Tracy, CA—95304
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Tracy, CA
As of Oct '25, the median home price in Tracy, CA is $905,000, with a year-over-year change of -2.7%. This indicates that home prices in Tracy, CA are decreasing. According to Zillow, the 1-year price projection is -0.8%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $905,000 | -2.7% |
| Single Family | $905,000 | -2.9% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $645,000 | -4.2% |
3 Bed | $862,000 | -2.5% |
4 Bed | $973,000 | -2.7% |
| 5 Bed | $1,035,000 | -3.9% |
% of Housing Stock
Rental Trends — Tracy, CA
As of July '25, Rentcast reports the average rent in Tracy, CA is $2,570, with a year-over-year rent change of -14.0%. Per bedroom, the median rent as of July '25 in Tracy, CA is studios: $2,250, 1-bedrooms: $2,230, 2-bedrooms: $2,580, 3-bedrooms: $3,050, 4-bedrooms: $3,190. The most common rental property sizes in Tracy, CA are 2-bedroom and 1-bedroom, accounting for 47.2% and 16.6% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,580 | $2,570 |
| Studio Rent | $2,250 | $2,250 |
| 1 Bed Rent | $2,240 | $2,230 |
| 2 Bed Rent | $2,620 | $2,580 |
| 3 Bed Rent | $2,800 | $3,050 |
| 4 Bed Rent | $3,000 | $3,190 |
% of Rental Stock
Property Listings — Tracy, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Tracy, CA is 48. This is a increase of 16.0% 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 7.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $1,040,000 | 7.0% |
Listing Count | 28 | -2.0% |
| Listings as % of Homes | 0.5% | -2.0% |
Days on Market | 48 | 16.0% |
Demographics — Tracy, CA
As of the latest ACS Survey released in 2023, Tracy, CA has a population of 14,800, which has increased by 1.9% over the past 5 years. Tracy, CA is a moderately popular place for families, as children make up 21.6% of the population. The area has a moderately educated workforce, with 28.5% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 10.7% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 14,800 | 1.9% |
% Under 18 | 21.6% | 8.0% |
% Seniors | 11.3% | -4.2% |
% WFH | 10.7% | 81.4% |
% w/ College Degree | 28.5% | 81.5% |
As of the latest ACS Survey released in 2023, Tracy, CA is a predominantly white area, with 34.4% of the population identifying as white. The white population has shrunk by 13.8% in the last 5 years. The second most common race or ethnicity in Tracy, CA is hispanic, making up 34.1% of the population. Foreign-born residents account for 19.1% of the population in Tracy, CA, and this percentage has increased by 9.8% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 34.4% | -13.8% |
% Black | 5.9% | -32.2% |
% Hispanic | 34.1% | -6.6% |
% Asian | 12.7% | 74.0% |
% Foreign Born | 19.1% | 9.8% |
Mortgage and Risk — Tracy, CA
According to HUD data as of 2023, there were 421 mortgage originations in Tracy, CA, of which 97.0% of loans were conventional mortgages. The average loan-to-value was 68.0%, with 15.0% above 90% LTV (elevated). This implies medium mortgage risk in Tracy, CA. Investor activity is low, as 2.0% of loans were by investors. 4.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 421 |
% Conventional Loans | 97.0% |
% Government Loans | 3.0% |
% Investor Loans | 2.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 4.0% |
Loan Activity
Rentals and Section 8 — Tracy, CA
As of 2024, the percent of homes in Tracy, CA under the Section 8 program is 0.9%. 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. 3-bedroom and 4-bedroom units appear to be good home sizes to consider for Section 8 housing in Tracy, CA, because HUD payments exceed market rent, while 1-bedroom and 2-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 26 |
Total Units Section 8 | 26 |
% Rentals under Section 8 | 0.9% |
% Occupied Section 8 | 79.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$200 | $2,240 | $2,040 |
| 2 Bedroom | -$20 | $2,620 | $2,600 |
| 3 Bedroom | $840 | $2,800 | $3,640 |
| 4 Bedroom | $1,370 | $3,000 | $4,370 |
Affordability — Tracy, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 7.6 |
| Median Home Price | $905,000 |
| Median Household Income | $114,000 |