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Call/text (707) 474-8855McSwain, CA · Houses & Market Data
McSwain, California houses and real estate market data.
Houses in McSwain, CA (Merced County) — Census median home value $639,800, county listing prices up about 0.8% over the past year. Market data for McSwain houses and the broader area.
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McSwain, CA is in Merced County, California — this guide covers houses in McSwain and the whole local market: resale homes, condos, land, and new construction. The most recent Census estimate puts the population at 5,556, with a median household income of $140,173. Census data puts the median value of houses in McSwain at $639,800.
Info from government sites and builders may have provided source info.
Market overview
McSwain housing market
McSwain is in Merced County, California. Manifest Census and county price-trend data provide baseline context for houses in McSwain and the surrounding county market.
Median home value (Census ACS)
$639,800
Population (Census ACS)
5,556
Median household income
$140,173
County price trend (2025)
0.79% YoY
Population, income, and median home value from the project batch manifest (Census ACS 2023 5-year). County price trend from FHFA county HPI when present in the manifest row.
At a glance
McSwain market snapshot
Population
5,556
County
Merced County
Median Household Income
$140,173
Median Home Value (city)
$639,800
Median Gross Rent
$1,205/mo
Price Trend (YoY)
+0.8%
Market data compiled from public sources; deemed reliable but not guaranteed; verify independently. See About
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What makes McSwain different
Home Value, By Source
The Census Bureau's American Community Survey (2023 5-year estimate) puts McSwain's median home value — across all owner-occupied homes, not just recent sales — at $639,800.
County Price Trend
Merced County's FHFA house price index shows a 0.79% annual change in 2025.
Population & Income
McSwain has an estimated population of 5,556 and a median household income of $140,173, per the Census Bureau's American Community Survey (2023 5-year estimate).
Affordability Snapshot
McSwain's Census-reported median home value works out to about 4.6x the area's median household income, and median gross rent runs roughly 10% of that same income on an annualized basis. Housing economists commonly flag a price-to-income ratio above 4x as historically elevated -- useful context, not a personal affordability verdict.
Nearby
Places around McSwain
County guide: Merced County — cities, market context, and local resources for the county that includes McSwain.
USAHouses.com also helps visitors looking in nearby Merced County and other California communities. Some locations may not yet have dedicated pages, but many licensed professionals in this region assist surrounding communities.
Nearby communities include Atwater, Franklin, Winton, Merced, Cressey, Livingston, Bear Creek, University of California-Merced, Ballico, Tuttle, Delhi, El Nido, Stevinson, Planada, Hilmar-Irwin, Snelling.
Atwater market data
Nearby city · ~2.8 mi
Franklin market data
Nearby city · ~3.1 mi
Winton market data
Nearby city · ~5.2 mi
Merced market data
Nearby city · ~6.0 mi
Cressey market data
Nearby city · ~8.3 mi
Livingston market data
Nearby city · ~9.1 mi
Bear Creek market data
Nearby city · ~9.4 mi
University of California-Merced market data
Nearby city · ~9.8 mi
Ballico market data
Nearby city · ~11.5 mi
Tuttle market data
Nearby city · ~11.5 mi
Delhi market data
Nearby city · ~13.1 mi
El Nido market data
Nearby city · ~13.5 mi
Stevinson market data
Nearby city · ~14.5 mi
Planada market data
Nearby city · ~14.7 mi
Hilmar-Irwin market data
Nearby city · ~15.8 mi
Snelling market data
Nearby city · ~16.7 mi
More California cities with market guides: San Jose, Long Beach, Oakland, Bakersfield, Anaheim, Stockton, Santa Ana, Fremont.
San Jose market data
Same-state city guide
Long Beach market data
Same-state city guide
Oakland market data
Same-state city guide
Bakersfield market data
Same-state city guide
Anaheim market data
Same-state city guide
Stockton market data
Same-state city guide
Santa Ana market data
Same-state city guide
Fremont market data
Same-state city guide
Adjacent-county Census places with USAHouses.com pages: Denair (~18.6 mi), Turlock (~19.9 mi), Hickman (~22.9 mi), Hornitos (~23.1 mi), Chowchilla (~23.4 mi), Newman (~23.9 mi), Waterford (~24.5 mi), Keyes (~24.5 mi), La Grange (~25.0 mi), Hughson (~25.1 mi), Lake Don Pedro (~25.7 mi), Fairmead (~27.1 mi), Crows Landing (~27.4 mi), Monterey Park Tract (~27.5 mi), Cowan (~27.8 mi), Catheys Valley (~28.1 mi).
New construction: New homes near McSwain (American Canyon) · New homes near McSwain (Anaheim) · California new construction.
Census & home facts
McSwain data from published sources
Population (ACS 2023)
5,556
Median home value (ACS 2023)
$639,800
Median household income (ACS 2023)
$140,173
Median gross rent (ACS 2023)
$1,205
County FHFA annual change (2025)
0.79%
Census place type
CDP
County
Merced County
Land area (Census Gazetteer 2024)
6.03 sq mi
Census GEOID
0645006
Census ACS, FHFA, and FRED figures are labeled with the year present in existing CSVs. Subject to change / confirm locally.
NewUSAHouses.com communities
Closest verified new-home communities near McSwain
Availability and pricing are controlled by the builder and may change; confirm with the builder.
Luna Vista ↗
D.R. Horton · Merced, California · ~5.4 mi
Crest View ↗
Century Communities · Merced, California · ~5.6 mi · from $449,880
Bella Oaks II ↗
D.R. Horton · Merced, California · ~6.7 mi · from $427,990
Bella Oaks I ↗
D.R. Horton · Merced, California · ~6.7 mi · from $466,990
Sutton Grove ↗
D.R. Horton · Merced, California · ~8.7 mi · from $409,990
Local life
Life in McSwain
Schools
Los Banos Unified — 17 schools, 11,020 students enrolled, per the U.S. Department of Education's Common Core of Data. Merced addresses may be served by Los Banos Unified, but attendance zones vary by street — confirm assigned schools with the district before making a move.
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Builders: feature your communities in front of McSwain buyers — learn about advertising ↗
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Common questions
McSwain FAQ
What are houses worth in McSwain, CA?
The Census Bureau's American Community Survey puts the median value of houses in McSwain at $639,800.
How much do houses cost in McSwain, CA?
For owner-occupied houses in McSwain, Census ACS data shows a median value of $639,800. Active listing prices in Merced County may differ — see the market snapshot above.
What types of houses are in McSwain, CA?
McSwain houses include resale single-family homes, condos, mobile homes, and small multi-unit buildings, plus new construction in surrounding Merced County communities where builders are active. The housing-stock section below uses Census ACS structure counts when available for this city.
What is the population of McSwain, CA?
The U.S. Census Bureau's American Community Survey (2023 5-year estimate) puts McSwain's population at approximately 5,556.
What's the median rent in McSwain, CA?
The Census ACS estimates median gross rent in McSwain at approximately $1,205 per month.
What is the median household income in McSwain, CA?
Census ACS data puts the median household income in McSwain at approximately $140,173.
Is the McSwain housing market growing?
Merced County's FHFA house price index shows a 0.79% annual change in 2025.
Is McSwain, CA affordable relative to income?
Census ACS data puts McSwain's median home value at about 4.6 times the median household income, with median gross rent equal to roughly 10% of that income annually. This is a general benchmark, not a personal pre-qualification -- your own income, debt, and down payment determine what you can actually afford.
What school district serves McSwain, CA?
Manifest and public school-directory data suggest Los Banos Unified for many McSwain addresses, but attendance zones vary by street — verify your assigned schools with the district before making a move.
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