Tracy, California.
Typical home $668,130 (-4.1% in a year), asking rent $2,742 (+1.5%). Stockton, CA metro.
to buy the typical home at today's mortgage rate — +$1,717 (+96%) since Jan 2020.
- 1 year
- Down $28,456 -4%
- $696,586$668,130 since Sep 2025
- 5 years
- Down $2,269 -0%
- $670,399$668,130 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.
- Tracy$3,507
- California$3,997
- United States$1,922
At the last five years' pace, prices here aren't rising.
Typical home values in Tracy, CA fell 4.1% over the past year — slower than the nation's +1.2%.
Asking rents in Tracy, CA rose 1.5% over the past year — slower than the nation's +2.7%.
Owning the typical home in Tracy runs $1,896/mo more than renting one. The gap peaked at $2,479 in May 2024.
That is $4,638 a month against $2,742 rent: a $3,507 mortgage payment, plus $415 property tax and $715 insurance & upkeep.
Owning vs renting — Tracy
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$4,638
- Renting$2,742
- Mortgage only$3,507
Property tax · $415/mo 0.75% of value a year — the ACS 2020-2024 median bill over the median home value for San Joaquin County, CA
Insurance & upkeep · $715/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 Tracy, San Joaquin County, California
Tracy is a city of 93,000 people in San Joaquin County. Half its households earn more than $121,119 a year and half less, against $92,179 across San Joaquin County; 8% of its people live below the poverty line. 65% of its homes are lived in by their owners and 35% are rented. Unemployment in Tracy was 5.3% in August 2026, and San Joaquin County had 0.9% more jobs in 2025 than the year before. The most residents work in schools and health care, then professional services.
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. Tracy is a city in San Joaquin County, and a good deal larger than most towns in the area. Residents tend to be somewhat younger than in many American towns, and household incomes run well above the county's. Most homes are lived in by their owners, and typical home values and rents are high.
Work. Many residents work in schools, hospitals and social care, in professional and business services, in shops, or in manufacturing. Some of the largest workplaces in Tracy are Amazon, FedEx and the Tracy Joint Unified school district. Commutes are long, and a good number of people work from home.
Things to do. A short drive away, Carnegie State Vehicular Recreation Area is a protected area, and Altamont Raceway Park is a race track. A longer drive brings you to the Tuolumne River and to the Haggin Museum. Winters are cool and the summers are hot, with fairly little rain through the year.
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- 28,920households
- 28%of adults have a degree
- 8%below the poverty line
- 42 mintypical commute
- 15%work from home
What residents work in
Employed residents by industry, from the Census survey. San Joaquin County had 290,380 jobs in 2025, 0.9% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in December, with highs near 56° and lows near 36°; warmest in July, with highs near 93° and lows near 57°. About 13 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Tracy Carbona weather station, 7 miles away (NOAA).
Largest workplaces in Tracy
- AmazonGeneral warehousing and storage3,623
- AmazonGeneral warehousing and storage2,717
- FedExCourier and express delivery services1,599
- Tracy Joint UnifiedSchool district1,344FTE
- AmazonCouriers and express delivery services1,183
- Medline IndustriesWholesale distribution of medical, dental, and hospital equipment and supplies836
- Sutter Tracy Community HospitalGeneral hospital410FTE
- WalmartWarehouse clubs and supercenters344
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 62 workplaces with 20 or more staff, 16,755 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
- EarthquakesRelatively high
- 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 Tracy’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 San Joaquin County and the Stockton, CA metro.
Tracy home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Tracy$668,130
- 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 Tracy listings, and the typical home goes pending in 30 days — 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.
- Tracy29.97%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Tracy30
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Tracy277
New listings per month
Sellers arriving at the market.
- Tracy79
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Tracy$663,608
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Tracy99.13%
Zip codes with a Tracy address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Tracy — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Tracy
| Zip activate to sort by Zip | Place activate to sort by Place | Population sorted descending, activate to sort ascending | Rent activate to sort by Rent | Home value activate to sort by Home value |
|---|---|---|---|---|
| 95376 | Tracy | 54,488 | $2,522 | $575,545 |
| 95377 | Tracy | 37,739 | $3,057 | $736,285 |
| 95304 | Tracy | 15,841 | $2,613 | $920,793 |