1st Advantage MortgageThe median Stanislaus County household earns $81,468, and 14% of residents live below the poverty line. Whatever your own numbers, compare written offers on APR, fees and total cost, and verify the lender is licensed in California before sharing details.
On this page
- A quick profile of Stanislaus County
- What Stanislaus County households earn
- How Stanislaus County residents earn a living
- Renting and owning in Stanislaus County
- The communities that make up Stanislaus County
- Regional comparison for Stanislaus County
- Stanislaus County residents: age, schooling, coverage
- Reading the Stanislaus County data as a borrower
- A Stanislaus County household budget, worked through
- A Stanislaus County borrower's checklist
- Who licenses lenders for Stanislaus County residents
- Nearby and statewide guides
- Frequently asked questions
A quick profile of Stanislaus County
The latest five-year Census estimate puts Stanislaus County's population at 553,990; only 15 of California's 58 county-level areas are larger. Land area is 1,496 square miles (2024 Gazetteer), so density runs near 370 per square mile. The federal metro definitions (OMB, July 2023) place it in the Modesto, CA metropolitan area. Of the 33 Census places inside Stanislaus County, Modesto leads by population with about 219,215; 9 of the 33 are incorporated.
What Stanislaus County households earn
Half of Stanislaus County households take in less than $81,468 a year and half take in more, 18% below the California median of $99,122.
| Income band | Share in Stanislaus County | Difference from California |
|---|---|---|
| Under $35,000 | 19.2% | +1.5 pts |
| $35,000 to $99,999 | 40.5% | +7.9 pts |
| $100,000 to $199,999 | 29.0% | -0.1 pts |
| $200,000 or more | 11.3% | -9.2 pts |
About 19% of households earn under $35,000, while 40% clear $100,000. Census counts 13.5% of Stanislaus County residents in poverty, against 12.0% across California. For a borrower in Stanislaus County, the county median is only context: a lender looks at the income you can document, so pay stubs, benefit letters or tax returns matter more than any average.
How Stanislaus County residents earn a living
By the Census industry count, 22% of employed Stanislaus County residents work in education and health care and 12% in manufacturing. The sharpest difference from the state is in manufacturing, at 12% locally and 9% for California. ACS puts five-year average unemployment at 8.0% in Stanislaus County. Long commutes are common here: 20% of workers spend 45 minutes or longer getting to work. Only 5.6% of homes here go without a vehicle.
| Sector | Stanislaus County | Compared with California |
|---|---|---|
| Education and health care | 22.3% | +0.2 pts |
| Manufacturing | 12.4% | +3.5 pts |
| Retail trade | 11.7% | +1.6 pts |
| Construction | 8.8% | +2.1 pts |
| Professional and administrative services | 8.6% | -5.9 pts |
| Arts, lodging and food service | 8.2% | -1.3 pts |
If your hours swing with the season or with overtime, size a loan payment against your base pay, not your best month.
Renting and owning in Stanislaus County
A typical Stanislaus County rental runs $1,623 a month including utilities, which is 20% below California. 54% of renting households spend 30% or more of income on rent, and 28% spend half or more. The median owner-occupied home is valued at $450,100, about 5.5 times the median household income. 61% of Stanislaus County households own their home and 39% rent. Median construction year: 1981.
| Measure | Stanislaus County | California | Median U.S. county |
|---|---|---|---|
| Median gross rent | $1,623/mo | $2,036/mo | $877/mo |
| Median home value | $450,100 | $734,700 | $185,300 |
| Owners | 61% | 56% | 75% |
| Rent-burdened renters | 54% | 55% | 45% |
| Burdened owners | 37% | 38% | n/a |
When half or more of renters are already stretched, a new payment needs a stress test: what happens if a paycheck is a week late?
The communities that make up Stanislaus County
Here are the 14 most populous of the county's 33 Census places, with income and rent from the same 2020 to 2024 survey. About 91% of Stanislaus County residents live in one of the 33. Among places of 500 or more people, median income runs from $32,159 in Airport to $250,001 in Del Rio. Median rent ranges from $749 in Westley to $3,069 in Diablo Grande. None of the 33 has its own city guide, so this page covers all of them.
| Name | Kind | Pop. | Income | Rent | Miles |
|---|---|---|---|---|---|
| Modesto | city | 219,215 | $79,891 | $1,690 | 5 mi |
| Turlock | city | 72,502 | $82,995 | $1,612 | 9 mi |
| Ceres | city | 49,342 | $79,025 | $1,639 | 3 mi |
| Riverbank | city | 25,166 | $87,966 | $1,604 | 12 mi |
| Patterson | city | 24,693 | $93,650 | $1,655 | 10 mi |
| Oakdale | city | 23,194 | $83,091 | $1,559 | 16 mi |
| Salida | CDP | 13,900 | $94,935 | $2,081 | 11 mi |
| Newman | city | 12,316 | $78,906 | $1,420 | 17 mi |
| Waterford | city | 9,204 | $74,343 | $1,620 | 15 mi |
| Hughson | city | 7,648 | $91,557 | $1,748 | 8 mi |
| West Modesto | CDP | 5,978 | $61,440 | $1,432 | 4 mi |
| Keyes | CDP | 5,577 | $64,524 | $1,546 | 5 mi |
| Denair | CDP | 4,914 | $98,750 | $1,382 | 12 mi |
| Bret Harte | CDP | 4,757 | $52,500 | $1,384 | 3 mi |
A CDP is a named community without its own municipal government.
Regional comparison for Stanislaus County
Six nearby counties, 30 to 57 miles away by the straight-line distance between their centers. Income ranges from $65,510 in Merced County to $164,281 in Santa Clara County; 4 of these neighbors top Stanislaus County's median.
| Adjacent area | How far | HH income (median) | Rent (median) | Owner share |
|---|---|---|---|---|
| Stanislaus County | - | $81,468 | $1,623/mo | 61% |
| San Joaquin County, CA | 30 mi | $92,179 | $1,734/mo | 62% |
| Merced County, CA | 30 mi | $65,510 | $1,343/mo | 54% |
| Santa Clara County, CA | 44 mi | $164,281 | $2,857/mo | 55% |
| Calaveras County, CA | 50 mi | $78,647 | $1,625/mo | 84% |
| Alameda County, CA | 50 mi | $129,367 | $2,357/mo | 54% |
| Contra Costa County, CA | 57 mi | $127,229 | $2,375/mo | 68% |
Stanislaus County residents: age, schooling, coverage
College graduates make up 20% of the adult population. 5.6% of residents have no health coverage.
| Indicator | Stanislaus County | All of California | U.S. county median |
|---|---|---|---|
| Median age | 34.9 | 37.9 | 41.5 |
| Bachelor's or higher | 19.6% | 37.1% | 22.2% |
| No high school diploma | 20.1% | 15.3% | n/a |
| No health insurance | 5.6% | 6.6% | 7.8% |
| No vehicle | 5.6% | 7.1% | 5.4% |
| Work from home | 8.1% | 17.2% | 8.7% |
| Poverty rate | 13.5% | 12.0% | 13.2% |
| Unemployment (ACS) | 8.0% | 6.6% | 4.4% |
| Trip time | Share |
|---|---|
| Under 15 min | 27.9% |
| 15 to 29 min | 34.0% |
| 30 to 44 min | 17.5% |
| 45 to 59 min | 6.5% |
| 60+ min | 14.0% |
Reading the Stanislaus County data as a borrower
A few patterns in the Stanislaus County data, and the practical point behind each:
- Long drives. With 20% of commutes over 45 minutes, tires and repairs are fixed costs in many Stanislaus County budgets.
- Strong incomes, long terms. 40% of Stanislaus County households earn $100,000+. The risk is a term that outlasts the need.
- Renters under pressure. When 54% pay 30% or more for rent, the smallest loan that solves the problem is the right size.
A Stanislaus County household budget, worked through
The debt-to-income ratio is the main affordability test lenders use. Applied to Stanislaus County's medians:
- $6,789 a month: gross income for a household at the Stanislaus County median
- Median rent: $1,623, or 24 cents of every gross dollar
- Under a 43% cap, $2,919 total minus rent leaves $1,296
Two-income households and single earners in Stanislaus County land in very different places on this math, so run it for your own budget.
A Stanislaus County borrower's checklist
Before you apply, wherever you live in Stanislaus County:
- Know the exact dollar figure you need before talking to a lender.
- Line up offers side by side: APR, fees in dollars, total cost.
- Verify the California license before giving out your Social Security number.
- Pick the shortest term whose payment still fits.
Who licenses lenders for Stanislaus County residents
No county office licenses personal lenders. For Stanislaus County, check the California Department of Financial Protection and Innovation. The Consumer Financial Protection Bureau accepts complaints nationwide. More on California: California personal loans.
Nearby and statewide guides
The California guide covers the whole state.
Frequently asked questions
How much do households in Stanislaus County earn?
The median is $81,468; 40% earn $100,000 or more and 19% under $35,000. A lender uses your own documented income, not this figure.
How does Stanislaus County rent compare with California?
$1,623 locally versus $2,036 for the state, 20% below.
Does this page cover Modesto?
Yes, along with the other 32 Census places in Stanislaus County, such as Turlock, Ceres, Riverbank.
Is the fit check different in Stanislaus County?
No. It is identical everywhere, and it never looks at your neighborhood.
Where can someone in Stanislaus County check a lender's license?
With the California Department of Financial Protection and Innovation. If a lender is unlicensed or asks for a fee before funding, walk away.