Modesto Housing Market Report – May 2026
Here's a look at how the Modesto, CA real estate market performed in May 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 231
- Median Sale Price: $450,000
- Average Sale Price: $480,229
- Average Price Per Sq Ft: $284
- Average Days on Market: 70
- Sale-to-List Price Ratio: 99.6%
Month-Over-Month Trends
Compared to April, the median sale price in Modesto moved 3.4% up (from $435,000 to $450,000). The number of homes sold was 10.5% up compared to the prior month (209 vs. 231). Average days on market shifted 16.7% up (60 days to 70 days).
Year-Over-Year Comparison
Compared to May 2025, the median sale price is 0.6% up (from $447,500 to $450,000). Sales volume is 6.9% up year-over-year.
What This Means
Modesto's May housing market shows modest momentum tempered by some headwinds worth watching. While sales volume climbed 10.5% month-over-month to 231 homes, this jump likely reflects improved data collection rather than a genuine surge—prior months had incomplete reporting. The more telling story lies in median prices, which edged up 3.4% to $450,000, though the year-over-year comparison remains nearly flat at just 0.6% growth. This suggests prices are holding steady rather than accelerating, a pattern consistent with a market in equilibrium.
A notable shift appears in inventory dynamics. Days on market jumped from 60 to 70 days—a 16.7% increase—signaling homes are sitting longer before selling. Combined with a healthy sale-to-list ratio of 99.6%, this indicates buyers still have negotiating room, unlike the seller-favored markets we saw during the pandemic. The 580 active listings provide reasonable selection, though their median asking price of $475,000 sits above actual sales at $450,000, suggesting some adjustment may be needed.
Overall, Modesto remains fundamentally stable. The market isn't surging, but it's not cooling sharply either. For buyers, the extended time-on-market offers leverage; for sellers, pricing competitively matters more than it did a year ago.
Modesto Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 95355 | 62 | $476,250 | $268 | 69 |
| 95350 | 52 | $415,000 | $289 | 69 |
| 95356 | 33 | $520,000 | $289 | 65 |
| 95351 | 28 | $411,000 | $262 | 58 |
| 95354 | 19 | $410,000 | $293 | 86 |
| 95357 | 19 | $567,189 | $304 | 100 |
| 95358 | 18 | $390,000 | $314 | 55 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 188 | $462,500 | $303 |
| MOBILE | 18 | $91,000 | $96 |
| LAND | 8 | $662,500 | $254 |
| CONDOS | 8 | $282,000 | $255 |
| MULTI_FAMILY | 6 | $457,500 | $255 |
| OTHER | 2 | $337,500 | $152 |
| CONDO | 1 | $290,000 | $293 |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| Under $100K | 11 |
| $100K - $199K | 5 |
| $200K - $299K | 16 |
| $300K - $399K | 41 |
| $400K - $499K | 82 |
| $500K - $749K | 64 |
| $750K+ | 12 |
Current Active Listings
As of this report, there are 580 active listings in Modesto with a median asking price of $475,000 and an average of 66 days on market.
Thinking About Selling Your Modesto Home?
If you're a homeowner in Modesto considering selling, you have options. While the traditional market is one route, selling directly for cash can save you time, commissions, and the hassle of repairs and showings. We buy houses in Modesto and throughout Stanislaus County — get a no-obligation cash offer today.