Forest Ranch, CA—95942
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Forest Ranch, CA
As of Oct '25, the median home price in Forest Ranch, CA is $367,000, with a year-over-year change of -0.1%. This indicates that home prices in Forest Ranch, CA are flat. According to Zillow, the 1-year price projection is -2.8%, suggesting a decrease housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $367,000 | -0.1% |
| Single Family | $368,000 | 0.3% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $307,000 | -1.3% |
3 Bed | $409,000 | -0.7% |
4 Bed | N/A | N/A |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — Forest Ranch, CA
As of July '25, Rentcast reports the average rent in Forest Ranch, CA is $2,300, with a year-over-year rent change of 15.0%. Per bedroom, the median rent as of July '25 in Forest Ranch, CA is 3-bedrooms: $2,300. The most common rental property sizes in Forest Ranch, CA are 1-bedroom and 2-bedroom, accounting for 87.7% and 12.3% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,300 | $2,300 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | N/A | N/A |
| 2 Bed Rent | N/A | N/A |
| 3 Bed Rent | $2,300 | $2,300 |
| 4 Bed Rent | N/A | N/A |
% of Rental Stock
Property Listings — Forest Ranch, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Forest Ranch, CA is 102. This is a increase of 8.0% 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 0.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $402,000 | 0.0% |
Listing Count | 15 | -29.0% |
| Listings as % of Homes | 0.8% | -29.0% |
Days on Market | 102 | 8.0% |
Demographics — Forest Ranch, CA
As of the latest ACS Survey released in 2023, Forest Ranch, CA has a population of 2,190, which has increased by 248.2% over the past 5 years. Forest Ranch, CA is a moderately popular place for families, as children make up 23.5% of the population. The area has a moderately educated workforce, with 34.3% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 5.6% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 2,190 | 248.2% |
% Under 18 | 23.5% | 97.5% |
% Seniors | 16.5% | -48.9% |
% WFH | 5.6% | -39.8% |
% w/ College Degree | 34.3% | 29.4% |
As of the latest ACS Survey released in 2023, Forest Ranch, CA is a predominantly white area, with 86.7% of the population identifying as white. The white population has shrunk by 2.1% in the last 5 years. The second most common race or ethnicity in Forest Ranch, CA is hispanic, making up 9.8% of the population. Foreign-born residents account for 6.9% of the population in Forest Ranch, CA, and this percentage has increased by 32.7% 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 | 86.7% | -2.1% |
% Black | 0.0% | N/A |
% Hispanic | 9.8% | -1.0% |
% Asian | 0.0% | N/A |
% Foreign Born | 6.9% | 32.7% |
Mortgage and Risk — Forest Ranch, CA
According to HUD data as of 2023, there were 37 mortgage originations in Forest Ranch, CA, of which 76.0% of loans were conventional mortgages. The average loan-to-value was 63.0%, with 38.0% above 90% LTV (very high). This implies large mortgage risk in Forest Ranch, CA. Investor activity is low, as 0.0% of loans were by investors. 11.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 37 |
% Conventional Loans | 76.0% |
% Government Loans | 24.0% |
% Investor Loans | 0.0% |
% Second Loans | 3.0% |
% Cash Out Refinance | 11.0% |
Loan Activity
Rentals and Section 8 — Forest Ranch, CA
Forest Ranch, CA lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | N/A |
Total Units Section 8 | N/A |
% Rentals under Section 8 | 1.8% |
% Occupied Section 8 | N/A |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | N/A | N/A | $1,080 |
| 2 Bedroom | N/A | N/A | $1,400 |
| 3 Bedroom | -$340 | $2,300 | $1,960 |
| 4 Bedroom | N/A | N/A | $2,350 |
Affordability — Forest Ranch, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 2.5 |
| Median Home Price | $367,000 |
| Median Household Income | $153,000 |