Oakdale, California.
Typical home $551,161 (+1.4% in a year), asking rent $2,006 (+0.6%). Modesto, CA metro.
to buy the typical home at today's mortgage rate — +$1,460 (+102%) since Jan 2020.
- 1 year
- Up $7,403 +1%
- $543,759$551,161 since Sep 2025
- 5 years
- Up $55,494 +11%
- $495,667$551,161 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.
- Oakdale$2,893
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 33 years.
Typical home values in Oakdale, CA rose 1.4% over the past year — in step with the nation.
Asking rents in Oakdale, CA rose 0.6% over the past year — slower than the nation's +2.7%.
Owning the typical home in Oakdale runs $1,805/mo more than renting one — the widest that gap has been in this data.
That is $3,811 a month against $2,006 rent: a $2,893 mortgage payment, plus $328 property tax and $590 insurance & upkeep.
Owning vs renting — Oakdale
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$3,811
- Renting$2,006
- Mortgage only$2,893
Property tax · $328/mo 0.71% of value a year — the ACS 2020-2024 median bill over the median home value for Stanislaus County, CA
Insurance & upkeep · $590/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Oakdale, Stanislaus County, California
Oakdale is a city of 23,181 people in Stanislaus County. Half its households earn more than $83,091 a year and half less, against $81,468 across Stanislaus County; 15% of its people live below the poverty line. 63% of its homes are lived in by their owners and 37% 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. Oakdale is a city in Stanislaus County, and its household incomes run a little above the county's. Residents are fairly young compared with many places, and most homes are lived in by their owners, though a good number of households rent. Typical home values and rents are high, and fewer adults hold a four-year degree than in many parts of the country. Winters are mild and cool, with January highs in the mid range of the cool season, and summers turn hot, especially in July. Rain and melted snow add up to a small yearly amount, so the climate is dry.
Work. Many residents work in schools, hospitals and social care, with manufacturing, shops and restaurants and hotels also employing a good share. The largest workplaces in Oakdale include Conagra Brands, a fruit and vegetable canning operation, Oakdale Joint Unified, the school district, and OAK Valley District Hospital. Commutes are fairly long, and only a small number of people work from home. Unemployment across Stanislaus County is high and has stayed close to where it was a year earlier.
Things to do. Water and green space are within a longer drive: the Stanislaus River and Tuolumne River both offer riverside outings, and Caswell Memorial State Park is a protected area set along a river. For an evening out, the Gallo Center for the Arts is a theatre, also a longer drive away. The Haggin Museum is another option for a quieter afternoon.
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- 8,272households
- 22%of adults have a degree
- 15%below the poverty line
- 35 mintypical commute
- 9%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, 11 miles away (NOAA).
Largest workplaces in Oakdale
- Conagra BrandsFruit and vegetable canning942
- Oakdale Joint UnifiedSchool district495FTE
- Oak Valley District HospitalGeneral hospital257FTE
- Mozingo ConstructionExcavation contractors187
- Valley Ag Land ManagemnetFarm management services149
- Oakdale - Sonoco Metal PackingMetal can manufacturing112
- Ross F. CarrollOverpass construction68
- Strand OakdaleHardware stores68
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 15 workplaces with 20 or more staff, 1,882 people in all. School districts come from the Common Core of Data (NCES, 2023–24) and hospitals from their Medicare cost reports (CMS, 2023); 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 moderate
- EarthquakesRelatively moderate
- 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 Oakdale’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.
Oakdale home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Oakdale$551,161
- 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 Oakdale listings, and the typical home goes pending in 29 days — 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.
- Oakdale29.73%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Oakdale29
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Oakdale116
New listings per month
Sellers arriving at the market.
- Oakdale36
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Oakdale$533,582
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Oakdale99.07%
Zip codes with a Oakdale address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Oakdale — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.