Cheapest Neighborhoods in Modesto, CA
Some of the cheapest neighborhoods in Modesto are Southeast Modesto, Coffee Plaza, and Northwest Modesto. These neighborhoods offer some of the lowest rent prices in Modesto, making them ideal for renters on a budget. As of July 29, 2026, the average rent in Modesto is $1,489, which is 0.6% 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.
Southeast Modesto
Average Rent
$1,378/Month
Year-Over-Year Rent Change
1.3%
Units Available
18 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 $1,378, while the city’s average stands at $1,489. In the last year, prices have increased by 1.3%. Southeast Modesto is near Stanislaus State, Yosemite Center, and 2031 Yosemite Blvd.
Coffee Plaza
Average Rent
$1,394/Month
Units Available
11 Rentals
Coffee Plaza is a top choice for budget-conscious renters for a variety of reasons. The average rent in Coffee Plaza is $1,394 while the city average is $1,489.
Northwest Modesto
Average Rent
$1,590/Month
Year-Over-Year Rent Change
0.4%
Units Available
97 Rentals
When you’re looking for a great Modesto neighborhood on a budget, check out Northwest Modesto. The average rent is $1,590, compared to the city average of $1,489. Rent prices have increased by 0.4%. Northwest Modesto is convenient to Roosevelt Shopping Center, Gregory Gardens Shopping Center, and Modesto Junior College, East.
Northeast Modesto
Average Rent
$1,618/Month
Year-Over-Year Rent Change
0.4%
Units Available
81 Rentals
Northeast Modesto is an affordable neighborhood in Modesto with an average rent price of $1,618. Compare this to the city average of $1,489. In the past year, rent prices have increased by 0.4%. Northeast Modesto provides easy access to 1532 Lakewood, University of the Pacific, and Stockton Metro.
North Modesto
Average Rent
$1,677/Month
Year-Over-Year Rent Change
0.9%
Units Available
74 Rentals
If you’re looking for a great, affordable neighborhood in Modesto, North Modesto might be the perfect place! It has an average rent price of $1,677, while the city’s average stands at $1,489. In the last year, prices have increased by 0.9%. North Modesto is near Caswell Memorial State Park, Stockton Metro, and Dale Business Park.
Village Ranch
Average Rent
$2,004/Month
Units Available
13 Rentals
Village Ranch is a top choice for budget-conscious renters for a variety of reasons. The average rent in Village Ranch is $2,004 while the city average is $1,489.
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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.