$455,160Average Value$282Average Price per Sq Ft44Homes For Sale
A Central Valley suburb with unique attractions like a biweekly market and an aircraft museum
The city of Atwater, home to approximately 32,000 residents, is just a few miles west of Merced. The area was once known for agriculture and still has the popular Hunter Farms and Joseph Farms, but as the city continues to develop, some rural parts are disappearing. “The farms are moving out of the area a bit and going farther away,” says Realtor Norma Lopez, who works with Keller Williams Property Team and has over a decade of experience in the area. Most of Atwater is a highly developed suburb full of subdivisions of houses. There are strip malls and family-friendly parks scattered throughout the town, but there are some special attractions here as well, like an aviation museum and a flea market that happens twice a week.
Atwater Flea and Farmers Market is open every Thursday and Saturdays in Atwater.
Atwater is the home of the Castle Air Museum.
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Bungalows, midcentury ranch-style homes and new construction in Atwater
The town is roughly broken down into three areas: downtown, the residential areas north of downtown and the area south of California Route 99. Downtown sits directly north of 99 and is comprised of grid-style blocks of homes mostly built in the 1910s and '20s. Just to the north of downtown, the blocks become looser, and some become winding subdivisions. There’s an industrial area and a large strip mall south of 99. Atwater's median sales price is about $420,000, but prices can vary fairly widely depending on the area of town. An older bungalow downtown might come in around $300,000, but a ranch-style home north of downtown can reach $450,000. A more recently built home in these same subdivisions could cost $650,000. Finally, coming in at the top of the price range, are gated HOA communities also in this northern section; homes here can cost a million dollars or more. On average, homes stay on the market for 35 days in contrast to the national average of 44 days.
Beautifully landscaped homes are found through out Atwater.
Bungalow style homes in Atwater offer a quaint atmosphere.
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The Atwater Flea & Farmers Market and the Castle Air Museum
One of the city’s main attractions is the Atwater Flea & Farmers Market, located on the west side of town. Every week on Thursday and Sunday, over 3,000 residents check out food trucks and vendors selling fresh produce and clothing. The Castle Air Museum, located on the northern edge of Atwater, features aircrafts from World War II, the Korean War and the Cold War. A few times a year, the museum has Open Cockpit Day, when visitors are allowed to go inside the aircraft on display; these days are very popular with Atwater residents.
Produce from Atwater growers is found at the Atwater Flea and Farmers Market.
The Castle Air Museum in Atwater holds an annual family air show.
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Veteran's Memorial Park, Osborn Park and a future bike path
Atwater has family-friendly municipal parks throughout the city, and one of the most popular is Veteran's Memorial Park in the northern part of Atwater. It features a splash pad, a playground and a picnic pavilion that many residents use for events like family reunions and birthday parties. Also located in the northern part of town, Osborn Park is a local gathering spot, with Little League games and an adult softball league. More athletes use the park’s tennis courts and skatepark. The city will have more recreation with the Atwater-Merced Bikeway. It will take around 30 years to build since the city is prioritizing the Atwater-Merced Expressway project, which will alter Bellevue Road, where much of the bikeway will be. “They have a route plan from Atwater to the University of California Merced,” Lopez says. Another route will go along Sante Fe Drive. As a place with mild winters, Atwater locals can use parks throughout much of the year, but it is an area with severe heat risk. During excessive heat periods, Atwater and all of Merced County use the California government's Office of Emergency Services Contingency Plan.
Osborn Park in Atwater offers tennis, skate park and baseball fields for you to enjoy.
Plenty of activities for the children at Osborn Park near Atwater.
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Atwater City Elementary School District and more education
The community is served by the Atwater City Elementary School District, which earns a B-minus rating on Niche. It has a B-plus rating for administration and a B for teachers. Serving around 5,000 students from kindergarten through eighth grade, the district’s student-teacher ratio is 23-to-1. After middle school, the city is served by the Merced Union High School District, which has a B-plus rating. Most students in Atwater go to Atwater High School. For higher education close by, there’s the University of California Merced and Merced College, a community college.
McSwain Elementary School educates grades K-8 in the Atwater area.
Buhach Colony High School educates grades 9-12 in Atwater.
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Shopping on Bellevue Road and in the Applegate Ranch Shopping Center
Atwater has a bevy of retail and strip malls on Bellevue Road in the northern part of town. These include the Atwater Town Center Shopping Center and the Atwater Plaza Shopping Center. One of the most popular retail areas is the Applegate Ranch Shopping Center, a big box center on Commerce Avenue in the southern part of the city. It houses a Walmart Supercenter for groceries and more well-known stores.
Applegate Ranch is one of many shopping areas in Atwater.
Atwater offers super markets grocery stores for all your grocery needs.
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Commutes to Merced and Fresno, plus more transportation
Atwater is about 10 miles west of Merced, and residents can get there via California 99, which takes around 20 minutes during rush hour. For travel to Fresno, residents can drive about 60 miles southeast via the 99, and this can take an hour or longer depending on traffic. Some residents work right in Atwater at the city’s largest employers: Joseph Farms, Dole Packaged Foods and AT&T Mobility. For public transportation, the town is served by The Bus, which is Merced’s transit system. Dignity Health Hospital - Mercy Medical Center is about 10 miles from Atwater. The closest regional airport is the Merced-Castle Airport in Atwater, just a few miles north of downtown, and the closest major airport is the Fresno Yosemite International Airport.
Crime rates in Atwater from 2022 to 2023
According to some statistics from the FBI, Atwater’s violent crime rate has increased from 96 to 114 per 100,000 people from 2022 to 2023. The property crime rate has decreased from 230 to 224. In comparison, the state of California’s violent crime rate increased from 92 to 103, while the property crime rate has decreased from 209 to 207 during this period. The police department has outreach events like the Community Q&A in the Atwater Community Center.
Written By
Anna Anderson
Photography Contributed By
Jeff Carnie
Video By
Francesco Basti
Interested in learning more about homes in this area?
Reach out to
Magda Guerrero,
an experienced agent in this area.
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On average, homes in Atwater, CA sell after 47 days on the market compared to the national average of 56 days. The median sale price for homes in Atwater, CA over the last 12 months is $454,000, up 8% from the median home sale price over the previous 12 months.
Welcome to 2293 Alabama Street in Atwatera charming residence offering comfort, functionality, and great potential. This well-maintained home features a bright and inviting layout with spacious living areas, ideal for both everyday living and entertaining. The kitchen provides ample cabinet space and flows seamlessly into the dining and living areas. Enjoy generously sized bedrooms and a
Spacious four bedroom, three bath home featuring a well designed floor plan and comfortable living spaces throughout. Recent updates include new luxury vinyl flooring, adding a fresh and modern touch. The private primary suite is thoughtfully separated from the guest bedrooms, offering added comfort and privacy. Indoor laundry room off the guest bedroom hallway and features a small dog door for
Welcome to this beautifully updated Golden West double-wide home, ideally situated in one of Atwater's most desirable communitiesRancho Grande Mobile Home Park. This well-maintained Model features 2 spacious bedrooms and 2 bathrooms, with the option to easily restore the original 3-bedroom layout. Per the prior owner, the wall between bedrooms two (2) and three (3) was removed to create one
Welcome to this beautiful 2,724 sq. ft. custom home on 1.33 acres in the desirable McSwain area. This property offers 4 bedrooms and 3 full bathrooms, including a spacious primary suite with dual walk-in closets, a jetted soaking tub, walk-in shower, and private fireplace. The open-concept living area features a wood-burning fireplace and flows seamlessly into the dining area and kitchen,
Welcome to this beautifully updated Golden West double-wide home, ideally situated in one of Atwater’s most desirable communities—Rancho Grande Mobile Home Park. This well-maintained Model features 2 spacious bedrooms and 2 bathrooms, with the option to easily restore the original 3-bedroom layout. Per the prior owner, the wall between bedrooms two and three was removed to create one oversized
Welcome to your private retreat at the end of a cul-de-sac where everyday living feels like an inviting getaway! This stunning 4-bedroom, 3-bath residence with a 2-car garage makes a grand first impression with dramatic double-door entry and soaring vaulted ceilings that immediately set the tone for elegance and space. The heart of the home is a gorgeously updated kitchen designed to impress,
Come and discover the perfect country living opportunity! This property is fully equipped with essential utilities, including a wel , a recently cleaned septic tank, plus PG&E Electricity already on site. It also features a 50amp RV breaker installed 3-4 years ago and transferable MID Water Rights for possible agriculture use. The pump house has a New Roof. Enjoy easy access with two gates for
This is a rare opportunity to own a newer, beautiful, move-in-ready home- offers the perfect blend of comfort, style, and functionality. Step inside to discover a thoughtfully designed split floor plan that provides privacy between bedrooms, along with a bright, open living space that feels both inviting and efficient. The kitchen is a true highlight, featuring sleek quartz countertops, a
Affordable! Singlewide 2 bedroom, 1 bath. Eat-in kitchen with plenty of cabinet space, new sink, counter top and gas stove. Indoor laundry nook. Enjoy your morning coffee on the covered deck. Weekend barbecues on the patio. Handy shed. Mobile home park has swimming pool, common areas, club house, parks and more. Make it yours today!
Stunning Lakeview Home on Lighthouse Court! Welcome to 3359 Lighthouse Court a beautifully maintained 3-bedroom, 2-bathroom home offering 2,314 square feet of comfortable living space on a generous 7,700 sq ft lot. This home features a thoughtfully remodeled kitchen designed for both style and functionality, complete with modern finishes, updated cabinetry, and quality countertops perfect for
Turnkey 35 acre property featuring a producing almond orchard, irrigated pasture, and a spacious custom-built home, perfect for farm living, 4-H/FFA projects, and continued ag production. The home offers approx. 3,400 sq. ft. of living space with 3 bedrooms, 2.5 bathrooms, a detached 2-car garage, and beautifully landscaped front and backyards complete with mature landscape and a tranquil
Sarah BellCalifornia Land & Home by Keller Williams
Fully reimagined and move-in ready, this stunning modern home offers 3 spacious bedrooms and 3 beautifully updated bathrooms with sleek, contemporary finishes throughout. Enjoy a bright, open-concept layout featuring a large kitchen island, perfect for entertaining, plus a private backyard retreat with a sparkling pool—ideal for summer gatherings. Save from day one with fully paid solar panels.
Christian Espinosa RodriguezRealty One Group Elite
Imagine a place where the golden years truly shine, where life's chapters are written with community and enjoyment. Welcome to Castle Vista Senior Duplex Community, a 55+ apartment complex nestled in the heart of Atwater, designed for the young at heart seeking a vibrant, community to call home.Discover a new chapter at Castle Vista Senior Duplex Community, where our senior apartments in
Property Id: 2425361Single person only. Open house viewing daily until dark. you must call and leave your name and phone number if you want a return call. . No on-site office, please do not bother others for information. Applications are posted at sp 7 and inside unit D. it will have the requirements and instructions for you to follow. No petsNo Co-SignersThe application
Welcome to your next home in the charming city of Atwater, CA! This inviting rental property is perfectly situated near a variety of great restaurants and department stores, making daily living convenient. For outdoor enthusiasts, Veteran's Memorial Park and Osborn Park are just a short walk away, providing ample opportunities for recreation and relaxation.Key property features include
Beautifully remodeled and ready for you! You will love all of the upgrades in this apartment like granite counters, new cabinets, and stainless steel kitchen appliances. There is an on site laundry, and covered parking as well. Tenant pays electric and gas. Water, sewer, garbage, landscaping, & pest control are all included.
Updated and ready for you! You will love calling this home yours. It has a lovely open floor plan, and all kitchen appliances are included. It even has a big backyard! Schools for this home are Bellevue Elementary, Bellevue Senior Elementary, & Buhach Colony High School. Tenant pays all utilities.
Recently remodeled and ready for you! Energy efficient, with upgrades like granite counters, stainless steel kitchen appliances, and central heat and air, this home was beautifully remodeled and you can move in right away. Tenant pays all utilities except water, sewer, and garbage.
$2,350 per month
Single-Story 3-Bed Home with Private Beautiful Yard in Quiet Neighborhood
Cinco de Mayo Special – Enjoy 2 Weeks FREE Rent! Welcome to this well-maintained single-story home that offers 3 bedrooms and 2 bathrooms in a quiet, family-friendly neighborhood—perfect for comfortable, easy living. The functional layout keeps all living spaces on one level, making everyday life simple and convenient. Step outside to enjoy a large front yard and a concrete-enclosed
$2,450 per month
Spacious Two-Story Family Home with Large Yards & Open Kitchen
Cinco de Mayo Special – Enjoy 2 Weeks FREE Rent! This spacious two-story single-family home offers 4 bedrooms and 3 bathrooms with a flexible, thoughtfully designed layout. Enjoy two separate living rooms, perfect for relaxing, entertaining, or multi-generational living.The open-concept kitchen flows seamlessly into the main living area—ideal for family gatherings and everyday life. Step
$1,800 per month
Spacious Single Story Home with Large Private Backyard & Covered Patio
Welcome to this spacious single-story home in Atwater, CA featuring 3 bedrooms and 2 baths. The open-concept living area is bright with abundant natural light and new LVP wood flooring that flows throughout the main spaces. New carpeted bedrooms provide added comfort, and the master suite includes a dual-sink vanity and a spacious walk-in closet. The kitchen offers ample cabinet storage and a
3 bed 2 bath upstairs unit with off street parking at a great price point! Enjoy tile flooring throughout, stone countertops and fresh paint! Conveniently located walking distance from Bellevue Elementary and Mini Mart.Flat rate for water/sewer/trash billed to tenant monthly $108No petsLiability insurance is required and is available for $16 monthly via property management
This beautiful home in Atwater offers a spacious 3-bedroom, 2-bath residence on a desirable corner lot with attractive landscaping. The large floor plan includes an extra room adaptable to your needs and a brick fireplace that adds character to the main living area. Recent kitchen remodel features a large kitchen peninsula and updated appliances, and an indoor laundry room provides added
This 1 bedroom 1 bathroom apartment is located upstairs at Castle Airforce Base near the Tarmac. Close to a variety of entertainment and dining options. Community laundry room on site and plenty of parking! Built in closet in bedroom and living area for furniture convenience. Month to month leases option only.No petsAll Utilities (excluding phone and Wi-Fi) included at a flat
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