Waterford, CA—95386
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Waterford, CA
As of Oct '25, the median home price in Waterford, CA is $427,000, with a year-over-year change of 1.1%. This indicates that home prices in Waterford, CA are increasing. According to Zillow, the 1-year price projection is 0.1%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $427,000 | 1.1% |
| Single Family | $427,000 | 0.9% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $352,000 | 2.9% |
3 Bed | $409,000 | 1.0% |
4 Bed | $473,000 | 1.1% |
| 5 Bed | $540,000 | 0.0% |
% of Housing Stock
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.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,720 | $2,110 |
| Studio Rent | N/A | N/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 |
% of Rental Stock
Property Listings — Waterford, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Waterford, CA is 35. This is a increase of 24.0% 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 44.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $497,000 | -2.0% |
Listing Count | 18 | -31.0% |
| Listings as % of Homes | 0.5% | -31.0% |
Days on Market | 35 | 24.0% |
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.
| Metric | Latest Census | YoY % 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% |
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
| Metric | Latest Census | 5-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% |
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
| Metric | Zip 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% |
Loan Activity
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 Size | HUD Premium | Market Rent | Max 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
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.7 |
| Median Home Price | $427,000 |
| Median Household Income | $71,300 |