate — +$1,666 (+110%) since Jan 2020.
- 1 year
- Up $29,088 +5%
- $576,872$605,960 since Sep 2025
- 5 years
- Up $87,373 +17%
- $518,587$605,960 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Hickman$3,181
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 22 years.
Typical home values in Hickman, CA rose 5.0% over the past year — faster than the nation's +1.2%.
Living in Hickman, Stanislaus County, California
Hickman, in Stanislaus County, had 604 people in the 2020 census. Unemployment in Stanislaus County was 7.0% in August 2026, and the county had about as many jobs in 2025 as the year before. The most people in Stanislaus County work in schools and health care, then manufacturing.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Hickman is a very small community in Stanislaus County, with a population on the older side for California and few adults holding a four-year degree. Homes here are worth more than many people expect for a place this size, and the share of people living below the poverty line is modest. Winters are mild and rarely bring snow, summers run hot, and rainfall is light.
Work. People who live in Hickman work mostly in schools, hospitals and social care, with others in manufacturing, shops and the building trades. Across Stanislaus County, unemployment is running a little lower than a year ago, and the number of jobs has stayed about level. Some of the county's largest workplaces are EJ Gallo Winery, Memorial Hospital Modesto and Modesto City Elementary Schools.
Things to do. Ceres River Bluff Regional Park and Turlock Lake State Recreation Area are both a short drive away, offering green space and time by the water. For a longer outing, the Gallo Center for the Arts is a theatre, and the Tuolumne River and Stanislaus River are both within a longer drive.
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- 231households
- 11%of adults have a degree
- 8%below the poverty line
What people in Stanislaus County work in
Employed residents by industry, from the Census survey. Stanislaus County had 199,343 jobs in 2025, about as many as the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 55° and lows near 42°; warmest in July, with highs near 93° and lows near 66°. About 12 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the Turlock #2 weather station, 10 miles away (NOAA).
Largest workplaces in Stanislaus County
- EJ Gallo WinerySite support functions2,477
- Memorial Hospital ModestoGeneral hospital2,029FTE
- Modesto City Elementary SchoolsSchool district1,794FTE
- Modesto Medical CenterGeneral medical and surgical hospitals1,720
- Kaiser PermanenteGeneral medical and surgical hospitals1,690
- Doctors Medical Center of ModestoGeneral hospital1,651FTE
- Turlock UnifiedSchool district1,567FTE
- Modesto City High SchoolsSchool district1,547FTE
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 438 workplaces with 20 or more staff, 67,299 people in all across the county; Hickman has two of its own. Hospitals come from their Medicare cost reports (CMS, 2023) and school districts from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- DroughtVery high
- WildfireRelatively high
- Heat wavesRelatively high
- EarthquakesRelatively moderate
- Inland floodingRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Hickman’s census tracts, against the rest of the country; all of them together, very high. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Stanislaus County and the Modesto, CA metro.
Hickman home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Hickman$605,960
- California$761,538
- United States$366,157
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Zip codes with a Hickman address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Hickman — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.