Most Affordable Neighborhoods in Modesto, CA

Some of the cheapest neighborhoods in Modesto are Sierra, Southwest Modesto, and Southeast Modesto. These neighborhoods offer some of the lowest rent prices in Modesto, making them ideal for renters on a budget. As of March 16, 2025, the average rent in Modesto is $1,492, which is 2.1% higher than last year. However, it's important to remember that rental prices can vary significantly based on factors such as location, amenities, and floor plans.

Sierra

Average Rent

$1,200/Month

Year-Over-Year Rent Change

1.8%

TransitScore® Rating

17/100

Units Available

1 Rentals

When you’re looking for a great Modesto neighborhood on a budget, check out Sierra. The average rent is $1,200, compared to the city average of $1,492. Rent prices have increased by 1.8%. Sierra is convenient to Shops At Lincoln School, Yosemite Shopping Center, and Modesto Junior College, West. The community is car-dependent with a WalkScore® of 48.

Southwest Modesto

Average Rent

$1,370/Month

Year-Over-Year Rent Change

1.8%

TransitScore® Rating

20/100

Units Available

4 Rentals

Southwest Modesto is an affordable neighborhood in Modesto with an average rent price of $1,370. Compare this to the city average of $1,492. In the past year, rent prices have increased by 1.8%. Southwest Modesto provides easy access to Stockton Metro, Modesto Junior College, West, and Shops At Lincoln School. It’s a somewhat walkable neighborhood with a WalkScore® of 53.

Southeast Modesto

Average Rent

$1,433/Month

Year-Over-Year Rent Change

7%

TransitScore® Rating

25/100

Units Available

16 Rentals

If you’re looking for a great, affordable neighborhood in Modesto, Southeast Modesto might be the perfect place! It has an average rent price of $1,433, while the city’s average stands at $1,492. In the last year, prices have decreased by 7%. Southeast Modesto is near Yosemite Shopping Center, Modesto Junior College, East, and Yosemite Center.

Northwest Modesto

Average Rent

$1,582/Month

Year-Over-Year Rent Change

1.5%

TransitScore® Rating

37/100

Units Available

100 Rentals

Northwest Modesto is a top choice for budget-conscious renters for a variety of reasons. The average rent in Northwest Modesto is $1,582 while the city average is $1,492. This is a 1.5% difference from last year. Residents enjoy convenient access to Stanislaus State, San Joaquin River National Wildlife Refuge, and Stockton Metro. The neighborhood is considered walkable with a WalkScore® of 70.

Northeast Modesto

Average Rent

$1,595/Month

Year-Over-Year Rent Change

2.2%

TransitScore® Rating

29/100

Units Available

62 Rentals

When you’re looking for a great Modesto neighborhood on a budget, check out Northeast Modesto. The average rent is $1,595, compared to the city average of $1,492. Rent prices have increased by 2.2%. Northeast Modesto is convenient to Glenwood Plaza, Modesto Junior College, West, and The Lakes Shopping Center. The community is somewhat walkable with a WalkScore® of 56.

North Modesto

Average Rent

$1,732/Month

Year-Over-Year Rent Change

3.5%

TransitScore® Rating

13/100

Units Available

60 Rentals

North Modesto is an affordable neighborhood in Modesto with an average rent price of $1,732. Compare this to the city average of $1,492. In the past year, rent prices have increased by 3.5%. North Modesto provides easy access to Stockton Metro, Dale Business Park, and Modesto Junior College, West. It’s a car-dependent neighborhood with a WalkScore® of 40.

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Methodology

Transit Score measures access to public transit. Scores range from 0 (minimal transit) to 100 (rider’s paradise). Learn more about the Transit Score methodology. Rental data is sourced from CoStar Group’s Market Trend reports. As a leading authority in commercial real estate information, analytics, and news, CoStar performs in-depth research to build and sustain an extensive database of commercial real estate insights.

We've combined this data with public records to provide the most current rental information available.