Atwater, CA—95301
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Atwater, CA
As of Oct '25, the median home price in Atwater, CA is $416,000, with a year-over-year change of -0.6%. This indicates that home prices in Atwater, CA are flat. According to Zillow, the 1-year price projection is 0.4%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $416,000 | -0.6% |
| Single Family | $417,000 | -0.7% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $303,000 | 0.0% |
3 Bed | $391,000 | -0.5% |
4 Bed | $467,000 | -1.5% |
| 5 Bed | $557,000 | -2.3% |
% of Housing Stock
Rental Trends — Atwater, CA
As of July '25, Rentcast reports the average rent in Atwater, CA is $1,730, with a year-over-year rent change of -4.9%. Per bedroom, the median rent as of July '25 in Atwater, CA is studios: $950, 1-bedrooms: $817, 2-bedrooms: $1,260, 3-bedrooms: $1,940, 4-bedrooms: $2,500. The most common rental property sizes in Atwater, CA are 2-bedroom and 3-bedroom, accounting for 37.7% and 35.5% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,800 | $1,730 |
| Studio Rent | $950 | $950 |
| 1 Bed Rent | $895 | $817 |
| 2 Bed Rent | $1,250 | $1,260 |
| 3 Bed Rent | $2,000 | $1,940 |
| 4 Bed Rent | $2,450 | $2,500 |
% of Rental Stock
Property Listings — Atwater, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Atwater, CA is 54. This is a increase of 12.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 12.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $434,000 | -7.0% |
Listing Count | 83 | 6.0% |
| Listings as % of Homes | 0.4% | 6.0% |
Days on Market | 54 | 12.0% |
Demographics — Atwater, CA
As of the latest ACS Survey released in 2023, Atwater, CA has a population of 42,400, which has increased by 9.5% over the past 5 years. Atwater, CA is a popular place for families, as children make up 27.9% of the population. The area has a poorly educated workforce, with 16.0% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 5.0% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 42,400 | 9.5% |
% Under 18 | 27.9% | -4.8% |
% Seniors | 12.4% | 6.9% |
% WFH | 5.0% | 42.9% |
% w/ College Degree | 16.0% | 0.6% |
As of the latest ACS Survey released in 2023, Atwater, CA is a predominantly hispanic area, with 52.7% of the population identifying as hispanic. The hispanic population has grown by 0.8% in the last 5 years. The second most common race or ethnicity in Atwater, CA is white, making up 33.0% of the population. Foreign-born residents account for 20.8% of the population in Atwater, CA, and this percentage has decreased by 4.1% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 33.0% | -8.6% |
% Black | 4.1% | -8.9% |
% Hispanic | 52.7% | 0.8% |
% Asian | 6.4% | 39.1% |
% Foreign Born | 20.8% | -4.1% |
Mortgage and Risk — Atwater, CA
According to HUD data as of 2023, there were 403 mortgage originations in Atwater, CA, of which 72.0% of loans were conventional mortgages. The average loan-to-value was 60.0%, with 32.0% above 90% LTV (very high). This implies large mortgage risk in Atwater, CA. Investor activity is low, as 2.0% of loans were by investors. 19.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 403 |
% Conventional Loans | 72.0% |
% Government Loans | 28.0% |
% Investor Loans | 2.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 19.0% |
Loan Activity
Rentals and Section 8 — Atwater, CA
As of 2024, the percent of homes in Atwater, CA under the Section 8 program is 4.8%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Atwater, CA, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 303 |
Total Units Section 8 | 252 |
% Rentals under Section 8 | 4.8% |
% Occupied Section 8 | 79.6% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $335 | $895 | $1,230 |
| 2 Bedroom | $260 | $1,250 | $1,510 |
| 3 Bedroom | $80 | $2,000 | $2,080 |
| 4 Bedroom | $90 | $2,450 | $2,540 |
Affordability — Atwater, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.9 |
| Median Home Price | $416,000 |
| Median Household Income | $66,700 |