Turlock, California.
Typical home $477,556 (+0.6% in a year), asking rent $2,064 (+2.4%). Modesto, CA metro.
to buy the typical home at today's mortgage rate — +$1,240 (+98%) since Jan 2020.
- 1 year
- Up $2,944 +1%
- $474,612$477,556 since Sep 2025
- 5 years
- Up $45,516 +11%
- $432,040$477,556 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.
- Turlock$2,507
- 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 Turlock, CA rose 0.6% over the past year — slower than the nation's +1.2%.
Asking rents in Turlock, CA rose 2.4% over the past year — slower than the nation's +2.7%.
Owning the typical home in Turlock runs $1,238/mo more than renting one. The gap peaked at $1,434 in Oct 2023.
That is $3,302 a month against $2,064 rent: a $2,507 mortgage payment, plus $284 property tax and $511 insurance & upkeep.
Owning vs renting — Turlock
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$3,302
- Renting$2,064
- Mortgage only$2,507
Property tax · $284/mo 0.71% of value a year — the ACS 2020-2024 median bill over the median home value for Stanislaus County, CA
Insurance & upkeep · $511/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 Turlock, Stanislaus County, California
Turlock is a city of 72,740 people in Stanislaus County. Half its households earn more than $82,995 a year and half less, against $81,468 across Stanislaus County; 11% of its people live below the poverty line. 56% of its homes are lived in by their owners and 44% are rented. Unemployment in Turlock was 6.3% 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 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. Turlock is a city in California's Central Valley, in Stanislaus County. Its residents are younger than in much of the country, and household incomes are a little above the county's. Most homes are lived in by their owners, though renting is common too, and a four-year degree is held by a minority of adults.
Work. Many residents work in schools, hospitals and social care, with manufacturing, shops, and restaurants and hotels also employing a good number. Among the largest workplaces in Turlock are Turlock Unified, California State University-Stanislaus and Emanuel Medical Center. Unemployment has eased a little over the past year, and most people travel a moderate distance to work.
Things to do. Ceres River Bluff Regional Park is a park a short drive away. A longer drive brings you to the Gallo Center for the Arts, a theatre, and to Caswell Memorial State Park, a protected area. Winters are cool and mild, summers are hot, and there is little or no snow and not much rain through the year.
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- 25,365households
- 26%of adults have a degree
- 11%below the poverty line
- 26 mintypical commute
- 7%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 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, under a mile away (NOAA).
Largest workplaces in Turlock
- Turlock UnifiedSchool district1,567FTE
- California State University-StanislausUniversity or college1,334
- AmazonGeneral warehousing and storage1,113
- Emanuel Medical CenterGeneral hospital674FTE
- City of TurlockGeneral public administration580
- Turlock Irrigation DistrictDistribution of electric power483
- Costco WholesaleWholesale grocer362
- TargetDiscount department stores243
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 66 workplaces with 20 or more staff, 8,526 people in all. School districts come from the Common Core of Data (NCES, 2023–24), colleges from IPEDS (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 in parts of TurlockRelatively 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 Turlock’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.
Turlock home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Turlock$477,556
- 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 Turlock listings, and the typical home goes pending in 15 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.
- Turlock22.35%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Turlock15
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Turlock145
New listings per month
Sellers arriving at the market.
- Turlock53
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Turlock$491,986
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Turlock99.97%
Zip codes with a Turlock address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Turlock — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Turlock
| 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 |
|---|---|---|---|---|
| 95380 | Turlock | 43,960 | $1,838 | $441,171 |
| 95382 | Turlock | 39,083 | $2,363 | $508,837 |