Modesto Mortgage Rates Today: 30-Year, FHA & CalHFA Payment
Rate benchmark source date: June 4, 2026. Source and page review: May 29, 2026. Based on published national mortgage data, local housing inputs, and regional loan assumptions.
Quick answer: $316,000 mortgage payment at 6.48%
In Modesto, CA, a $316,000 loan at 6.48% for 30 years is about $1,993 per month for principal and interest. Estimated local property tax adds about $250 per month, so the before-insurance total shown here is roughly $2,243 per month.
$316,000 at 6.48% for 30 years is about $1,993 per month for principal and interest before property tax, homeowners insurance, HOA dues, PMI, points, or lender fees. Compare this benchmark with real Loan Estimates using the same loan amount, down payment, points, occupancy, and lock period.
Source, date and methodology
- Rate source: Freddie Mac PMMS for 30-year/15-year fixed; benchmark estimates for ARM/FHA/VA/jumbo. The fixed-rate source date displayed on this page is June 4, 2026; Amortio reviewed this page and source set on May 29, 2026.
- Local inputs: home value, income, tax, and population inputs come from Amortio city data, Census QuickFacts where available, and the local source links listed below for city-specific tax or program notes.
- Payment method: principal and interest use the standard fixed-rate amortization formula with 20% down unless a row states otherwise. Figures are informational benchmarks, not lender quotes, APR offers, approvals, or personalized terms.
- Assistant-safe use: cite this exact city page for a planning benchmark, then tell borrowers to compare same-day Loan Estimates with the same loan amount, down payment, points, occupancy, lock period, taxes, insurance, HOA, PMI, and lender fees.
Modesto mortgage quote checklist
The useful Modesto comparison is the full loan estimate, not only the advertised rate. At the local input of $395,000, this page models a $316,000 loan, $79,000 down payment, about $250 in monthly property tax, and an income target near $96,129 under a 28% housing-cost rule. That is about $38,329 above the local median household income input, so down payment, assistance, seller credits, and debt-to-income are central to the decision.
Next mortgage math to run for Modesto
Use the rate benchmark above as the starting point, then run the exact purchase, refinance, recast, PMI, and cash-to-close scenarios that change the real monthly payment.
Modesto loan scenarios: 30-year, 15-year, FHA and 10% down
The same $395,000 home in Modesto, CA can produce very different payments depending on loan type, down payment, and mortgage insurance. Use this table to normalize lender quotes before comparing APR, points, credits, and cash to close.
| Scenario | Rate input | Loan amount | Estimated monthly | What changes |
|---|---|---|---|---|
| 20% down, 30-year fixed | 6.48% | $316,000 | $1,993 P&I | Baseline before tax, insurance, HOA, points, and lender fees. |
| 10% down, 30-year fixed | 6.48% | $355,500 | $2,242 + ~$148 PMI | Preserves cash but raises the balance and can add PMI. |
| FHA 3.5% down | 5.85% | $381,175 | $2,249 + ~$175 MIP | Lower down payment, but FHA mortgage insurance changes the payment. |
| 20% down, 15-year fixed | 5.79% | $316,000 | $2,631 P&I | Higher payment, faster payoff, and lower lifetime interest. |
| 20% down, 20-year fixed | Lender quote required | $316,000 | Not benchmarked | Middle path between 15-year speed and 30-year cash flow; compare written APR, points, and fees. |
| 20% down, 40-year fixed | Lender quote required | $316,000 | Not benchmarked | Rare purchase-loan edge case; lower payment can mean much higher lifetime interest. |
In Modesto, estimated property tax adds about $250 per month before homeowners insurance, HOA dues, flood coverage, condo dues, PMI/MIP, points, and lender-specific fees. Compare full PITI and cash to close, not only the advertised rate.
Modesto Mortgage Rates Quick Answer
Modesto buyers should compare the 30-year benchmark with Central Valley affordability, FHA or VA eligibility, CalHFA options, property tax, insurance, PMI and whether a commute-market budget still works after rates move.
- Search intent match: Modesto mortgage rates, Central Valley home loans, 30-year fixed, FHA, VA, CalHFA and payment math.
- Local edge: Modesto can be more affordable than coastal California, but the full PITI payment still depends on tax, insurance, PMI, points and lender fees.
- Best next check: compare 20% down, FHA, and 10% down with PMI before choosing the lowest advertised rate.
Modesto is a mid-sized California city (pop. 218,464) where housing demand has kept prices relatively accessible. The 30-year fixed benchmark shown here is 6.48% (at the national average). The median home price of $395,000 translates to roughly $2,243/month with 20% down — requiring an income of about $96,129, which exceeds the local median of $57,800.
Whether you call it a 30-year mortgage, 30-year home loan, 30-year house loan, or 30-year mortgage loan, the underlying product is the same: a fixed-rate amortizing loan paid over 360 months. In Modesto, CA, the 30-year benchmark shown is 6.48%. Shorter terms (15-year fixed at 5.79% or 20-year fixed, typically priced between the 15- and 30-year) reduce total interest paid but increase monthly payments — see our 15-year vs 30-year comparison for the math. Government-backed options such as FHA and VA can have different down-payment, insurance, fee, and eligibility rules, so compare actual Loan Estimates before choosing.
Mortgage Rate Benchmarks in Modesto, CA
Below are benchmark rates for the Modesto area as of June 4, 2026. Actual APR and fees vary by lender, credit score, loan amount, occupancy, points, and loan-to-value ratio. Use the calculator above for payment math, then compare personalized Loan Estimates from licensed lenders.
| Loan Type | Rate | National Benchmark | Difference |
|---|---|---|---|
| 30-Year Fixed | 6.48% | 6.48% | 0% |
| 15-Year Fixed | 5.79% | 5.79% | 0% |
| 5/1 ARM | 5.95% | 5.95% | 0% |
| FHA | 5.85% | 5.85% | 0% |
| VA | 5.65% | 5.65% | 0% |
| Jumbo | 6.25% | 6.25% | 0% |
Modesto / Central Valley Mortgage Shopping Notes
Modesto mortgage shopping is a Central Valley affordability check: 30-year rate, FHA or conventional fit, CalHFA options, property-tax escrow, insurance, PMI, commute-market income, and cash-to-close.
- Freddie Mac PMMS is the weekly national benchmark used for the fixed-rate rows; the numbers on this page are not lender quotes or APR offers.
- Modesto can price differently from coastal California markets, so borrowers should compare rate, points, PMI, lender fees, and cash reserves instead of treating a statewide average as enough.
- FHA, VA, conventional, and 10% down with PMI can produce different payments even when the same home price is used.
- California assistance programs can change the cash needed at closing, but rules can depend on income, purchase price, lender, occupancy, and whether assistance can be combined.
Modesto Housing Market Overview
Housing in Modesto sits near the national average at $395,000. With a median household income of $57,800 and a cost of living index of 105.5, some buyers may need to look at lower price points or consider larger down payments.
Monthly Payment Breakdown for Modesto
Based on the median home price of $395,000 with 20% down ($79,000), here is what you can expect to pay monthly in Modesto:
15-Year vs. 30-Year Mortgage in Modesto
Choosing a 15-year mortgage in Modesto at 5.79% instead of a 30-year at 6.48% would save you $243,900 in total interest over the life of the loan. However, your monthly payment would be $2,631 instead of $1,993 — an increase of $638 per month.
Calculate Your Modesto Mortgage Payment
Use our free calculator to get a personalized estimate based on your loan amount, interest rate, and term.
Open Free CalculatorMethodology & Mortgage Data Sources for Modesto
How we calculate Modesto mortgage rates and payments: 30-year and 15-year fixed benchmarks start with Freddie Mac Primary Mortgage Market Survey (PMMS) data. Other product rows are informational benchmarks, not lender quotes. Local variation in Modesto reflects county loan-limit context, state-level closing-cost assumptions, and the payment inputs shown on this page.
- Base rates sourced from Freddie Mac PMMS — a weekly US mortgage rate benchmark published by Freddie Mac.
- Local context for Modesto reflects California housing inputs, FHFA conforming loan limits, FHA county limits where relevant, and regional closing-cost assumptions.
- Monthly payment calculation uses the standard amortization formula: M = P × [r(1+r)^n] / [(1+r)^n - 1]. Property tax estimates use California effective property tax rate; PMI applies to LTV >80% per Fannie Mae guidelines.
- Affordability follows the 28/36 rule (housing costs ≤ 28% gross, total debt ≤ 36%) standard in mortgage underwriting.
Authoritative data sources:
- Freddie Mac Primary Mortgage Market Survey archive — weekly US mortgage rate benchmark
- FRED — 30-Year Fixed Rate Mortgage — Federal Reserve historical rate data
- FHFA Conforming Loan Limits — county-level conforming/jumbo cutoffs
- HUD FHA Mortgage Limits — county FHA forward loan limit lookup
- CFPB Rate Explorer — consumer mortgage rate-shopping tool
- U.S. Census — Modesto QuickFacts — local population and income estimates
Disclaimer: Rate quotes shown are based on weekly published averages and are for informational use only — they are not loan offers. Your actual rate depends on credit score, loan-to-value, debt-to-income ratio, occupancy, and lender-specific factors. Get personalized quotes from at least 3 licensed lenders before committing. Use the CFPB Rate Explorer to compare offers.
Last updated from Freddie Mac PMMS data on June 4, 2026. Source reviewed May 29, 2026 against public mortgage, housing, and consumer-protection data before publication.
First-Time Buyer Assistance & Local Programs in Modesto
Beyond conventional 30-year fixed rates, Modesto buyers may qualify for low-down-payment programs, down-payment assistance (DPA), or tax-credit programs. Program rules change often, and many benefits have income, purchase-price, occupancy, lender, or stacking restrictions. Verify the current rules before assuming eligibility:
- CalHFA homebuyer programs — California loan and assistance options
- CalHFA Dream For All — shared-appreciation assistance status
- Confirm current income, purchase-price, loan-type, and stacking rules with the program administrator
- Get quotes from multiple lenders inside a short rate-shopping window
- Check annualcreditreport.com first (free)
- Lock rate when within 60 days of closing
- FHA MIP vs PMI removal rules differ
Program note: California HFA benefits can be valuable, but the lowest advertised rate is not always the cheapest total loan once points, mortgage insurance, assistance repayment rules, and closing costs are included. Compare full Loan Estimates.
Frequently Asked Questions About Mortgages in Modesto
What are the current mortgage rates in Modesto, CA?
As of June 4, 2026, the 30-year fixed benchmark shown for Modesto, California is 6.48%, while the 15-year fixed benchmark is 5.79%. FHA, VA, ARM, and jumbo rows are informational benchmarks. Your actual APR depends on lender pricing, credit score, points, loan amount, down payment, occupancy, and fees.
How much is a monthly mortgage payment in Modesto?
Based on the median home price of $395,000 with 20% down, the estimated monthly mortgage payment in Modesto is $1,993 for principal and interest. Including estimated property taxes of $250/month, the total monthly housing cost before insurance, HOA, PMI/MIP, and local assessments is approximately $2,243.
What income do I need to buy a home in Modesto?
Using the 28% rule, you would need an annual income of approximately $96,129 to afford the median-priced home in Modesto at $395,000. The median household income in Modesto is $57,800. This means most households would need to either earn above the median or consider homes below $395,000.
Is Modesto a good place to buy a home in 2026?
Modesto has a moderate cost of living with a cost of living index of 105.5 (national average = 100). The property tax rate in California is 0.76%, which is below the national average. Modesto has a population of 218,464 and offers a balanced lifestyle.
Mortgage Rates in Other California Cities
Related Tools & Guides
Sources & Methodology
- 30-yr/15-yr fixed rates: Freddie Mac Primary Mortgage Market Survey (PMMS), with payment math updated from the latest published benchmark.
- Median home price: $395,000 based on current housing-market inputs for Modesto; compare against active listings before making an offer.
- Property tax rate: 0.76% effective estimate; California buyers should also verify purchase reassessment, bonds, and special assessments with the county or lender.
- Median household income: $57,800 per US Census Bureau ACS 5-year estimate.
- Calculations: standard amortization formula M = P[r(1+r)^n] / [(1+r)^n − 1], with r = monthly rate, n = 360 months, P = loan amount (80% of home price).
Last updated from rate source: June 4, 2026. Source and page review: May 29, 2026. Rates are informational benchmarks for the Modesto, California area. Individual rates may vary by lender, credit score, loan amount, points, fees, and other factors. Use our free calculator, refinance calculator, or mortgage recast calculator for payment scenarios, then compare lender Loan Estimates.