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Waterford, CA—95386

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value
$422,000
1.0% YoY Growth
Household Income
$71,300
21.9% YoY Growth
Days on Market
15
39.0% Shorter YoY
Home Price Forecast
0.5%
Median Rent
$1,720
3.4% YoY Growth
1-Bed Rent
$1,150
N/A
2-Bed Rent
$1,500
6.7% YoY Growth
3-Bed Rent
$2,100
22.0% YoY Growth
  • Home Price Trends
  • Rental Trends
  • Property Listings
  • Demographics
  • Mortgage and Risk

Home Price Trends — Waterford, CA

As of Dec '25, the median home price in Waterford, CA is $422,000, with a year-over-year change of 1.0%. This indicates that home prices in Waterford, CA are flat. According to Zillow, the 1-year price projection is 0.5%, suggesting a relatively flat housing market in the next year.

Cost per Home Type

Home TypeMedian Home ValueYoY % Change
All Homes
$422,0001.0%
Single Family $422,0001.0%
Condos N/AN/A

Cost per Home Size

Home SizeMedian Home ValueYoY % Change
1 Bed
  • Affordability
  • Rentals and Section 8
    • N/A
    N/A
    2 Bed
    		$343,0002.4%
    3 Bed
    		$404,0000.7%
    4 Bed
    		$467,0000.9%
    5 Bed $539,178-0.3%
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    % of Housing Stock

    Studio
    2.8%
    1 Bedroom
    2.9%
    2 Bedrooms
    19.4%
    3 Bedrooms
    52.5%
    4 Bedrooms
    17.0%
    5+ Bedrooms
    5.3%

    Rental Trends — Waterford, CA

    As of July '25, Rentcast reports the average rent in Waterford, CA is $2,110, with a year-over-year rent change of 3.4%. Per bedroom, the median rent as of July '25 in Waterford, CA is 1-bedrooms: $1,150, 2-bedrooms: $1,600, 3-bedrooms: $2,610, 4-bedrooms: $2,600. The most common rental property sizes in Waterford, CA are 3-bedroom and 2-bedroom, accounting for 51.7% and 26.5% of the rental stock.

    TypeMedian RentAverage Rent
    Average Rent$1,720$2,110
    Studio Rent N/AN/A
    1 Bed Rent $1,150$1,150
    2 Bed Rent $1,500$1,600
    3 Bed Rent $2,100$2,610
    4 Bed Rent $2,600$2,600
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    % of Rental Stock

    Studio
    3.5%
    1 Bedroom
    3.9%
    2 Bedrooms
    26.5%
    3 Bedrooms
    51.7%
    4 Bedrooms
    10.8%
    5+ Bedrooms
    3.7%

    Property Listings — Waterford, CA

    As of Dec '25, Realtor.com reports that the median days on market for a home in Waterford, CA is 37. This is a increase of 14.0% 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 21.0%, representing a small inventory and little supply pressure on home prices.

    MetricZip Code AverageYear over Year % Change
    Median Listing Price
    		$458,000-5.0%
    Listing Count
    		210.0%
    Listings as % of Homes0.5%0.0%
    Days on Market
    		15-39.0%
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    Demographics — Waterford, CA

    As of the latest ACS Survey released in 2023, Waterford, CA has a population of 10,400, which has decreased by -1.7% over the past 5 years. Waterford, CA is a popular place for families, as children make up 28.4% of the population. The area has a poorly educated workforce, with 9.8% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 5.3% reporting working from home.

    MetricLatest CensusYoY % Change
    Population
    		10,400-1.7%
    % Under 18
    		28.4%-10.7%
    % Seniors
    		9.6%-4.0%
    % WFH
    		5.3%-14.5%
    % w/ College Degree
    		9.8%11.4%
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    As of the latest ACS Survey released in 2023, Waterford, CA is a predominantly hispanic area, with 50.5% of the population identifying as hispanic. The hispanic population has grown by 8.1% in the last 5 years. The second most common race or ethnicity in Waterford, CA is white, making up 42.7% of the population. Foreign-born residents account for 20.0% of the population in Waterford, CA, and this percentage has increased by 2.0% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.

    Race and Ethnicity

    MetricLatest Census5-Year % Change
    % White
    		42.7%-11.2%
    % Black
    		0.8%14.3%
    % Hispanic
    		50.5%8.1%
    % Asian
    		3.5%52.2%
    % Foreign Born
    		20.0%2.0%
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    Mortgage and Risk — Waterford, CA

    According to HUD data as of 2023, there were 118 mortgage originations in Waterford, CA, of which 69.0% of loans were conventional mortgages. The average loan-to-value was 61.0%, with 27.0% above 90% LTV (very high). This implies large mortgage risk in Waterford, 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

    MetricZip Code Average
    Total Loan Originations
    		118
    % Conventional Loans
    		69.0%
    % Government Loans
    		31.0%
    % Investor Loans
    		2.0%
    % Second Loans
    		1.0%
    % Cash Out Refinance
    		19.0%
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    Rentals and Section 8 — Waterford, CA

    As of 2024, the percent of homes in Waterford, CA under the Section 8 program is 5.7%. 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. 1-bedroom units appear to be good home sizes to consider for Section 8 housing in Waterford, CA, because HUD payments exceed market rent, while 2-bedroom and 3-bedroom and 4-bedroom units do not.

    Section 8 Market Size

    Total Units under HUD
    		65
    Total Units Section 8
    		65
    % Rentals under Section 8
    		5.7%
    % Occupied Section 8
    		91.0%

    Section 8 Opportunity

    Home SizeHUD PremiumMarket RentMax HUD Rent
    1 Bedroom$10$1,150$1,160
    2 Bedroom$0$1,500$1,500
    3 Bedroom$0$2,100$2,100
    4 Bedroom-$160$2,600$2,440

    Affordability — Waterford, CA

    Home Price to Income Ratio

    MetricZip Code Average
    Home Price to Income Ratio5.6
    Median Home Price$422,000
    Median Household Income$71,300

    Waterford, CA — ZIP Code Boundary Map

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    Frequently Asked Questions