Livingston, California.
Typical home $419,794 (-1.1% in a year). Merced, CA metro.
to buy the typical home at today's mortgage rate — +$1,103 (+100%) since Jan 2020.
- 1 year
- Down $4,464 -1%
- $424,258$419,794 since Sep 2025
- 5 years
- Up $39,570 +10%
- $380,224$419,794 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.
- Livingston$2,203
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 35 years.
Typical home values in Livingston, CA fell 1.1% over the past year — slower than the nation's +1.2%.
Living in Livingston, Merced County, California
Livingston is a city of 14,172 people in Merced County. Half its households earn more than $74,494 a year and half less, against $65,510 across Merced County; 17% of its people live below the poverty line. 63% of its homes are lived in by their owners and 37% are rented. Unemployment in Merced County was 8.9% in August 2026, and the county had 0.8% more jobs in 2025 than 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 It can be wrong or out of date.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. Livingston is a small city in Merced County, in California's Central Valley. Its people are younger than in many American towns, and most homes are lived in by their owners. Household incomes run higher than across the county as a whole, though a real share of residents live below the poverty line, and few adults hold a four-year degree. Winters are mild and summers are hot, with little or no snow and not much rain over the year.
Work. Residents work mostly in schools, hospitals and social care, with many others in manufacturing, in farming, and in transport and warehousing. The largest workplaces in Livingston include Livingston Union Schools, Foster Farms and Santa Fe Foods- Livingston. Unemployment across Merced County has eased a little over the past year, and the county has added a small number of jobs. Few people work from home, and a typical commute is of moderate length.
Things to do. McConnell State Recreation Area, a protected area, lies in or beside town. A short drive away is the Castle Air Museum. For a longer outing, the Tuolumne River is a longer drive away, and so is the Merced Theatre.
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- 3,520households
- 11%of adults have a degree
- 17%below the poverty line
- 22 mintypical commute
- 4%work from home
What residents work in
Employed residents by industry, from the Census survey. Merced County had 85,663 jobs in 2025, 0.8% more than 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 Livingston
- Livingston Union SchoolsSchool district269FTE
- FortrexJanitorial services218
- Foster FarmsBuilding cleaning services, interior160
- Santa Fe Foods- LivingstonGrocery/retail35
- Food Safety and Inspection ServiceFederal government · Department of Agriculture30
- CR EnglandGeneral freight trucking long-distance truckload28
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 4 workplaces with 20 or more staff, 441 people in all. School districts come from the Common Core of Data (NCES, 2023–24) and federal offices from OPM's federal workforce data (2026); 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
- Heat wavesRelatively high
- Droughtrelatively high in parts of LivingstonRelatively moderate
- Earthquakesrelatively high in parts of LivingstonRelatively 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 Livingston’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 Merced County and the Merced, CA metro.
Livingston home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Livingston$419,794
- 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 4 Livingston 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.
- Livingston24.98%
- United States26.36%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Livingston20
Zip codes with a Livingston address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Livingston — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.