What to know before you move: cost, market timing, who it fits.
If you're considering a move to Tracy, 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.
Tracy is a city in San Joaquin County, California, with an estimated population of 100,136. It anchors the Stockton metro area. The population grew 1.9% annually from 2020 to 2024, a moderate gain. The median home value in Tracy is $695,156 as of 2026-04, down 5.5% over the last 12 months. Over the last five years, home values have averaged +3.1% annual growth, and the market currently sits about 12% below its 5-year peak. Rents in Tracy average $2,666 per month, roughly flat year-over-year (+1.1%). The composite momentum score is 49 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.
Sideways market (-5.5% YoY). No urgency to time the macro trend — focus on the home and neighborhood.
Reasons people move here
- Net positive migration: population up 1.9% per year — demand fundamentals are intact.
- The data is the data: Tracy has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.
Things to know first
- Prices actively falling: down 5.5% in the last 12 months — buyer sentiment has flipped. Sellers competing on price.
- 12% off recent peak — buyers are getting through-the-cycle pricing, not the peak.
More about Tracy
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.