Is Modesto a buyer's or seller's market right now?

Modesto is currently a seller's market with 2.6 months of supply. 28.3% of homes sell above asking price, and 26.3% go pending within two weeks. The Ridley Sell Score for Modesto is 59/100 (Moderate), based on 7 real-time market signals including inventory, pricing trends, and buyer demand.

What's the median home price in Modesto?

The median home price in Modesto is $445,000. The median price per square foot is $305. Homes sell in a median of 34 days with a sale-to-list ratio of 99.1%.

How much does it cost to sell a home in Modesto, California?

On a $445,000 home in Modesto, a traditional listing agent charges around $13,350 (3% commission). Add buyer agent commission (3%), closing costs (1–2%), and you could spend $35,600 or more. With Ridley Essentials ($999) you save $12,351, and with Ridley Pro ($3,499) you save $9,851 while getting full agent support.

How does Ridley's flat fee compare to a traditional Modesto agent?

A traditional Modesto listing agent typically charges 3% of the sale price — about $13,350 on a $445,000 home. Ridley offers two flat-fee plans: Essentials ($999) with MLS listing, marketing tools, and self-service support, or Pro ($3,499) with a dedicated licensed agent. That saves you $12,351–$9,851 compared to a traditional agent.

How long does it take to sell a home in Modesto?

The median home in Modesto currently spends 34 days on the market before going under contract. 26.3% of homes go pending within two weeks. At a 99.1% sale-to-list ratio, sellers are getting very close to or above asking price. Only 30% of listings see a price drop, suggesting sellers can hold firm on pricing.

Do I need a real estate agent to sell in California?

No. California does not require you to use a real estate agent to sell your home. You can sell independently (FSBO) or use a flat-fee service like Ridley that gives you MLS access, professional tools, and expert support at a fraction of the traditional commission. On a $445,000 home, that could save you up to $9,851.

What's included with Ridley Essentials and Pro?

Ridley offers two plans in California. Essentials ($999) includes MLS listing distribution, professional listing tools, marketing materials, and self-service support. Pro ($3,499) includes everything in Essentials plus a dedicated licensed agent partner, expert pricing consultation, offer review and negotiation support, contract and deadline management, and full closing coordination. Both save significantly vs. the traditional $13,350 commission.

National/California

Modesto, CA

Is Now a Good Time to Sell in Modesto, California?

The median home in Modesto sells for $445,000. The average seller pays $13,350 in commissions — Ridley’s flat fee saves you $9,851.

Modesto Real Estate Market Conditions — March 2026

59out of 100

Ridley Sell Score

How it's scored →

Moderate

59/100

A balanced market with opportunities for well-priced homes.

What this means for sellers

The Modesto market is balanced — neither strongly favoring buyers nor sellers. Accurate pricing is key: overpriced homes will sit, but correctly priced listings are still moving. Watch for competing listings dropping prices — come in sharp from day one. Sellers who prepare well can still achieve strong results.

Inventory TightnessFavors sellers

2.6 months of supply — below the 5-month balanced threshold — 26% below the California average of 3.5.

Price MomentumNeutral

Prices flat 0% year-over-year — vs. +0.7% statewide.

Seller LeverageNeutral

Homes selling at 99.1% of asking — buyers are negotiating 0.9% below list. California average is 99.4%.

Bidding ActivityNeutral

28.3% of homes selling above list price — 5% below the California average of 29.7%.

Sale SpeedFavors sellers

34 median days on market — 21 days faster than the California average.

Market UrgencyNeutral

26.3% of listings go pending within 2 weeks — vs. 37.1% statewide.

Price StabilityFavors buyers

30% of listings have dropped their price — accurate initial pricing is critical. California average is 20.8%.

Score based on 7 real-time market signals. Updated with latest available data.

How it works →

Median Sale Price

The midpoint price of all homes sold in the past month. Half sold for more, half for less.

$445,000

Days on Market

How long the typical home sits on the market before going under contract. Lower is better for sellers.

Price per Sq Ft

Average cost per square foot of living space. Useful for comparing homes of different sizes.

$305

Sale-to-List Ratio

How close homes sell to their asking price. Above 100% means bidding wars; below means negotiation room.

99.1%

Months of Supply

How long it would take to sell all current listings at the current pace. Under 3 months favors sellers; over 6 favors buyers.

2.6

Seller’s market

Competitiveness

Overall market competition based on offers per listing, days on market, and sale-to-list ratio.

Somewhat Competitive

Sold Above List

Percentage of homes that sold for more than their list price.

28.3%

Moderate demand

Price Drops

Percentage of active listings that had a price reduction.

30%

Pricing matters

Pending in 2 Weeks

Percentage of listings that went under contract within 14 days.

26.3%

Slower pace

12-Month Price Trend

$461,000 → $445,000

▼3.5%

$460K$450K$440K

AprJunAugOctDecFebMar

Data updated March 2026

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Personalized pricing signals, demand shifts, and Sell Score changes for Modesto — delivered monthly.

Your savings

How much can you save selling your home in Modesto?

The average Modesto homeowner saves $9,851 by selling with Ridley instead of paying the traditional 3% listing commission on a $445,000 home.

$0Estimated savings

That's 6 months of groceries — save 2.2% of your home value

Your Modesto home value

$445,000

$50,000$10M

Traditional Agent (3%)

$13,350

Ridley Pro (flat fee)

$3,499

Ready to sell in Modesto?

Get a personalized selling strategy with AI-powered pricing analysis

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Cost comparison

How much does it cost to sell a house in Modesto?

The total cost to sell a house in Modesto in 2026 ranges from $999 with Ridley Essentials to approximately $13,350 with a traditional 3% commission on a $445,000 home.

	Traditional Agent	Best valueRidley Pro	Ridley Essentials	FSBO
Listing fee	$13,350	$3,499	$999	$0
Buyer agent	$12,4602.8% avg	$8,900~2% avg	$8,900~2% avg	$12,4602.8% avg
Closing costs (~1.5%)	$6,675	$6,675	$6,675	$6,675
Total cost	$32,485	$19,074	$16,574	$19,135
Net proceeds	$412,515	$425,926	$428,426	$425,865
You save	—	$9,851	$12,351	$13,350No support