The Most Expensive ZIP Codes in Modesto
Ranked from observed Zillow data as of June 2026 — not a forecast. 24 ZIP codes in the Modesto, CA area. See the Modesto forecast →
10 most expensive ZIP codes in Modesto, CA are ringed on the map; all 34 ZIPs shown, colored by typical home value and sized by population. Hover any dot for its ZIP and value.
Which are the best ZIP codes to buy in Modesto?
There is no single answer, because "best" depends on what a buyer is optimizing for. The three tables below rank the same 24 ZIP codes three different ways: by typical home value, by how much prices have actually moved over the past year, and by how far a home's price stretches against observed rent. A ZIP code that leads one list rarely leads all three.
Most expensive — June 2026
Ranked by typical home value (Zillow ZHVI), highest first.
| # | ZIP | City | Population | Typical value | |
|---|---|---|---|---|---|
| 1 | 95313 | Crows Landing | 1.1K | $740,755 | |
| 2 | 95230 | Farmington | 495 | $711,774 | |
| 3 | 95323 | Hickman | 1.4K | $616,008 | |
| 4 | 95361 | Oakdale | 35.0K | $563,275 | |
| 5 | 95316 | Denair | 7.6K | $558,443 | |
| 6 | 95326 | Hughson | 10.7K | $555,530 | |
| 7 | 95356 | Modesto | 33.0K | $526,433 | |
| 8 | 95382 | Turlock | 39.3K | $516,029 | |
| 9 | 95357 | Modesto | 14.3K | $511,216 | |
| 10 | 95363 | Patterson | 30.4K | $508,991 |
Fastest-appreciating — past 12 months
Ranked by observed price change over the trailing year, not a forecast.
| # | ZIP | City | Population | Typical value | 1-yr change |
|---|---|---|---|---|---|
| 1 | 95323 | Hickman | 1.4K | $616,008 | +5.8% |
| 2 | 95316 | Denair | 7.6K | $558,443 | +2.4% |
| 3 | 95313 | Crows Landing | 1.1K | $740,755 | +2.2% |
| 4 | 95230 | Farmington | 495 | $711,774 | +1.8% |
| 5 | 95326 | Hughson | 10.7K | $555,530 | +0.7% |
| 6 | 95361 | Oakdale | 35.0K | $563,275 | +0.6% |
| 7 | 95386 | Waterford | 10.4K | $432,805 | +0.4% |
| 8 | 95307 | Ceres | 46.2K | $456,948 | -0.2% |
| 9 | 95328 | Keyes | 3.9K | $434,894 | -0.2% |
| 10 | 95351 | Modesto | 47.2K | $383,652 | -0.2% |
Best rental value — past 12 months
Ranked by price-to-rent (typical value ÷ observed annual rent), lowest first — the ZIP codes where buying looks cheapest relative to renting.
| # | ZIP | City | Population | Typical value | Price ÷ annual rent |
|---|---|---|---|---|---|
| 1 | 95363 | Patterson | 30.4K | $508,991 | 17.3× |
| 2 | 95382 | Turlock | 39.3K | $516,029 | 17.8× |
| 3 | 95367 | Riverbank | 25.3K | $489,136 | 17.9× |
| 4 | 95354 | Modesto | 26.6K | $401,781 | 18.3× |
| 5 | 95350 | Modesto | 56.0K | $432,881 | 18.9× |
| 6 | 95351 | Modesto | 47.2K | $383,652 | 19.3× |
| 7 | 95355 | Modesto | 60.5K | $494,404 | 19.5× |
| 8 | 95307 | Ceres | 46.2K | $456,948 | 20.2× |
| 9 | 95380 | Turlock | 43.7K | $450,061 | 20.8× |
| 10 | 95356 | Modesto | 33.0K | $526,433 | 20.9× |
Frequently asked questions
What is the most expensive ZIP code in the Modesto area?
95313 (Crows Landing), with a typical home value of $740,755 as of June 2026, the latest month Zillow has published.
Which are the best ZIP codes to buy in Modesto?
It depends on the goal. This page ranks three separately: the most expensive ZIP codes (highest typical value), the fastest-appreciating (largest observed price gain over the past year), and the best rental value (lowest price relative to observed rent). The three lists often name different ZIP codes.
Is this page showing forecasts?
No. Every number on this page is observed Zillow data as of June 2026, not a forecast. Sialim's forecasts, at the metro level, are on the linked metro forecast page.
ZIP-level values shown here are observed Zillow data, not forecasts. Sialim's forecasting engine works at the metro level today; ZIP-level forecasts are planned for Sialim Pro. Data © Zillow, via Zillow Research.