The story of this market
The typical home in ZIP 95323 sells for about $523,100, or $235 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 45 days to sell. HUD's fair market rent for a two-bedroom is $2,100 a month.
ZIP 95323 — Hickman
The 95323 housing market remains stable with low inventory and high demand for rural residential properties. Prices have seen modest growth, though the limited number of sales makes the market sensitive to individual transactions. Current conditions are driven by a lack of new construction and steady interest from buyers seeking space outside of major urban centers.
This ZIP is best suited for families and individuals seeking a rural, quiet lifestyle with proximity to larger Central Valley employment hubs.
Median prices moved up 2.1% year over year.
Homes spend a median of 45 days on market with 4.0 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · poverty 7.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 95323, Stanislaus County CA
Modesto police recorded a violent crime rate of 656 per 100,000 residents in 2024, which is higher than most cities reporting to the FBI.
The area is subject to standard regional wildfire and flood risk assessments common to the Central Valley.
Growth is primarily driven by agricultural industry and residential expansion from nearby Stanislaus County hubs.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%). County (Stanislaus County, California) — Ad Valorem Property Tax: The base property tax rate is 1% of the assessed value, as mandated by California Proposition 13, plus additional voter-approved levies for local agencies and schools.
Residents primarily commute by personal vehicle to employment centers in Modesto or Turlock via regional highway corridors.
The area features rural landscapes with access to local parks and proximity to the Tuolumne River for outdoor recreation.
The rental market is characterized by low inventory and high demand, with limited multi-family housing options.
The local economy is heavily anchored in agriculture and food processing, with secondary employment in regional services.
Transportation is almost exclusively reliant on private vehicle use via state highways.
Development is largely focused on low-density residential infill and agricultural land preservation.
The Stanislaus County Assessor maintains property valuations based on annual market adjustments and change-of-ownership events.
Parcels are subject to local school district taxes and regional water/irrigation district assessments.
Property insurance premiums are rising due to regional wildfire risk exposure in the Central Valley.
Data retrieved from US Census Bureau ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Hilmar Cheese Company Visitor Center4.616.2 mi
- John's Incredible Pizza - Modesto3.718.9 mi
- Sky Zone Trampoline Park416.2 mi
- Funworks Modesto4.216.1 mi
- Chuck E. Cheese4.119.6 mi
- Gallo Center for the Arts4.716.4 mi
- Stanislaus County Fairgrounds & Event Center4.211.9 mi
- Golden Corral Buffet & Grill416.9 mi
- The Fruit Yard4.58.2 mi
- John's Incredible Pizza - Modesto3.718.9 mi
- Regal Turlock4.113 mi
- Donnelly Park4.411.5 mi
- Ten Pin Fun Center4.212 mi
- Turlock Regional Sports Complex4.411.4 mi
- Pedretti Park4.212.4 mi
- Castle Air Museum4.718.9 mi
- Modesto Children's Museum4.616.4 mi
- Great Valley Museum and Planetarium4.718.8 mi
- Carnegie Arts Center4.712 mi
- McHenry Museum4.716.2 mi
- Donnelly Park4.411.5 mi
- Modesto Reservoir Regional Park4.23.3 mi
- Turlock Regional Sports Complex4.411.4 mi
- Lakewood Funeral Home & Memorial Park4.210.8 mi
- Pedretti Park4.212.4 mi
- Lake Don Pedro Marina4.917.4 mi
- River Oaks Golf Course and Event Center4.212.7 mi
- Safeway4.412.2 mi
- Ross Dress for Less412.2 mi
- T.J. Maxx4.212.2 mi
- Turlock Sales Yard Flea Market4.311.2 mi
- Resendiz Family Fruit Barn4.68.6 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Local community green space serving the Hickman area.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.