Published October 4, 2026 in Market Update

Modesto sales rose even as listings stayed tight

By Rebeca Gamon

Real estate, Modesto

The number that matters most right now: the Real Estate Data Aggregator counted 363 homes sold across Modesto in the three months ending July 31, 2026. That is up 13.1% from the same months a year before. At the same time, homes for sale fell 21.8%. More deals, fewer choices. That combination shapes everything from your price to your timeline.

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Modesto is not uniform. Each part of this city has its own story, and the numbers show it.

How each part of Modesto read

Modesto is one of the 20 largest cities in California, about 220,000 people. Each ZIP code here has its own price, its own pace, and its own buyer. Do not read one as the whole city.

Sellers: homes moved fast and close to list

In 95350, the Real Estate Data Aggregator counted a median of 17 days on market. That is 3 days shorter than a year before. Homes there sold at 99.8% of list price on average. That is up 0.7 points from a year ago.

In 95355, the median was 18 days. Unchanged from a year before. Homes there sold at 99.6% of list on average.

In 95356, the median was 40 days. That is 6 days longer than a year before. Homes still sold at 99.4% of list on average, up 1.7 points. More days on market does not always mean a weaker price.

In 95357, the median was 27 days. That is 13 days longer than a year before. Homes sold at 99.4% of list on average, up 0.9 points.

Buyers: more competition, less to choose from

Inventory fell in every ZIP the Real Estate Data Aggregator tracked here. In 95350, homes for sale dropped 30.4%. In 95356, they dropped 30.6%. In 95355, down 10.5%. In 95357, down 4.2%.

More than 4 in 10 homes in 95355 sold above list price, the Real Estate Data Aggregator found. That share was up 10.6 points from a year before. Nearly 4 in 10 in 95357 sold above list. In 95356, 37.6% sold above list, up 17.9 points.

Speed matters too. In 95350, the Real Estate Data Aggregator found that 51.3% of homes went under contract within two weeks of listing. That is up 8.1 points from a year before. In 95355, it was 41.1%. In 95356, 33.3%. In 95357, 28.9%.

The wider picture

The Federal Housing Finance Agency said U.S. house prices rose 2.6% from July 2025 to July 2026. That is a national number. Modesto's ZIPs moved differently from each other, and differently from the U.S. as a whole.

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That is a real cost for buyers financing a purchase right now. It is worth building that into your numbers before you set a price or make an offer.

Realtor.com also reported that price cuts hit 20.8% of listings nationally in September, the highest since October 2022. That is a national signal. In Modesto, the Real Estate Data Aggregator shows homes selling very close to list price across all four ZIPs. Local conditions here are not the same as the national trend.

What this means for you

Selling. Homes are moving fast in most of Modesto. Price it right and you will likely see offers quickly. Price it too high and you risk sitting while buyers move on.

Buying. You are competing with fewer homes to choose from. In 95350 and 95355 especially, half or more of homes went under contract within two weeks. Being ready matters more than it did a year ago.

Pending sales across Modesto rose 25.2%, the Real Estate Data Aggregator found. That means more deals in the pipeline. Activity is real and moving forward.