The story of this market
The typical home in ZIP 95386 sells for about $482,900, or $305 per square foot.
Prices are down 3.4% from a year ago, which gives buyers more room to negotiate. Homes take about 44 days to sell. HUD's fair market rent for a two-bedroom is $2,150 a month.
ZIP 95386 — Waterford
The market in the Modesto area shows signs of stabilization with a median closed sale price of $482,900. While year-over-year prices have seen a slight decline, the market maintains a healthy sale-to-list ratio, suggesting balanced demand.
Median prices moved down 3.4% year over year.
Homes spend a median of 44 days on market with 2.2 months of supply — a fast-moving market.
16% of listings have cut prices · homes sell at 99.4% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.2% · poverty 9.0% — a stable, low-distress profile.
versus the prior ACS vintage
ZCTA 95386, Stanislaus County CA
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%).
The area is part of the Modesto metropolitan market, which is anchored by agriculture, food processing, and logistics industries.
Data retrieved from data.census.gov ZCTA-level tables.
- Funworks Modesto4.218.3 mi
- Sky Zone Trampoline Park419.2 mi
- Get Air Trampoline Park4.219.1 mi
- Columbia Waterpark4.318.8 mi
- Broadway Park3.818.3 mi
- Stanislaus County Fairgrounds & Event Center4.218.3 mi
- Gallo Center for the Arts4.720 mi
- Golden Corral Buffet & Grill419.3 mi
- The Fruit Yard4.512.1 mi
- Sky Zone Trampoline Park419.2 mi
- Knights Ferry Recreation Area North4.88 mi
- Don Pedro Lake, Fleming Meadows Campground4.612.8 mi
- Fox Grove Park4.112.5 mi
- Turlock Lake State Rec Area4.26.2 mi
- Stanislaus River Parks4.88 mi
- Modesto Children's Museum4.619.9 mi
- Carnegie Arts Center4.718.4 mi
- McHenry Museum4.719.7 mi
- The Cowboy Museum4.611.9 mi
- Historic Knights Ferry Covered Bridge4.78 mi
- Knights Ferry Recreation Area North4.88 mi
- Modesto Reservoir Regional Park4.23.4 mi
- Fox Grove Park4.112.5 mi
- Turlock Lake State Rec Area4.26.2 mi
- Stanislaus River Parks4.88 mi
- Lake Don Pedro Marina4.913.3 mi
- Moccasin Point Marina4.819 mi
- Modesto Reservoir4.32.4 mi
- Dollar General4.112.4 mi
- DG Market4.18.5 mi
- Foothill Oaks4.311.3 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.