Housing Market Report
Madera County, CA
Data through February 2026 · Updated monthly
Homes are selling quickly with few price cuts
Avg Home Value
$417,573
▲ 1.0% year-over-year
Days to Pending
52 days
Homes For Sale
595
Avg Rent/Month
$2,159
▲ 1.4% year-over-year
The Madera County, CA housing market is holding relatively steady. The average home value is $417,573, up 1.0% year-over-year as of February 2026. Homes are spending a median of 52 days on the market before going pending. 0.2% of active listings have had a price cut.
Madera County leans toward a seller's market, with 0.3% of homes selling above list price and 0.6% selling below. There are currently 595 homes for sale in the county, with 97 new listings hitting the market each month. The median sale-to-list ratio is 99.0%.
The average asking rent in Madera County is $2,159 per month, up 1.4% year-over-year. For investors, the gross rent multiplier on a median-priced home is approximately 16.1, indicating moderate cash flow potential.
For homebuyers, the estimated monthly mortgage payment on a median-priced home in Madera County with 10% down is $2,591. That is $432 more per month than the average rent, making renting the more affordable short-term option. Homes are selling 9.2% below asking price on average, giving buyers room to negotiate.
Bottom-tier homes (under the 33rd percentile) are currently valued at $325,758, making them the primary target range for investors looking at wholesale deals, fix-and-flip projects, or BRRRR strategies.
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Market Snapshot
Madera County Housing Market at a Glance
Key metrics for Madera County as of February 2026. Year-over-year changes show how the market has shifted in the last 12 months.
| Metric | Dec 2025 | Jan 2026 | Feb 2026 | 3-Mo Change |
|---|---|---|---|---|
| Avg Home Value | $414,771 | $416,267 | $417,573 | ▲ 0.7% |
| Single Family Value | $415,073 | $416,577 | $417,889 | ▲ 0.7% |
| Median List Price | $490,750 | $487,417 | $484,400 | ▼ 1.3% |
| Avg Rent/Month | $2,216 | $2,168 | $2,159 | ▼ 2.6% |
| Homes For Sale | 664 | 622 | 595 | ▼ 10.4% |
| New Listings | 118 | 104 | 97 | ▼ 17.8% |
| % Listings w/ Price Cut | 0.2% | 0.2% | 0.2% | ▼ 10.5% |
Home Values
Madera County Home Value Trend (2000–2026)
All-home median values including the 2008 housing crash, 2020 COVID surge, and 2022 rate shock. Switch between All Homes, Single Family, Bottom Tier, Top Tier, and Rent to compare trends.
Source: Zillow Research ZHVI / ZORI · Updated monthly
Market Breakdown
What Homes Cost in Madera County
Home values broken down by bedroom count, ZIP code neighborhood, and property type. 3-bedroom homes are valued at $401,114 in Madera County. 1-bedroom units start at $245,155.
| Bedroom Count | Avg Value | Last 30 Days | Last Year |
|---|---|---|---|
| 1 Bedroom | $245,155 | ▼ 0.5% | ▼ 0.9% |
| 2 Bedrooms | $300,022 | ▲ 0.1% | ▲ 0.6% |
| 3 Bedrooms | $401,114 | ▲ 0.3% | ▲ 0.9% |
| 4 Bedrooms | $473,642 | ▲ 0.3% | ▲ 0.7% |
| 5+ Bedrooms | $548,009 | ▲ 0.3% | ▲ 0.6% |
The table above reflects average home values and rent in Madera County, broken down by bedroom count, neighborhoods, and property types. Data sourced from Zillow Research.
Market Tiers
Buyer vs. Investor Segments
Bottom-tier homes (under 33rd percentile) are the primary target for wholesale investors using the 70% rule. In Madera County, bottom-tier homes are valued at $325,758.
Bottom Tier
Under 33rd percentile
$325,758
▲ 2.2% YoY
Wholesale / investor range
Mid Tier
33rd-67th percentile
$417,573
▲ 1.0% YoY
Typical buyer range
Top Tier
Over 67th percentile
$568,784
Luxury / high-end
Market Activity
Supply, Demand and Pricing Power
How quickly homes are selling, how many are available, and whether sellers or buyers have the upper hand in Madera County.
Homes For Sale
595
97 new/month
% Sold Below List
0.6%
0.3% sold above
% Listings w/ Price Cut
0.2%
$10,000 median cut
Median Days to Close
30 days
52 days to pending
Median List Price
$484,400
Median Sale Price
$439,900
99.0% sale-to-list
Affordability
Monthly Cost to Own in Madera County
Estimated mortgage payments on the median-priced home at current rates. Compare against the average rent of $2,159/month to evaluate buy vs. rent.
| Down Payment | Est. Monthly Payment |
|---|---|
| 5% down | $3,329/mo |
| 10% down | $3,185/mo |
| 20% down | $2,619/mo |
Avg rent in this market: $2,159/month · Mortgage estimates based on Zillow data at prevailing rates
Rental Market
Rent Trends in Madera County
Zillow Observed Rent Index (ZORI) tracks typical asking rent, controlling for quality mix. Rent in Madera County is up 1.4% compared to last year. At current prices, the price-to-rent ratio is 16.1x annual rent.
Avg Asking Rent
$2,159
Year-over-Year
+1.4%
▲ 1.4%
Month-over-Month
-0.4%
▼ 0.4%
Price-to-Rent Ratio
16.1x
Rent trend (ZORI)
Source: Zillow Research ZHVI / ZORI · Updated monthly
Metro Context
Madera County vs. Madera
How Madera County compares to the broader Madera metropolitan area.
| Metric | Madera County | Metro Avg |
|---|---|---|
| Avg Home Value | $417,573 | $417,602 |
| Days to Pending | 52 days | -- |
| % Sold Below List | 0.6% | 0.6% |
| Avg Rent/Month | $2,159 | $2,159 |
By Neighborhood
Home Values in Madera County by ZIP Code
Compare home values and price trends across neighborhoods in Madera County. Click any ZIP to see its full market report.
Nearby Markets
Other Counties in CA
Explore home values and trends in other CA counties. Compare markets to find investment opportunities.
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▼ 5%Last year
Rent: $2,741/mo
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$496,539
▼ 2%Last year
Amador
$409,647
▼ 3%Last year
Rent: $1,900/mo
Butte
$396,204
▲ 1%Last year
Rent: $1,600/mo
Calaveras
$425,903
▼ 5%Last year
Rent: $1,974/mo
Colusa
$362,951
▼ 1%Last year
Contra Costa
$777,724
▼ 5%Last year
Rent: $2,702/mo
Del Norte
$357,518
▼ 1%Last year
Rent: $1,577/mo
Frequently Asked Questions
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Data Sources and Methodology
Market data on this page comes from the Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI), updated monthly by Zillow Research. ZHVI measures the typical home value for a given region based on Zillow's proprietary automated valuation model, smoothed and seasonally adjusted to remove noise. ZORI measures the typical observed market-rate rent across the region, controlling for quality mix changes.
Sale price, inventory, days-on-market, and sale-to-list metrics are sourced from Zillow Research public data releases. All data is refreshed on the 17th of each month. This report was last updated February 2026.
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