Patterson, California.
Typical home $502,464 (-1.3% in a year), asking rent $2,619 . Modesto, CA metro.
to buy the typical home at today's mortgage rate — +$1,281 (+94%) since Jan 2020.
- 1 year
- Down $6,734 -1%
- $509,198$502,464 since Sep 2025
- 5 years
- Up $34,067 +7%
- $468,397$502,464 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.
- Patterson$2,637
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 49 years.
Typical home values in Patterson, CA fell 1.3% over the past year — slower than the nation's +1.2%.
Living in Patterson, Stanislaus County, California
Patterson is a city of 23,781 people in Stanislaus County. Half its households earn more than $93,650 a year and half less, against $81,468 across Stanislaus County; 9% of its people live below the poverty line. 71% of its homes are lived in by their owners and 29% are rented. Unemployment in Patterson was 8.2% in August 2026, and Stanislaus County had about as many jobs in 2025 as the year before. The most residents work in schools and health care, then construction.
Written by AI Claude Sonnet 5.5 wrote this on 24 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 It can be wrong or out of date.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. Patterson is a city in Stanislaus County, and its residents are younger than in much of the country. Most homes are lived in by their owners, and household incomes run higher than across the county as a whole. Winters are cool and mild by national standards, summers get hot, and the rain and melted snow that fall in a year are modest.
Work. Many residents work in schools, hospitals and social care, the building trades, shops and manufacturing. Among the largest workplaces in town are Patterson Joint Unified, the school district, along with Amazon and W.W. Grainger. The typical trip to work is a long one, which suggests that plenty of people head out of town for their jobs.
Things to do. Salado Creek runs in or beside town, and Del Puerto Creek and the Tuolumne River are a short drive away for time by the water. A longer drive brings you to Caswell Memorial State Park, a protected area, or to the Gallo Center for the Arts, a theatre.
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- 6,525households
- 14%of adults have a degree
- 9%below the poverty line
- 42 mintypical commute
- 11%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, 15 miles away (NOAA).
Largest workplaces in Patterson
- Patterson Joint UnifiedSchool district664FTE
- AmazonGeneral warehousing and storage525
- CVS Pharmacy, Inc.General warehousing and storage503
- W.W. GraingerIndustrial supplies merchant wholesalers486
- WalmartWarehouse clubs and supercenters294
- Kohl's191
- Traina Dried FruitSulphured fruits and vegetables manufacturing180
- GEAMetalworking machinery and equipment merchant wholesalers47
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 14 workplaces with 20 or more staff, 2,419 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
- LandslidesRelatively moderate
- DroughtRelatively moderate
- Earthquakesrelatively high in parts of PattersonRelatively moderate
- Heat wavesRelatively 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 Patterson’s census tracts, against the rest of the country; all of them together, relatively low. 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.
Patterson home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Patterson$502,464
- 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 6 Patterson listings — the market is heating up.
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.
- Patterson16.40%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Patterson73
New listings per month
Sellers arriving at the market.
- Patterson19
Zip codes with a Patterson address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Patterson — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.