Hughson, California.
Typical home $547,493 (+1.4% in a year). Modesto, CA metro.
to buy the typical home at today's mortgage rate — +$1,492 (+108%) since Jan 2020.
- 1 year
- Up $7,348 +1%
- $540,145$547,493 since Sep 2025
- 5 years
- Up $67,466 +14%
- $480,028$547,493 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.
- Hughson$2,874
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 26 years.
Typical home values in Hughson, CA rose 1.4% over the past year — in step with the nation.
Living in Hughson, Stanislaus County, California
Hughson is a city of 7,481 people in Stanislaus County. Half its households earn more than $91,557 a year and half less, against $81,468 across Stanislaus County; 14% of its people live below the poverty line. 64% of its homes are lived in by their owners and 36% are rented. 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 residents 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 It can be wrong or out of date.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. Hughson is a small city in Stanislaus County, in California's Central Valley. Household incomes run higher than across the county, and most homes are lived in by their owners. A smaller share of adults hold a four-year degree than in many places, and the typical home value is high enough to be out of reach for many families.
Work. Many residents work in schools, hospitals and social care, with others in manufacturing, transport and warehouses, and restaurants and hotels. Among the largest workplaces in Hughson are Hughson Unified, the school district, Builders FirstSource, which makes engineered wood members, and Hughson Samaritan Village, an assisted-living facility. Unemployment across the county is a little higher than in much of the country, and the number of jobs there held steady over the past year.
Things to do. Ceres River Bluff Regional Park is a park in or beside town. A short drive away are Graceada Park, another park, and the Gallo Center for the Arts, a theatre. For a longer drive, Caswell Memorial State Park is a protected area along the river country nearby.
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- 2,812households
- 21%of adults have a degree
- 14%below the poverty line
- 26 mintypical commute
- 10%work from home
What residents 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 56° and lows near 39°; warmest in July, with highs near 95° and lows near 63°. About 12 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Modesto City County Airport weather station, 5 miles away (NOAA).
Largest workplaces in Hughson
- Hughson UnifiedSchool district190FTE
- Builders FirstSourceEngineered wood member manufacturing185
- Hughson Samaritan VillageAssisted-living facilities without on-site nursing care facilities163
- LindcoPainting lines on highways, streets and bridges51
- MHK ConstructionParking lot marking and line painting37
- Wilbur-Ellis CoFarm supplies merchant wholesalers29
- MGA ResearchTesting laboratories27
- Grossi FabricationNut shellers, farm-type, manufacturing25
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 8 workplaces with 20 or more staff, 539 people in all. School districts come 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
- DroughtRelatively high
- EarthquakesRelatively high
- Heat wavesRelatively moderate
- Inland floodingRelatively moderate
- LightningRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Hughson’s census tracts, against the rest of the country; all of them together, relatively moderate. 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.
Hughson home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Hughson$547,493
- California$761,538
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 3 Hughson listings — the market is roughly in balance.
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.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Hughson30.71%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Hughson21
New listings per month
Sellers arriving at the market.
- Hughson6
Zip codes with a Hughson address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Hughson — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.