Modesto vs Henderson: Cost of Living Comparison
How does the cost of living in Modesto, California compare to Henderson, Nevada? Below is a side-by-side breakdown of housing costs, income, wages, and taxes using official government data.
Summary: Modesto is the more affordable city overall. Housing costs are 11% lower in Modesto compared to Henderson, while rent is 9% lower. NV has no state income tax.
| Metric | Modesto, CA | Henderson, NV | Diff |
|---|---|---|---|
| Housing | |||
| Median Home Value | $381,800 | $427,900 | -10.8% |
| Median Monthly Rent | $1,497 | $1,641 | -8.8% |
| Income | |||
| Median Household Income | $73,375 | $85,311 | -14.0% |
| Per Capita Income | $32,897 | $46,882 | -29.8% |
| Taxes | |||
| State Income Tax Rate | 13.3% | None | same |
| Combined Sales Tax | 8.7% | 8.2% | +5.5% |
| Demographics | |||
| Population | 218,308 | 318,063 | -31.4% |
Source: U.S. Census Bureau ACS 5-Year Estimates (2022), Freddie Mac Primary Mortgage Market Survey. State/local tax rates from Tax Foundation (2024).
Rent vs. Buy Calculator — Modesto
Default home price from Census ACS median. Mortgage rate: 6.38% (Freddie Mac PMMS, March 2026). Property tax est. 1.1%, insurance est. 0.35% of home value annually.
Rent vs. Buy Calculator — Henderson
Default home price from Census ACS median. Mortgage rate: 6.38% (Freddie Mac PMMS, March 2026). Property tax est. 1.1%, insurance est. 0.35% of home value annually.
Key Takeaways
- Housing: The median home in Modesto costs $381,800 compared to $427,900 in Henderson — a 11% discount.
- Rent: Median rent is $1,497/mo in Modesto vs $1,641/mo in Henderson.
- Income: Median household income is $73,375 in Modesto and $85,311 in Henderson.
- Taxes: Nevada has no state income tax, while California has a 13.3% rate.
Methodology
This comparison uses data from the U.S. Census Bureau American Community Survey 5-Year Estimates (2022) for median household income, median home value, median gross rent, per capita income, and population. State and local tax rates are sourced from the Tax Foundation. Mortgage rates are from the Freddie Mac Primary Mortgage Market Survey (updated weekly).