Tracy, CA—95376
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 $595,000, with a year-over-year change of -5.1%. This indicates that home prices in Tracy, CA are decreasing. According to Zillow, the 1-year price projection is -1.2%, suggesting a decrease housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $595,000 | -5.1% |
| Single Family | $598,000 | -5.4% |
| Condos | $380,000 | -5.7% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $434,000 | -5.2% |
3 Bed | $567,000 | -5.8% |
4 Bed | $662,000 | -5.0% |
| 5 Bed | $770,000 | -4.7% |
% of Housing Stock
Rental Trends — Tracy, CA
As of July '25, Rentcast reports the average rent in Tracy, CA is $2,550, with a year-over-year rent change of 2.4%. Per bedroom, the median rent as of July '25 in Tracy, CA is 1-bedrooms: $2,140, 2-bedrooms: $2,340, 3-bedrooms: $2,760, 4-bedrooms: $2,880. The most common rental property sizes in Tracy, CA are 3-bedroom and 2-bedroom, accounting for 35.9% and 31.6% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,660 | $2,550 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $2,070 | $2,140 |
| 2 Bed Rent | $2,300 | $2,340 |
| 3 Bed Rent | $2,700 | $2,760 |
| 4 Bed Rent | $2,900 | $2,880 |
% 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 63. This is a increase of 62.0% 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 23.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $628,000 | -2.0% |
Listing Count | 95 | 43.0% |
| Listings as % of Homes | 0.3% | 43.0% |
Days on Market | 63 | 62.0% |
Demographics — Tracy, CA
As of the latest ACS Survey released in 2023, Tracy, CA has a population of 54,900, which has increased by 2.4% over the past 5 years. Tracy, CA is a popular place for families, as children make up 26.8% of the population. The area has a poorly educated workforce, with 19.1% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 9.8% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 54,900 | 2.4% |
% Under 18 | 26.8% | -6.0% |
% Seniors | 11.1% | 16.8% |
% WFH | 9.8% | 250.0% |
% w/ College Degree | 19.1% | 10.4% |
As of the latest ACS Survey released in 2023, Tracy, CA is a predominantly hispanic area, with 49.9% of the population identifying as hispanic. The hispanic population has grown by 6.6% in the last 5 years. The second most common race or ethnicity in Tracy, CA is white, making up 26.6% of the population. Foreign-born residents account for 25.6% of the population in Tracy, CA, and this percentage has increased by 2.4% 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 | 26.6% | -19.9% |
% Black | 5.6% | 12.0% |
% Hispanic | 49.9% | 6.6% |
% Asian | 13.7% | 44.2% |
% Foreign Born | 25.6% | 2.4% |
Mortgage and Risk — Tracy, CA
According to HUD data as of 2023, there were 533 mortgage originations in Tracy, CA, of which 82.0% of loans were conventional mortgages. The average loan-to-value was 56.0%, with 23.0% above 90% LTV (very high). This implies large mortgage risk in Tracy, CA. Investor activity is low, as 4.0% of loans were by investors. 17.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 533 |
% Conventional Loans | 82.0% |
% Government Loans | 18.0% |
% Investor Loans | 4.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 17.0% |
Loan Activity
Rentals and Section 8 — Tracy, CA
As of 2024, the percent of homes in Tracy, CA under the Section 8 program is 4.3%. 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 | 478 |
Total Units Section 8 | 283 |
% Rentals under Section 8 | 4.3% |
% Occupied Section 8 | 82.3% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$450 | $2,070 | $1,620 |
| 2 Bedroom | -$240 | $2,300 | $2,060 |
| 3 Bedroom | $190 | $2,700 | $2,890 |
| 4 Bedroom | $560 | $2,900 | $3,460 |
Affordability — Tracy, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.9 |
| Median Home Price | $595,000 |
| Median Household Income | $103,000 |