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

All states·California·Turlock

Stanislaus County · Modesto · population 72,888

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Turlock, CA
Image: Wikipedia · Turlock, California
OverviewCost of livingMoving guide
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57
Stable
Momentum score · 0–100

Where Turlock stands

At or near all-time high.

Median home $484,702
1-year -0.5%
5-yr CAGR +3.1%
vs 5-yr peak -1.1%
Population +0.1%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2025-01$485k$260k$343k$426k$509k201620182020202220242026

Lifestyle scores

🚶
Walkability
52/100
Somewhat walkable
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
76/100
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 trajectory · last 5 years

Zillow ZORI · monthly
$2,059/mo$1,505$1,870$2,235202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent117129100120202220242026

Rent vs buy

Price-to-rent ratio: 19.6
Lean buy

At a 19.6 price-to-rent ratio, Turlock 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
47 · w22%
Home 5-yr CAGR
54 · w22%
Distance from peak
84 · w18%
Population growth
46 · w16%
Rent YoY
45 · w12%
Home 10-yr CAGR
65 · w10%
Long thesis

Turlock has held up across the cycle: home values at $484,702 with +3.1% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Turlock'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 Turlock

Turlock is a city in Stanislaus County, California, with an estimated population of 72,888. It anchors the Modesto metro area. The median home value in Turlock is $484,702 as of 2026-04, down 0.5% over the last 12 months. Over the last five years, home values have averaged +3.1% annual growth, with prices at or near the 5-year peak. Rents in Turlock average $2,059 per month, roughly flat year-over-year (-0.0%). The composite momentum score is 57 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●Held the highs: currently -1.1% from the 5-year peak — this market refused to give back gains.
○The data is the data: Turlock 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.

About Turlock (Wikipedia)

Turlock is a city in Stanislaus County, California, United States. Its population was 72,740 at the 2020 United States census, making it the second-largest city in Stanislaus County after Modesto. The city is home to California State University, Stanislaus.

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

City facts

MayorAmy BublakCite web
Area16.93 sq mi
Elevation62 ft
EstablishedFebruary 15, 1908Cite web
Densityauto/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

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 Turlock

Yuba City, CA55 · StableRedding, CA56 · StableWoodland, CA57 · StableCeres, CA62 · Rising

Run the numbers for Turlock

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