Modesto houses are selling faster: the median sale spent 24 days on the market in the three months ending September 2026, down from 31 (Redfin).
Redfin's median sale price rose 4.7% to $464,779. Zillow's separate typical value was roughly flat at $439,988, up about 0.3%.
This is general information, not legal advice. State rules vary.
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The Modesto housing market in 2026 is moving faster without getting much more expensive. Redfin's data shows the median Modesto sale spent 24 days on the market in the three months ending September 2026. A year earlier, it took 31 days. Over the same year, Zillow's typical value for the city rose only about 0.3%.
Those two facts measure different things, and both matter if you are weighing how to sell. This guide covers the City of Modesto, California. It keeps Redfin and Zillow apart, shows typical values by ZIP code, and explains what the figures can mean for a listing or a cash sale.
Modesto Housing Market 2026: The Redfin Numbers
Modesto houses sold faster and at a higher median price than a year earlier, according to Redfin's data for the three months ending September 30, 2026. The median sale price rose 4.7% to $464,779.
The table below sets this year's Redfin Modesto data beside the same three months of 2025, where Redfin reports both.
| Redfin measure | Three months ending Sept. 2026 | Three months ending Sept. 2025 | Change |
|---|---|---|---|
| Median sale price | $464,779 | $444,000 | Up 4.7% |
| Median days on market | 24 days | 31 days | 7 days shorter |
| Houses sold | 430 | 427 | Up 0.6% |
| Median sale price per square foot | $287.38 | Not shown | Down 1.7% |
| Inventory (listings for sale) | 366 | Not shown | Up 9.9% |
| Months of supply | 2.6 months | Not shown | Not compared here |
| Average sale-to-list ratio | 99.3% | Not shown | Up 0.7 points |
Redfin last updated this data release on October 7, 2026. Each row counts sales inside the City of Modesto. That means it reflects whichever houses happened to close in those three months.
Why price per square foot fell while the median rose
The median sale price rose 4.7%, but the median price per square foot fell 1.7%, to $287.38. When those two figures move in opposite directions, one possible reading is that the houses that sold were larger on average. The figures alone cannot say how any single house's value changed.
Why do Redfin and Zillow show different Modesto home prices?
Redfin reports what sold, while Zillow estimates what a typical house is worth. That is why Redfin shows a 4.7% rise for Modesto while Zillow's index is up only about 0.3% (both September 2026).
Redfin: the middle price of what sold
Redfin's median sale price is the midpoint of the houses that closed during a three-month window. If more large or updated houses sell in one quarter, the median can climb even when most values hold still. It responds quickly to the mix of houses that come up for sale.
Zillow: the typical value of every house
Zillow's Home Value Index (ZHVI) estimates the typical value of houses and condos in the middle third of the market. It is smoothed and seasonally adjusted, so it moves slowly. The Zillow ZHVI files put the typical Modesto value at $439,988 for September 2026, up about 0.3% from a year earlier.
Neither figure is wrong, and neither is a forecast. Read side by side, they describe a city where listed houses are selling faster while the typical house's value has barely changed in a year.
What are Modesto home values by ZIP code?
Zillow's typical values for Modesto ZIP codes range from $373,536 in 95351 to $516,305 in 95356, a spread of $142,769 (Zillow ZHVI, September 2026). Every Modesto ZIP in the table rose between 0.1% and 0.5% over the year.
| ZIP code | Typical value (Zillow ZHVI), Sept. 2026 | Change from Sept. 2025 |
|---|---|---|
| 95351 | $373,536 | Up about 0.5% |
| 95354 | $392,728 | Up about 0.1% |
| 95350 | $421,365 | Up about 0.4% |
| 95358 | $426,585 | Up about 0.3% |
| 95355 | $485,048 | Up about 0.3% |
| 95357 | $500,525 | Up about 0.5% |
| 95356 | $516,305 | Up about 0.1% |
These are ZIP code figures, not neighborhood figures. The City's Housing Element notes that the southern area of Modesto "includes a number of unincorporated islands and pockets" that are not in the City of Modesto.
A Modesto mailing address, then, does not always mean a house inside city limits. The gap between the lowest and highest ZIP is far wider than a year of change in any one of them. For a seller, the ZIP may say more about a house's likely price range than the citywide figure does.
What do Modesto days on market mean for sellers?
Modesto days on market fell to a median of 24 in the three months ending September 2026, down from 31 a year earlier (Redfin). For a house that is ready to list, the typical listing period is now measured in weeks.
What the 24 days leave out
Days on market counts only the time a house is listed for sale. It leaves out the weeks some sellers spend on repairs, cleaning, and photos beforehand. It also leaves out escrow after a buyer's offer is accepted.
More listings, and sales close to asking
Listings rose 9.9% to 366, while sales barely moved, from 427 to 430 (Redfin, September 2026). Redfin puts supply at 2.6 months, meaning the listings on the market would take about 2.6 months to sell at the recent pace.
The average Modesto sale closed at 99.3% of its list price, up 0.7 points from a year earlier. In plain terms, a typical seller got close to the asking price and did not wait long. Buyers also had more listed houses to compare than they did a year before.
How does Modesto's older housing shape a sale?
More than half of Modesto's housing is over 45 years old: the City's Housing Element reports that 57 percent of housing units were built before 1980. That age is useful context for the repair questions a buyer may raise.
The same plan, adopted December 5, 2023, says approximately 88 percent of units were built prior to 1999. Its housing-age table summarizes the city's stock as of 2021. It also explains why the City tracks the age of its housing:
"In general, housing that is 30 years old or older may need repairs based on the useful life of materials. Housing over 50 years old is considered aged and is more likely to need major repairs."
Modesto Housing Element, the City of Modesto's adopted 2023-2031 housing plan
A house built before 1980 is now more than 45 years old. If yours dates from that stretch, a buyer's inspection may look closely at the roof, the wiring, and the plumbing. The Redfin and Zillow figures above do not show how fast older Modesto houses sell compared with newer ones.
Repair questions can come before the 24-day clock starts, if work happens first. They can also come after an offer, if a buyer asks for repairs or credits. Either way, they belong to the part of the timeline that days on market leaves out.
Heirs holding an older family house have extra steps, which our guide to selling an inherited house in Modesto covers. Landlords face a separate checklist under the City's rental inspection program, set out in our guide to selling a Modesto rental under the Rental Housing Safety Program.
What do the numbers mean for a listing or a cash sale?
For a list-ready Modesto house, the figures describe a fast market where recent sales closed near asking. For a house that needs work, has tenants, or sits empty, a direct cash sale can skip the preparation, showings, and listing period.
| Part of the sale | Listing with an agent | Direct cash sale, as-is |
|---|---|---|
| Getting ready | Repairs, cleaning, and photos, as the seller decides | No repairs, no cleaning, no cleanout |
| Time listed | Median of 24 days in Modesto (Redfin, September 2026), before escrow | No listing period |
| Visitors | Showings, open houses, and an inspection | No showings or open houses |
| Price | Set by buyers; recent Modesto sales averaged 99.3% of list (Redfin, September 2026) | One cash offer based on local market data, with the reasoning shown |
| Seller costs | Commissions and closing costs, as negotiated | No commissions or fees charged to the seller |
| Closing | After the buyer's escrow and any loan approval | Escrow through a California title or escrow company; can close in as few as 7 days, on the date the seller picks |
Nobody can say where Modesto prices go next, and this guide does not try. What the September 2026 data can show is the trade-off for three kinds of houses:
- A house ready to list: a median of 24 days on the market, with recent sales averaging 99.3% of list price.
- A house that needs work: the time and cost of repairs come before that 24-day clock starts.
- A rented house: the lease and state tenant law shape when buyers can tour it and when it is empty.
For the statewide picture, our California housing market 2026 guide compares the state's larger metros. Every Modesto and statewide guide is listed on the California learn hub.
How can Propcash help Modesto sellers who want a simple sale?
Propcash is a direct cash homebuyer, so we can make you a cash offer on your Modesto house as-is. There are no repairs, no cleaning, and no showings, and we buy with tenants in place. Our offers are based on local market data, and we will show you how we got to our number.
You pick your closing date, and there are no commissions or fees charged to you. An offer can sit next to a listing so you can compare the two on your own time, with no obligation. If a cash sale is not your best move, we will tell you. You can see how it works on our Modesto cash offer page or get a cash offer for your address.
Frequently Asked Questions
What is the median sale price of a house in Modesto right now?
Redfin puts the Modesto median sale price at $464,779 for the three months ending September 2026, up 4.7% from $444,000 a year earlier. That figure is the middle price of the houses that actually sold in those months. Zillow's separate index puts the typical Modesto value at $439,988 for September 2026.
How fast are Modesto houses selling in 2026?
The median Modesto sale spent 24 days on the market in the three months ending September 2026, down from 31 days a year earlier, according to Redfin. That count covers only the time a house was listed. Repairs and preparation before listing, and escrow after an accepted offer, add time on top of it.
Which Modesto ZIP code has the highest typical value?
Among the seven Modesto ZIP codes in Zillow's data, 95356 had the highest typical value in September 2026, at $516,305. The lowest was 95351, at $373,536. These are ZIP code figures, not neighborhood figures.
Are Modesto home prices going down?
Not on either main measure as of September 2026. Redfin's median sale price rose 4.7% from a year earlier, and Zillow's typical value rose about 0.3%. Redfin's median price per square foot did fall 1.7%, to $287.38. None of these figures is a forecast; they describe where the market stood at the end of September 2026.
How many houses are for sale in Modesto?
Redfin counted 366 Modesto listings for sale in its data for the three months ending September 2026, up 9.9% from a year earlier. Redfin puts that at 2.6 months of supply at the recent pace of sales. Over the same three months, 430 houses sold, compared with 427 a year earlier.
Can I sell an older Modesto house without fixing it first?
Yes. A direct cash buyer such as Propcash can make an offer on a house as-is, with no repairs or cleaning first. That can matter in Modesto, where the City's Housing Element reports that 57 percent of housing units were built before 1980. A listed house can also be sold as-is, though buyers may ask for repairs or credits after an inspection.
Data Sources: Redfin (City of Modesto, three months ending September 30, 2026), Zillow Home Value Index (City of Modesto and ZIP code files, September 2026), City of Modesto Housing Element 2023-2031. Figures describe past sales and values and are not forecasts. Propcash is a direct cash homebuyer, not a real estate brokerage or appraiser.
Reviewed by the Propcash Editorial Team under our editorial standards. Published by Propcash, a direct cash buyer of houses. This guide is general information. Laws, fees, and market figures change, so check the current rules for your state.
