Morgan Hill, CA — Momentum Score, Home Values & Best-For

All states·California·Morgan Hill

Santa Clara County · San Jose-Sunnyvale-Santa Clara · population 45,952

Morgan Hill, CA
Image: Wikipedia · Morgan Hill, California
OverviewCost of livingMoving guide
View watchlist →
62
Rising
Momentum score · 0–100

Where Morgan Hill stands

Rents up 5.0% in the last year.

Median home $1,358,162
1-year +0.4%
5-yr CAGR +4.1%
vs 5-yr peak -2.5%
Population +0.3%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-06$1358k$713k$958k$1204k$1449k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
52/100
Workable for remote workers
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$3,560/mo$2,668$3,225$3,781202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent123125100120202220242026

Rent vs buy

Price-to-rent ratio: 31.8
Rent

At a 31.8 price-to-rent ratio, renting beats buying in Morgan Hill for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
52 · w22%
Home 5-yr CAGR
60 · w22%
Distance from peak
75 · w18%
Population growth
50 · w16%
Rent YoY
79 · w12%
Home 10-yr CAGR
65 · w10%
Long thesis

Morgan Hill has held up across the cycle: home values at $1,358,162 with +4.1% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Morgan Hill carries a $1,358,162 median home with only +0.4% YoY. Premium pricing in a flat tape is the bear setup — you're paying for the trend that already ran while new buyers can't afford to extend it.

About Morgan Hill

Morgan Hill is a city in Santa Clara County, California, with an estimated population of 45,952. It anchors the San Jose-Sunnyvale-Santa Clara metro area. The median home value in Morgan Hill is $1,358,162 as of 2026-04, up 0.4% over the last 12 months. Over the last five years, home values have averaged +4.1% annual growth (-2.5% from the 5-year peak). Rents in Morgan Hill average $3,560 per month, up 5.0% year-over-year. The composite momentum score is 62 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Held the highs: currently -2.5% from the 5-year peak — this market refused to give back gains.
●Hot rental market: rents up 5.0% YoY — landlords have pricing power, supports new investment math.

▼ Bear case

●Expensive AND not growing: median home $1,358,162 with only +0.4% YoY. You’re paying premium pricing for a flat trend.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Morgan Hill (Wikipedia)

Morgan Hill is a city in Santa Clara County, California, at the southern tip of Silicon Valley in the San Francisco Bay Area. As of the 2020 census, Morgan Hill had a population of 45,483. Morgan Hill is an affluent residential community, the seat of several high-tech companies, and a dining and recreational destination, owing to its luxury hospitality, wineries, and nature parks.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Santa Clara County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Santa Clara County routes NWS alerts; check the state EM portal for non-weather emergencies.

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Run the numbers for Morgan Hill

ToolCan I afford Morgan Hill?Income → city shortlistToolROI on a Morgan Hill rentalCap rate, cash-on-cash, DSCRToolCompare Morgan Hill to anywhereSide-by-side up to 3 citiesToolMorgan Hill cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the San Jose-Sunnyvale-Santa Clara area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Morgan Hill listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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