What to know before you move: cost, market timing, who it fits.
If you're considering a move to Livingston, CA, the most important variables are the local housing market, the cost structure (taxes, insurance, utilities), and how well the city fits your day-to-day life. This page summarizes the housing market read; pair it with the cost of living page for the full picture.
Livingston is a city in Merced County, California, with an estimated population of 14,767. It anchors the Merced metro area. The population grew 1.0% annually from 2020 to 2024, a moderate gain. The median home value in Livingston is $427,675 as of 2026-04, down 2.5% over the last 12 months. Over the last five years, home values have averaged +3.7% annual growth (-3.0% from the 5-year peak). The composite momentum score is 58 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.
Sideways market (-2.5% YoY). No urgency to time the macro trend — focus on the home and neighborhood.
Reasons people move here
- Net positive migration: population up 1.0% per year — demand fundamentals are intact.
- Held the highs: currently -3.0% from the 5-year peak — this market refused to give back gains.
Things to know first
- Cooling: -2.5% over the trailing year — momentum has stalled.
- Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.
More about Livingston
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.