The story of this market
The typical home in Turlock, California sells for about $510,000, or $315 per square foot.
Prices are up +6.8% from a year ago, so sellers still have some momentum. Homes take about 34 days to sell. HUD's fair market rent for a two-bedroom is $2,000 a month.
Monthly price momentum
Home values since 2015
+0.5%
CA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Turlock, California
The Turlock housing market remains competitive with a median price of $510,000, reflecting a 6.8% year-over-year increase. Demand is supported by the city's stable economic base and university presence, though inventory remains tight at 3.2 months of supply. Market conditions are currently driven by steady local demand and limited new construction, maintaining a balanced but firm price trajectory.
No ARED county foreclosure postings attributed to Turlock yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Deterministic aggregate of 3 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved down 1.2% year over year.
Homes spend a median of 27 days on market with 7.2 months of supply — a balanced-paced market.
1% of listings have cut prices · homes sell at 99.78% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 8.4% · poverty 11.1% — a mixed stability profile.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A central community hub featuring walking paths, ponds, and picnic areas that serves as a primary recreational space for residents.
An anchor institution providing educational, cultural, and economic vitality to the city, influencing local housing demand.
The historic core of the city offering a variety of local boutiques, restaurants, and community events that drive foot traffic and local pride.
A key transit hub facilitating local and regional mobility for residents and students.
Turlock is an ideal fit for family buyers seeking a balance of suburban affordability and quality education, as well as university-affiliated professionals and commuters who value the city's relaxed, rural-adjacent lifestyle.
The city is served by the Turlock Unified School District, which provides a comprehensive range of educational options from elementary through high school, generally regarded as stable and community-focused.
The city is well-connected via major highway corridors, facilitating regional access, while local transit infrastructure is being modernized to improve accessibility and mobility.
Turlock offers a robust amenity base featuring over twenty-four public parks, including the popular Donnelly Park, and proximity to the Sierra Nevada foothills and San Francisco Bay Area for weekend excursions.
The rental market in Turlock remains tight with a vacancy rate of approximately 3.6%, driven by steady demand from university students and local workforce, with rents showing consistent upward pressure.
Turlock's economy is anchored by California State University, Stanislaus, and a strong agricultural processing sector, with ongoing efforts to diversify through technology and infrastructure investment.
Economic momentum is driven by the presence of California State University, Stanislaus, and a diverse agricultural and industrial base, with recent city efforts focused on housing element compliance and infrastructure upgrades.
The city is actively implementing its 2023-2031 Housing Element to ensure compliance with state law and support sustainable growth through new residential and mixed-use developments.
Parcels in Turlock are subject to standard municipal and county-level special districts, including those for fire protection, water, and school funding.
Turlock maintains a moderate crime profile consistent with regional Central Valley trends, with city leadership actively prioritizing public safety through technology investments in the Fire Department and ongoing police initiatives.
Turlock faces standard Central Valley climate risks, including seasonal heat and potential flood management requirements, with the city actively investing in water infrastructure and emergency preparedness.
Property insurance in the region is influenced by standard California market conditions, with premiums reflecting local hazard exposure and state-wide regulatory trends.
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%).
Researched annual trajectory for this city, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this city's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Data retrieved from US Census Bureau QuickFacts and MyTownView.
The federal school roster could not be retrieved on the last refresh — no list is shown rather than an unverified one. Source: NCES EDGE public school locations 2023-24.
applies when — Parcels located within a designated Community Facilities District (CFD) established under the Mello-Roos Community Facilities Act of 1982.
Imposes a special assessment on the parcel to fund public improvements and services; failure to pay in full by June 30 may subject the property to accelerated judicial foreclosure.
Authorized by the Mello-Roos Community Facilities Act of 1982.
The base property tax rate is 1% of the assessed value, as mandated by California Proposition 13, plus additional voter-approved levies for local agencies and schools. The total tax is calculated by applying the combined rate to the assessed value of land and improvements, with adjustments for annual growth and supplemental assessments upon property transfer.
Governed by the California Revenue and Taxation Code and the AB 8 apportionment process.
≈ $5,100/yr on a $510,000 median
Regulates land use, density, and development standards based on the specific zoning district (e.g., General Agriculture, Rural Residential) assigned to the parcel.
Title 21 of the Stanislaus County Code.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.