The typical owner-occupied home in Merced County is worth about $391,800, 47% below the California median of $734,700 and 18% above the national median of $332,700. Owners pay a median $2,634 a year in property taxes, about 0.67% of their home's value, close to the California rate of 0.70%. The median household earns $65,510 a year, so the median home costs 6.0 times the median income (7.4 times for California). 54% of occupied homes here are lived in by their owners, and 64% of those owners still have a mortgage.
Merced County at a glance
| Merced County | California | U.S. | |
|---|---|---|---|
| Median home value | $391,800 | $734,700 | $332,700 |
| Median property tax paid per year | $2,634 | $5,124 | $3,119 |
| Property tax as a share of value | 0.67% | 0.70% | 0.94% |
| Median household income | $65,510 | $99,122 | $80,734 |
| Homes lived in by their owners | 54% | 56% | 65% |
| Owner homes with a mortgage | 64% | 67% | 61% |
| Median monthly costs, owners with a mortgage | $1,915 | $2,946 | $1,963 |
| Those costs as a share of the owners' income | 25.2% | 24.8% | 21.0% |
| Median rent | $1,343 | $2,036 | $1,413 |
| Rent as a share of renters' income | 31.0% | 32.8% | 30.6% |
| Median year homes were built | 1986 | 1976 | 1980 |
| Vacant homes | 5.3% | 7.5% | 10.1% |
| Population | 290,201 | 39,287,377 | 334,922,499 |
What a typical home costs per month in Merced County
At this week's average 30-year rate of 7.11%, buying the median Merced County home of $391,800 with 20% down costs about $2,491 a month, including property taxes and insurance. With an FHA loan and 3.5% down, it's about $3,143, because the loan is bigger and FHA adds mortgage insurance.
Lenders usually want housing costs under about 28% of gross income, which means an income of roughly $106,737 for the 20%-down payment. That payment is 46% of the median Merced County household income of $65,510; at that income and 20% down, the 28% guideline points to a home of about $240,000.
The median rent here is $1,343 a month, so owning the median home costs about $1,148 a month more than renting, before you count the equity you build and any tax benefits.
| Down payment | $78,360 |
|---|---|
| Loan amount | $313,440 |
| Principal and interest | $2,109 |
| Property taxes (0.67% a year) | $219 |
| Homeowners insurance (our estimate, 0.5% a year) | $163 |
| PMI | $0 |
| Total per month | $2,491 |
Change the numbers in the calculator
| Down payment | $13,713 |
|---|---|
| Loan amount | $384,704 |
| Principal and interest | $2,588 |
| Property taxes (0.67% a year) | $219 |
| Homeowners insurance (our estimate, 0.5% a year) | $163 |
| FHA mortgage insurance | $173 |
| Total per month | $3,143 |
Change the numbers in the calculator
Questions about home buying in Merced County
What is the median home value in Merced County?
About $391,800 for owner-occupied homes, according to the Census Bureau's 2020–2024 American Community Survey.
How much are property taxes in Merced County?
Homeowners pay a median $2,634 a year, which is about 0.67% of the median home value. Your bill depends on your home's assessed value and local rates.
What income do you need to buy a home in Merced County?
For the median home with 20% down at 7.11%, the payment is about $2,491 a month. Keeping that under 28% of gross income takes about $106,737 a year.
More about Merced County
- Mortgage Refinance in Merced County
- Debt Relief in Merced County
- Home Equity Loans in Merced County
- Guides and quotes for mortgage refinance on our sister site, MortgageRefinance.com
Sources: U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates; Freddie Mac Primary Mortgage Market Survey, week of November 12, 2026. Estimates for small places have wide margins of error. About our data