Waterford, CA housing market
The typical Waterford home is worth about $428,000, about the same as a year ago, 44% below the California typical home. Homes typically sell in 29 days, a little above asking.
Home values, sales, trends and how Waterford compares with the towns next door — updated as new data is published.
Waterford at a glance
A strong seller's market
Homes are selling faster than new ones are listed: less than two months of supply. Well-priced homes can draw several offers.
Typical home value, 2016–2026
Show as a table
| January | Waterford | California |
|---|---|---|
| 2017 | $241,000 | $453,000 |
| 2018 | $265,000 | $501,000 |
| 2019 | $283,000 | $539,000 |
| 2020 | $297,000 | $551,000 |
| 2021 | $336,000 | $607,000 |
| 2022 | $396,000 | $703,000 |
| 2023 | $403,000 | $727,000 |
| 2024 | $412,000 | $758,000 |
| 2025 | $425,000 | $782,000 |
| 2026 | $427,000 | $767,000 |
| August 2026 | $428,000 | $764,000 |
14 new homes permitted in 2025
Builders were permitted 14 new homes in Waterford in 2025, all single-family houses, worth about $4.6 million to build. That's 1.5 per 1,000 residents, slower than across California (2.7). Over the past 10 years, Waterford has permitted 145 homes in all.
Homes vs. people, 2010–2020
Between the 2010 and 2020 censuses, Waterford gained 664 residents while 44 new homes were permitted: about 15 new residents per new home. Population grew faster than building, so existing homes filled up: a sign of tight supply. Across California: 2.7 new residents per new home.
How Waterford ranks on housing keeping up with growth →
Residents: U.S. Census Bureau, 2010 and 2020 censuses. New homes: permits issued 2010–2019.
Show as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 8 | 8 | 0 | $2.5 million |
| 2025 | 14 | 14 | 0 | $4.6 million |
| 2024 | 3 | 3 | 0 | $486,000 |
| 2023 | 3 | 3 | 0 | $486,000 |
| 2022 | 9 | 9 | 0 | $1.5 million |
| 2021 | 75 | 75 | 0 | $12.1 million |
| 2020 | 8 | 8 | 0 | $1.2 million |
| 2019 | 18 | 16 | 2 | $2.7 million |
| 2018 | 8 | 8 | 0 | $1.3 million |
| 2017 | 3 | 3 | 0 | $750,000 |
| 2016 | 4 | 4 | 0 | $853,000 |
| 2015 | 0 | 0 | 0 | — |
| 2014 | 0 | 0 | 0 | — |
| 2013 | 11 | 1 | 10 | $489,000 |
| 2012 | 0 | 0 | 0 | — |
| 2011 | 0 | 0 | 0 | — |
| 2010 | 0 | 0 | 0 | — |
| 2009 | 0 | 0 | 0 | — |
| 2008 | 12 | 1 | 11 | $619,000 |
| 2007 | 20 | 20 | 0 | $3.6 million |
| 2006 | 75 | 75 | 0 | $9.5 million |
| 2005 | 234 | 230 | 4 | $37.5 million |
| 2004 | 29 | 27 | 2 | $4 million |
| 2003 | 50 | 47 | 3 | $4.9 million |
| 2002 | 150 | 145 | 5 | $13.9 million |
| 2001 | 104 | 48 | 56 | $7.7 million |
| 2000 | 7 | 7 | 0 | $629,000 |
How Waterford ranks on new homes being built →
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey, through August 2026.
5.8 years of income
The typical Waterford home costs about 5.8 years of the town's median household income, less than across California (7.7 years).
How Waterford ranks on affordability →
Home value ÷ ACS median household income.
Owners, rent & taxes
U.S. Census Bureau, ACS 2020-2024.
A two-bedroom rents for about $1,730
HUD's Fair Market Rent for a two-bedroom in Waterford is $1,730 a month, utilities included: roughly what a modest, recently rented unit costs. Renters already in Waterford pay a median of $1,620. A two-bedroom takes about 28% of the town's median household income.
Studio $1,240 · 4 bedrooms $2,780
U.S. Department of Housing and Urban Development, FY2026 Fair Market Rents by ZIP code (95386; Modesto, CA MSA), weighted by land area. A Fair Market Rent is the 40th-percentile rent plus utilities for a standard unit. Median rent: U.S. Census Bureau, American Community Survey.
Home values: Zillow Home Value Index (ZHVI), Zillow Research, August 2026. Sales, days on market and supply: Redfin Data Center, May 2026. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Fair Market Rents: U.S. Department of Housing and Urban Development. Listings link to their publishers.