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Mountain House, California

Mountain House is a small city of about 25,000 people in San Joaquin County, California. It has grown about 3% since 2020. A typical home costs about 5.3 years of the typical household's income, compared with 4.1 across the U.S. The nearest metro area of about a million people or more, San Jose, is about 37 miles away as the crow flies.

Population
25,315
up 3.1% since 2020
Typical home, 2020-24
$946,900
San Joaquin County prices up 1.8% since 2022
Household income
$177,163
U.S.: $80,734
Prices, Stockton area
105.1
U.S. average = 100
Emergency room
6 miles
Tracy, CA
To San Jose
37 mi
straight line

The book's checklist

  • Lower cost of livingEveryday prices run 5.1% above the U.S. average in the Stockton-Lodi metro area.
  • More house for the moneyA typical home costs 5.3 years of the typical household's income here. Across the U.S. it's 4.1.
  • A safer neighborhoodThe FBI has no 2025 figures for Mountain House itself. Many small towns are patrolled by the county sheriff, so call the sheriff's office and ask what calls they get most.
  • Schools in town9 public schools: 8 elementary and 1 high school.
  • A hospital close bySutter Tracy Community Hospital in Tracy, about 6 miles away, has the nearest emergency room.
  • Within reach of a big citySan Jose is about 37 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Mountain House meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024
$946,900U.S.: $332,700
Home prices since then
Up 1.8%San Joaquin County, 2022 to 2025
Typical rent, with utilities
$3,500 or more a monthU.S.: $1,413
Typical household income
$177,163U.S.: $80,734
Homes owned by the people living in them
70%U.S.: 65%
Typical property tax bill
$10,000 or more a yearCalifornia: $5,124
Homes built before 1940
0%U.S.: 12%
Homes built since 2010
56%U.S.: 11%
Vacation and seasonal homes
1%U.S.: 3%
Everyday prices
105.1U.S. average = 100 (the Stockton-Lodi metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 1.8% since 2022. Everyday prices are the government's average for the Stockton-Lodi metro area, not Mountain House alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate
25,3152020: 24,560
Median age
35 yearsU.S.: 38.9
Age 65 and older
6%U.S.: 17%
Under 18
32%U.S.: 22%
Adults with a bachelor's degree or more
54%U.S.: 36%
Moved here from another county or state in the past year
16%U.S.: 6%
College students
6%share of all residents

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work
Schools, health care and social services (26%); professional and business services (22%); manufacturing (9%)
Unemployment rate
3%U.S.: 5%
Average commute
50 minutesU.S.: 26 minutes
Work from home
25%U.S.: 15%
Below the poverty line
5%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Sutter Tracy Community Hospital, Tracy, CA, about 6 miles away. It's a general hospital. Medicare gives it 4 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

9 public schools in Mountain House, run by Lammersville Joint Unified and Mountain House Elementary.

See each school on the federal school search, then check test scores and graduation rates on California's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet
89%U.S.: 76%
Homes with any internet subscription
95%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low
40°F
July average high
93°F
Days 90°F or hotter
82 a year
Nights at or below freezing
10 a year
Rain and melted snow
12.4 inches a year
Snow
0 inches a year
Elevation
57 feet

Weather station: Tracy Pumping Plt (3 miles away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Sutter Tracy Community Hospital, Tracy, San Jose.

San Joaquin County is in a metro area of 250,000 to 1 million people (USDA rural-urban code 2, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

1 place on the National Register of Historic Places, including the Mountain House Historic District.

National Park Service sites within about an hour:

  • Eugene O'Neill National Historic Site27 miles
  • Port Chicago Naval Magazine National Memorial33 miles
  • John Muir National Historic Site35 miles
  • Rosie the Riveter/World War II Home Front National Historical Park45 miles
  • Golden Gate National Recreation Area46 miles

Read about Mountain House's history on Wikipedia.

Know Mountain House?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Smaller places

  • Byron, CA (unincorporated)1,837 people, 9 miles
  • Knightsen, CA (unincorporated)2,264 people, 14 miles

Sources

  1. U.S. Census Bureau, Population Estimates (Vintage 2025)
  2. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates
  3. Federal Housing Finance Agency, House Price Index for counties (all transactions)
  4. U.S. Bureau of Economic Analysis, Regional Price Parities, 2024
  5. FBI, Crime in the United States, Table 8 (offenses known to law enforcement by city)
  6. Centers for Medicare & Medicaid Services, Hospital General Information
  7. National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal)
  8. National Center for Education Statistics, IPEDS institution directory, 2024
  9. NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020
  10. U.S. Geological Survey, 3D Elevation Program
  11. National Park Service, National Register of Historic Places listings
  12. National Park Service, park unit boundaries
  13. USDA Economic Research Service, Rural-Urban Continuum Codes, 2023
  14. U.S. Census Bureau, 2025 Gazetteer files and 2020 urban areas

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.