Modesto, California

Modesto is in the Central Valley of California and is surrounded by rich farmland and the kind of pollen that anyone who has lived in a farming area knows can crush your spirit. The city is north in the central valley and so is geographically closer to San Francisco/San Jose than Los Angeles. It also sits roughly in the middle of the state on the east/west axis between the forests and mountains of Stanislaus National Forest and Yosemite to its east and the cities and coast of the Bay Area to the west. As was noted in the “Why Move Now” section its either isolated, or conveniently located depending on your appetite for driving.

There is an airport in Modesto that has private and charter option types but if you need a major airport then Oakland or San Jose will be your closest options at roughly 75-90 minutes away when there is no traffic.

The Vibe:
Downtown Modesto has been slowly making a comeback. You’ll find a mix of old brick buildings, newer loft-style apartments, and older and new businesses building a scene. This includes indie coffee shops, tattoo parlors and wine bars. This is also the core of Modesto's nightlife, with 10th Street Plaza, Gallo Center for the Arts, and small venues for live music and theater.

That said, downtown still feels transitional. Some blocks feel lively, and others feel pretty quiet or underdeveloped. This appeals to relocators who want to buy in before the redevelopment is complete and housing prices get out of hand.

Zoned Schools:
-Franklin Elementary
-Roosevelt Jr. High
-Modesto High

Median Home Price: ~$330,000
(With small single-family homes and some older apartment buildings in the mix)

Similar Neighborhoods:

• Graceada Park (Modesto) – for more green space and family-friendly vibe
• Tower District (Fresno) – active nightlife and older buildings
• Old Town Stockton – compact, historic, and still evolving

The Vibe:
Graceada Park is one of the city’s oldest and most character-rich neighborhoods, located just west of downtown. Streets are lined with Craftsman homes and bungalows, and the community revolves around the actual Graceada Park — a green space with tennis courts, splash pads, concerts, and farmer’s markets. It’s walkable by Modesto standards and full of folks who are passionate about their community.

Zoned Schools:
-Enslen Elementary
-Roosevelt Jr. High
-Modesto High

Median Home Price: ~$435,000

Similar Neighborhoods:

• College Area (Modesto) – another historic pocket with charm
• Rose Garden (Turlock) – slightly smaller, but similar feel
• Tower District (Fresno) – if you like older homes and culture

The Vibe:
Coffee-Sylvan sits in the northeast corner of Modesto, nestled between Village One and North Modesto. It’s a well-established, safe-feeling residential area with mid-size homes built mostly from the 1980s through the early 2000s. What stands out here is consistency, well-kept homes, quiet streets, and a lot of longtime residents.

It’s not flashy, but people like it because the schools are strong, the parks are nearby, and it feels “just suburban enough” without feeling like a cookie-cutter development. Grocery stores, restaurants, and shopping plazas are all within a 5-10 minute drive. It's a sweet spot for people who want space, stability, and community without going too far from the city core.

Zoned Schools:
-Sylvan Elementary
-Somerset Middle
-Enochs High School
All in the highly rated Sylvan Union School District

Median Home Price: ~$470,000

Similar Neighborhoods:

• Village One – slightly newer and more master-planned
• North Modesto (Rose Lane) – similar pricing and feel
• North Turlock suburbs – family-friendly and school-focused

The Vibe:
On Modesto’s far northeast side, Village One is a large, planned suburban development built mostly in the 1990s and 2000s. Homes are newer, streets are wider, and there’s a safe, suburban feel. Good schools and access to parks make it a favorite for families. Shopping centers and medical offices are close by.

Zoned Schools:
-Freedom Elementary
-Savage Middle
-Enochs High

Median Home Price: ~$515,000

Similar Neighborhoods:

• Rose Lane (Modesto) – smaller but newer and well-maintained
• Northwest Turlock – newer subdivisions with a similar vibe
• Riverlakes Ranch (Bakersfield) – family-focused and planned

The Vibe:
Just east of downtown, La Loma is a quiet, older neighborhood known for its curved streets and modest mid-century homes. It’s well-kept, quiet, and a little under the radar. You’ll find locals walking dogs, tending gardens, and knowing their neighbors. It’s a good pick for someone who wants an affordable home in a stable neighborhood close to the city center.

Zoned Schools:
-El Vista Elementary
-La Loma Jr. High
-Modesto High

Median Home Price: ~$385,000

Similar Neighborhoods:

• Enslen (Modesto) – older homes and proximity to parks
• Westchester (Bakersfield) – mid-century, modest, quiet
• East Davis (Davis) – laid-back, older homes, under the radar

The Vibe:
North Modesto includes several mid-to-upscale neighborhoods like Sherwood Forest and Rose Lane. Homes tend to be larger, with mature landscaping and quiet cul-de-sacs. You’re close to the Vintage Faire Mall, medical centers, and the highway, which appeals to commuters and professionals.

Zoned Schools:
-Sonoma Elementary
-Roosevelt Jr. High
-Davis High

Median Home Price: ~$475,000

Similar Neighborhoods:

• Village One – newer option, farther out
• Briggsmore/College Area – more historic but same central appeal
• Northeast Stockton suburbs – similar access and housing

Go North or East to find the fancier digs of Modesto. The Del Rio Country Club neighborhood is primo real estate and where we’d recommend starting if you’re looking for bigger homes, great lawns and the amenities of a country club area. Dutch Hollow and Tuscany are also really nice neighborhoods with newer construction of larger homes, big lawns and plenty of parks and sidewalks for the kids to ride their bikes around the areas. These three neighborhoods are the launching pad for your search.

• Del Rio Country Club
• Dutch Hollow
• Tuscany