Patterson, CA — Momentum Score, Home Values & Best-For

All states·California·Patterson

Stanislaus County · Modesto · population 25,495

OverviewCost of livingMoving guide
View watchlist →
59
Stable
Momentum score · 0–100

Where Patterson stands

Steady, no major recent move.

Median home $510,238
1-year -1.8%
5-yr CAGR +3.3%
vs 5-yr peak -4.6%
Population +1.8%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-07$510k$258k$357k$457k$556k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
15/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
75/100
Strong remote-work fit
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 vs buy

Price-to-rent ratio: 16.6
Lean buy

At a 16.6 price-to-rent ratio, Patterson is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
41 · w22%
Home 5-yr CAGR
55 · w22%
Distance from peak
63 · w18%
Population growth
76 · w16%
Home 10-yr CAGR
70 · w10%
Long thesis

Patterson has held up across the cycle: home values at $510,238 with +3.3% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Patterson's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Patterson

Patterson is a city in Stanislaus County, California, with an estimated population of 25,495. It anchors the Modesto metro area. The population grew 1.8% annually from 2020 to 2024, a moderate gain. The median home value in Patterson is $510,238 as of 2026-04, down 1.8% over the last 12 months. Over the last five years, home values have averaged +3.3% annual growth (-4.6% from the 5-year peak). Rents in Patterson average $2,559 per month. The composite momentum score is 59 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●Net positive migration: population up 1.8% per year — demand fundamentals are intact.
○The data is the data: Patterson has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Stanislaus County right now.

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

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

Cities like Patterson

Fillmore, CA60 · StableGreenfield, CA65 · RisingDixon, CA54 · StableLivingston, CA58 · Stable

Run the numbers for Patterson

ToolCan I afford Patterson?Income → city shortlistToolROI on a Patterson rentalCap rate, cash-on-cash, DSCRToolCompare Patterson to anywhereSide-by-side up to 3 citiesToolPatterson 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.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Patterson 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 sports teams

Major professional teams the Modesto area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

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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