Average Rent in Modesto, CA (2026)
The average 1-bedroom rent in Modesto, CA is $1,390/month as of 2026, based on HUD data across 12 ZIP codes. Rents have changed +1.3% year over year. Rents range from $1,090 to $1,780.
Average Rent · 1-Bedroom
$1,390/mo
Source: HUD Fair Market Rent · 12 zip codes
Year-over-Year
↑ +1.3%
Source: Apartment List, Zillow ZORI, HUD Fair Market Rent
Data through
The average 1-bedroom rent in Modesto, CA is $1,390/month according to HUD FY2026 Fair Market Rent data, covering 12 ZIP codes. Rents have increased 1.3% year-over-year. The average 1-bedroom rent in Modesto is 16% above the national average of $1,196/month.
Average rent in Modesto, CA ranges from $1,090 to $1,780 across 12 ZIP codes.
Based on local market data, a fair rent increase in Modesto, CA is approximately 1.3% for 2026. An increase above 1.3% exceeds the local market trend and may be worth negotiating.
Key Facts
Sources: Apartment List, Zillow ZORI, HUD Fair Market Rent, HUD SAFMR, Rentcast. Updated February 2026.
How much is rent in Modesto, CA?
The average 1-bedroom rent in Modesto, CA is $1,390/month as of 2026, based on HUD data across 12 ZIP codes. Rents range from $1,090 to $1,780 depending on neighborhood — a $690/month spread. To afford this at the 30% rule, a household would need approximately $55,600/year.
Is rent going up in Modesto?
Rents in Modesto have increased 1.3% year over year based on local market data. This suggests a relatively stable rental market.
What is a fair rent increase in Modesto?
Based on local market data, a rent increase around 1.3% is in line with the Modesto market for 2026. An increase above that level exceeds the local trend and may be worth pushing back on. Note: California has rent increase protections — the cap is generally 5% + local CPI (max 10%). Check your specific increase with RenewalReply's free rent analysis tool.
Rent Trends in Modesto
+1.3%
Rents in Modesto are rising at +1.3% year-over-year.
ℹ Limited data
Market sources range from -1.6% to +12.5%
Why the range? Zillow ZORI tracks what landlords are asking for units (+1.8%), while Apartment List tracks what renters actually sign leases at (-1.6%).Landlords are asking more than renters are paying — this suggests renters may have negotiating leverage in Modesto right now.
Sources: Apartment List, Zillow ZORI, HUD Fair Market Rent
What Should Rent Cost in Modesto?
Typical rent ranges based on HUD benchmarks and market data. In areas with limited listing data, ranges reflect federal benchmarks and may be wider than actual market conditions.
A studio in Modesto typically rents for $1,289 – $1,392.
Rents above $1,601 are in the top 25% for this area.
A 1-bedroom in Modesto typically rents for $1,390 – $1,501.
Rents above $1,726 are in the top 25% for this area.
A 2-bedroom in Modesto typically rents for $1,802 – $1,946.
Rents above $2,238 are in the top 25% for this area.
A 3-bedroom in Modesto typically rents for $2,503 – $2,703.
Rents above $3,108 are in the top 25% for this area.
A 4-bedroom in Modesto typically rents for $2,898 – $3,130.
Rents above $3,599 are in the top 25% for this area.
Federal Rent Benchmarks for Modesto
HUD Fair Market Rents are federal rent benchmarks published annually by HUD. They provide a consistent baseline for comparing rents across areas.
Studio
$1,289
HUD Fair Market Rent
1-Bedroom
$1,390
HUD Fair Market Rent
2-Bedroom
$1,802
HUD Fair Market Rent
3-Bedroom
$2,503
HUD Fair Market Rent
4-Bedroom
$2,898
HUD Fair Market Rent
Source: HUD SAFMR FY2026 · Updated
Zip Codes in Modesto
Click any zip code for detailed rent data including zip-specific SAFMR rates, nearby comparables, and a free rent increase check.
SAFMR rates are zip-specific.
How Does Modesto Compare?
Questions about rent in Modesto
What is the average 1-bedroom rent in Modesto, CA?
The average 1-bedroom fair market rent in Modesto, CA is $1,390/month as of 2026, based on HUD rent data across 12 ZIP codes in the city. This is 16% above the national average of $1,196/month. Rents range from $1,090 to $1,780 depending on ZIP code.
What is a fair rent increase in Modesto?
A rent increase up to about 1.3% is broadly in line with the recent market trend in Modesto. Increases above that level are above trend and should be tested against neighborhood-level pricing and comparable rentals. The current average 1-BR rent is $1,390/month.
Are rents going up or down in Modesto?
Rents in Modesto have increased 1.3% year over year based on local market data. This reflects local market conditions across 12 ZIP codes in the Modesto, CA MSA area.
How much do rents vary across Modesto?
1-bedroom rents across Modesto range from $1,090 to $1,780 on this page, a $690/month spread. This shows that rent can vary materially across ZIP codes within the same city, reflecting neighborhood-level differences in housing stock and demand.
Can my landlord raise my rent in Modesto?
In Modesto, rent increases are regulated under California protections. The maximum increase is generally 5% + local CPI (max 10%). Landlords must also follow applicable state notice requirements before issuing a rent increase.
How much should I spend on rent in Modesto?
The general guideline is to spend no more than 30% of your gross income on rent. With average 1-bedroom rent in Modesto at $1,390/month, a household would need approximately $55,600/year in gross income to afford this comfortably. Many renters in high-cost areas spend above this threshold — our free tool can help you assess whether your specific rent is fair for your ZIP code.
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Renter Tools
Browse Modesto ZIP Codes
See rent data by ZIP code in this city.
Renter Guides
- How to Negotiate a Rent Increase →
A data-driven guide with free email templates for pushing back on your landlord.
- Rent Increase Laws in California →
See notice rules, caps, and tenant protections in California.
- What Should I Pay for Rent? →
How to compare rent prices and know if you're getting a fair deal.
Market data updated monthly from public and third-party sources. Actual rents vary by unit, building, and lease terms. For informational purposes only — not legal or financial advice. See methodology →