A rapidly growing commuter town in the Central Valley
The Central Valley city of Lathrop is a small but growing bedroom community 10 miles south of Stockton. A report published by the U.S. Census Bureau in 2024 revealed that Lathrop was one of California’s fastest-growing cities; in 2023 alone, the city saw a nearly 14% population increase. Mike Samawi, a local Realtor with Team Samawi at Compass, notes that many of the city’s newer residents were drawn to Lathrop’s relative affordability. “After crossing the Altamont Pass, there are a handful of small cities along the highway heading eastward that offer affordable housing outside the Bay Area,” Samawi says. “In Lathrop, you get more for your money.” Lathrop shares its eastern border with neighboring Manteca, a slightly larger city.
In the late 2010s, several master planned subdivisions sprang up across town, helping to facilitate urban expansion. Despite this flurry of brand-new developments, Lathrop has a long history, dating back more than 150 years. “The city has actually been around since the late 1800s – the oldest section of the city is in Lathrop proper,” Samawi says. Lathrop began as a small railway town and depot along the transcontinental railroad in the 1870s; more than a century later, the city’s residential growth started to take off, and Lathrop was officially incorporated in 1989. Many residents today are long-distance commuters who work in the Bay Area or other nearby cities like Stockton and Sacramento; the largest employer within Lathrop is a sprawling Tesla warehouse and manufacturing complex that opened in 2014.
Brand new builds can be found west of highway 5 in the City of Lathrop.
Residents of the City of Lathrop commute to the bay area by taking the Altamont Pass.
The City of Lathrop has several mater plan communities.
One of the Largest employers in the City of Lathrop is Tesla.
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Planned subdivisions foster a sense of community
Most residents refer to sections of Lathrop as five geographic areas: North, South, East, West and Central Lathrop. River Islands, Mossdale Landing and Stanford Crossing are three of the city’s largest master-planned communities, all located west of Interstate 5. “River Islands, in particular, is a very popular place to live; one of its biggest draws is its community life,” Samawi says. “It’s also very nautical-themed and has unique features like a lighthouse-themed roundabout.” Most residential properties built before 1990 are located in a central Lathrop neighborhood bordered by I-5 to the west and the city’s railroad tracks to the east. The median single-family home price in Lathrop is around $650,000; homes throughout the city can range anywhere from approximately $400,000 to $1 million. Samawi says that some of the city’s most expensive homes are waterfront properties in the River Islands community, which start at about $1.1 million.
Plenty of master planned communities can be found in the City of Lathrop.
Savor the soothing landscapes and peaceful streets in the City of Lathrop.
The City of Lathrop has an abundance of beautiful one and two story homes.
The City of Lathrop maintains a flourishing environment for their residents.
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River Islands Academies opened new high school in 2024
All kindergarten through 12th grade students in Lathrop are zoned for the Manteca Unified School District, which receives an overall B rating from Niche. Lathrop students can attend one of three elementary schools serving kindergarten through eighth grade and the A-minus-rated Lathrop High School for grades nine through 12. Lathrop students can also apply to one of the River Island Academies’ charter schools, including River Islands Technology Academy, the STEAM Academy, the EPIC Academy and River Islands High School, a state-of-the-art secondary institution that opened in August 2024. Samawi says that charter schools are particularly popular among families with children.
River Island Academy of Technology offers higher academic learning.
Lathrop High School serves students in the City of Lathrop.
Lathrop Elementary is shaping successful and diverse future leaders in the City of Lathrop.
Next generation Steam Academy serves students in the City of Lathrop.
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Lathrop has 25 parks and community facilities
The city of Lathrop maintains over 120 acres of outdoor space across 25 public parks, which residents can enjoy year-round thanks to the region’s temperate climate. Most parks have playgrounds, picnic areas with barbecue grills and athletic facilities; splash pads are located at Manuel Valverde Park, Apolinar Sangalang Park and Mossdale Landing Community Park. The city also oversees two skate parks, a senior center, a library and a community center where locals can find youth development programs, sports clubs and fitness classes. Locals can find plenty of waterfront activities at places like Thousand Trails Turtle Beach along the San Joaquin River, which runs through the western and southern parts of Lathrop. For day-long and weekend trips, residents and families make the two-hour drive east to Yosemite National Park in the Sierra Nevada mountains.
Take a run through Apolinar Sangalang Park in the City of Lathrop.
Mossdale Landing Community Park is the perfect place to take the kids on a day off in the City of Lathrop.
Families take a two hour trip to Yosemite National Park out side the City of Lathrop.
Enjoy the Sierra Nevada Mountains just a few hours outside the City of Lathrop.
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Dining options and shopping centers along Interstate 5
Samawi says that while Lathrop may not have an established downtown area, residents can find plenty of shopping and dining options scattered throughout the city. “There are a couple of restaurants in the city, but more options would be found in Manteca or Tracy,” Samawi says. After opening in 2022, Lathrop Food Plaza is now a wildly popular dining destination where dozens of food trucks line the perimeter of a large lot with a seating area in the middle. At the plaza, diners can sample a wide range of cuisines and traditional meals. “Near Mossdale Landing is a shopping center with a Target and a Sprouts grocery store where you can get all the daily essentials,” Samawi says. At the Interstate 5 and Lathrop Road intersection is another shopping center with a Save Mart grocery store and numerous eateries. Department stores and national retailers can be found at the Stadium Center shopping mall or the Promenade Shops at Orchard Valley, located less than a mile away in Manteca. People can find sporting events, concerts, culinary festivals and farmers markets in the nearby cities of Stockton and Tracy.
The City of Lathrop Del Osso Family Farm Annual Pumpkin Maze is one of the largest events in the area
Get healthy food choices at Sprouts in the City of Lathrop.
Have a brew at Starbucks in The City of Lathrop.
The City of Lathrop offer a array of food choices for its residents.
Save Mart is where the locals go for grocery shopping in the City of Lathrop
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Taking Interstate 5 or the Altamont Corridor Express to the Bay Area
Interstate 5 is a major West Coast thoroughfare that runs north-south through the middle of Lathrop and connects to Stockton 10 miles north. State Route 120 sits near the southern edge of town, traveling east-west and merging with I-5. “Most commuters are only on the 5 for a short stretch, and then it turns into Interstates 205 and 580, which take you to the Bay Area,” Samawi says. “For the most part, people are going to need a car, but there are a lot of people who carpool for long commutes. I think distance from the Bay Area can be a drawback, but it’s easier for people who can work remotely or hybrid.” Lathrop also has two train stations – Lathrop/Manteca and North Lathrop – where residents can hop on the Altamont Corridor Express (ACE) commuter rail and take it north into Stockton or west all the way to San Jose. Bus services throughout the city are operated by the San Joaquin Regional Transit District. Samawi says that the nearest airports are Sacramento International and Oakland Airport, but also notes that Stockton also has a very small airport that offers direct weekly flights to Phoenix, Denver and Las Vegas.
Lathrop Police Department established in 2022
It wasn’t until 2022 that the city completed the development of the Lathrop Police Department and start operations with more than 40 officers and full-time personnel. The plan to develop a police department in Lathrop was authorized in 2021 because of the city’s drastic surge in population. In the LPD’s first annual report, which started in June 2022 and ended in June 2023, the city had a total of 2,111 reported crimes. When compared to data collected by the FBI, both Lathrop’s violent crime and property-related crimes were lower than state-level and national crime rates.
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On average, homes in Lathrop, CA sell after 66 days on the market compared to the national average of 55 days. The median sale price for homes in Lathrop, CA over the last 12 months is $700,000, down 5% from the median home sale price over the previous 12 months.
Welcome to 2432 Middlebury Dr in the desirable River Islands community of Lathrop. This beautiful home features 5 bedrooms, 4.5 bathrooms, and approximately 2,479 sq ft of living space, perfect for a growing family or multi-generational living. The first floor offers a private bedroom with its own full bathroom, plus a powder room, dining area, open-concept kitchen, and spacious living room.
Quick Move-In Opportunity! Discover luxury living in this brand-new home by locally owned and award-winning Signature Homes in the desirable Clearwater neighborhood at River Islands. Homesite 114 offers 5 bedrooms, 4.5 baths, a versatile bonus room, private Multi-Gen Suite with separate entrance, and a 3-car garage, thoughtfully designed for today’s modern lifestyle. The open-concept main level
An oversized corner lot sets the stage for this exquisite new Signature Homes residence in the highly desirable Clearwater neighborhood of River Islands. Homesite 111 showcases 3,139 sq. ft. of thoughtfully curated living space featuring 4 bedrooms, 4.5 baths, a 3-car tandem garage, and the rare convenience of two laundry rooms. The chef-inspired kitchen is beautifully appointed with premium
Here is your opportunity to own this Luxury Home nestled in the award-winning master-planned community of River Islands! This beautifully designed newer construction home offers modern elegance, thoughtful functionality, and effortless California living. Featuring 5 spacious bedrooms and 4.5 bathrooms on a corner lot, at over 3,200 sq ft, this home provides a versatile layout and the luxury of
At the heart of the ranch-style Peridot plan, an inviting kitchen with a center island, walk-in pantry and breakfast nook overlooks a spacious great room. This home will be built with either a study or an extra bedroom. A beautiful primary suite with a private bath and oversized walk-in closet offers plenty of space for rest and relaxation. This home will be built with either an extra storage
Modern yet inviting! Head through porch and into the foyer to discover one bedroom, one bathroom, and a flex room to personalize. Across the way is a convenient powder room and entry to your tandem garage. Keep going to find beautiful open concept living: a great room flows to a casual dining area and kitchen with an island. Upstairs are three bedrooms, one bathroom, a laundry room, and a loft,
With nearly 4,000 square feet of luxurious living space, this Residence 4 is hard to beat. A full multi-gen suite greats you on the lower level which offer all of the conveniences of home for extended family or long term guests. The open concept design with separation of dining and greatroom space is perfection and there is also an office with glass wall that opens to the greatroom keeping
If you want style and flexibility, look no further! The 5 bedroom home offers flex space that can be used as a fitness room, a glass den that can be used as an office, dual kitchen island and a lake lounge area that takes full advantage of the views. Additionally, there is a full bedroom and bath or multi-gen suite option on the lower level. On the upper level you will find 3 secondary bedrooms,
Welcome to this immaculate, northeast-facing Kiper Homes Sky Plan 1 in the highly sought-after River Islands community of Lathrop, within the Banta Unified School District. This stunning single-story home offers 3 bedrooms, 2.5 bathrooms, and a versatile den perfect for a home office, flex space, or optional 4th bedroom. Showcasing approximately $70,000 in upgrades, the home features a
Spacious, modern, and bright! Head through the porch and into the foyer to discover one bedroom and one bathroom conveniently located on the first floor. Across the way is the entry to your tandem garage. Keep going to find a spacious great room that flows to a casual dining area and modern kitchens with a large island, the perfect spot for entertaining. Upstairs are two bedrooms, one bathroom, a
The incredible gourmet kitchen is the center of this stylish new home. Featuring wonderful separation between the Great Room and Dining space, this plan maximizes the open concept design- including access to the outdoor CA room through dual 12' sliders that allow an abundance of natural light into the home. This 5 bedroom home offers a full bedroom and bath on the lower level with 4 additional
This beautiful Residence 1 offers plenty of flex space and the opportunity to include either a full bedroom and bath or a complete multi-gen suite on the lower level. The upper level features 3 bedrooms plus a loft and laundry room, while the The Primary suite offers an en suite bath with both a shower and freestanding soaking tub, dual vanities and a large walk in closet. Additionally, this
The Pearl plan offers two stories of thoughtful living space. A spacious kitchen provides a panoramic view of the main floor-overlooking an elegant dining area and a large great room with backyard access via 10' center-meet patio doors. This home will be built with either a study or an extra bedroom. Upstairs, a lavish primary suite offers a roomy walk-in closet and luxurious bathroom. The second
This 3 to 4 bedroom home design maximizes space at every turn. The gourmet kitchen offers an enormous island that allows seating for 6 along with an abundance of cabinetry and extensive high end appliances. The 16' sldier to the outdoor California room, allows for an abundance of light and is perfect for those who like to entertain. The Primary suite features both a large shower as well as dual
Plan 5 built by Taylor Morrison at Legacy at Stanford Crossing. This stunning brand new home boasts 5 bedrooms, 3 baths, and a versatile loft. The welcoming foyer beckons you into the core of the home, where the open great room, kitchen, and dining area effortlessly unite to form the perfect entertaining space. The downstairs guest bedroom offers adaptability, easily transforming into a private
Welcome to Mossdale Landing, the brand new apartment homes located in the vibrant city of Lathrop, CA. Our community offers an array of amenities designed to enhance your lifestyle. Take a dip in our sparkling swimming pool or relax in the pool cabana, perfect for those warm summer days. Unwind and rejuvenate in our luxurious spa, providing the ultimate relaxation experience. Stay productive and
AVAILABLE NOW! One story home with a pool! Pool service included! $2495.00 per month rent, $2495.00 deposit. 3 bedrooms / 2 bathrooms. One story home. Open floor plan. 2 car attached garage. Large backyard. Tenants to maintain yard. Pets are negotiable, upon Owner's approval. Extra deposit required. One year lease. EQUAL HOUSING OPPORTUNITY.
Debbie Sue FrugugliettiColdwell Banker Valley Central
Welcome to Escala, Luxury Rental Homes in Lathrop. Find your perfect space, where luxury meets convenience. With refined interior details, spacious designs, and exclusive amenities, Escala provides a seamless living experience. Greystar California, Inc. dba Greystar Corp. License No. 1525765 Broker: Gerard S. Donohue License No. 01265072
Beautiful bright 5 bedroom and 3 full baths 2385 sqft home including one bedroom and a full bath downstairs; Freshly painted, new floor and cabinets; Open floor plan, huge back yard and conveniently located near parks, shops, easy access to the freeway and many more! Yard maintain included in rent; Tenant is responsible for garbage, water, sewer, utilities and cable. No smoker permitted and no
Welcome to our stunning apartment community located in the heart of Lathrop, CA. This gated community offers an array of top-notch amenities designed to enhance your living experience. Stay fit and active with our 24-hour gym, fully equipped with state-of-the-art fitness equipment. Enjoy the convenience of our resident lounge, a perfect spot for socializing or unwinding after a long day. For your
AVAILABLE NOW! 4BD 3BA, 2806 SQ FT HOME WITH A STUNNING LAKE VIEW! $3600.00 PER MONTH, $3600.00 SECURITY DEPOSIT. Looking for lake front living? Look no further. Stunning views of the lake from almost every window of the house. From your own window, wake up in the morning to beautiful sunrise on the lake and settle down in the evening with lovely moonlight reflections on the lake. Launch your own
Debbie Sue FrugugliettiColdwell Banker Valley Central
Executive Furnished Residence | Corporate & Relocation Housing | Stanford Crossing* Designed for corporate executives, relocating professionals, and insurance placements, medical professionals, and extended-stay guests this never-occupied luxury residence delivers a seamless turnkey living experience with premium furnishings and modern efficiency.* The home features 4 bedrooms, 3
ADORABLE 4 BED/2.5 BATH TOWNHOME WITH CORNER LOT AND LARGE FENCED REAR YARD WITH PATIO...NEW KITCHEN APPLIANCES WITH BREAKFAST BAR AND EAT IN AREA...ALL BEDROOMS GOOD AMPLE SIZE..LAMINATE FLOORING THROUGH OUT..REFRIGERATOR INCLUDED ...CONVENIENTLY LOCATED NEAR SHOPPING, SCHOOLS,AND FREEWAY..MAKE THIS YOURS
SPLIT THE PAYMENT! Reserve your new home by paying 50% of your security deposit now, with the remaining balance due before move-in.Situated at 676 Rosedale Way, this expansive 2,152-square-foot home offers a perfect blend of comfort and accessibility with its 4 bedrooms and 3 bathrooms. The exterior features a welcoming porch and an attached two-car garage. Inside, the heart of the home
Property Id: 2364409Private entrance in Law Unit with 1 bedroom, 1 full bath, kitchen and living area. One of the large size multi-gen unit with private front yard in River Islands community. This property is opposite to new epic charter school in River Islands.This home has multiple upgrades with LVP flooring, brand new stainless microwave, refrigerator, full kitchen with 4
Set about 11 miles south of downtown Stockton, East Lathrop is home to over 23,000 people, many of which are families and young professionals moving here for economic opportunities. "The city is growing," says Jay Singh, a Realtor with Landstar Realty Group who’s been selling real estate here since 2007. "Several new businesses just opened along I-5 near Target, and more jobs are coming to the area now that Ashley Furniture got approval to build a new warehouse. Tesla's warehouse is not far away, and new restaurants are going up, too." Neighborhood greenspaces support active lifestyles, event centers keep folks entertained throughout the year, and access to nearby Interstate 5 makes it easy to travel here.
Along East Lathrop’s sidewalk-lined streets, contemporary, four-bedroom Craftsman-style homes built between the 1990s and early 2000s have brick or stucco exteriors and range from $500,000 to $650,000. Many feature three-car garages and front yards with at least one mature willow or palm tree, and rows of shrubbery separate property lines; a few here have fenced-in backyards. In the southern end of the neighborhood, newly constructed traditional Spanish Revival-style homes and contemporary bungalows with private pools and solar power systems sell between $700,000 and $1 million.
Students can attend Manteca Unified district schools like K-8 Lathrop Elementary, which earns a C-plus from Niche, then continue to Lathrop High, rated an A-minus. Here, students can join the Family, Career, Community Leaders of America, a national student organization focusing on family life and career preparations. Activities in this club provide opportunities to practice skills learned from life management, fashion design and child development classes.
Lathrop Road and Louise Avenue are the neighborhood’s main thoroughfares, linking neighbors to parks and restaurants. Interstate 5 borders the neighborhood to the west, which leads 11 miles north to downtown Stockton, and about 60 miles north to Sacramento; locals can get to the San Francisco Bay Area 70 miles west via Interstate 580. Those traveling southwest toward San Jose can catch an ACE train from the Lathrop/Manteca station 3 miles southeast, and San Joaquin Transit buses make stops south along Louise Avenue. Biking or walking dogs is easy here with sidewalks lining most residential streets. San Joaquin General Hospital – offering inpatient services, including pediatrics, obstetrics and surgical care – and the Stockton Metropolitan Airport are within 7 miles north.
Five miles south of Woodfield Park, the family-owned Sizzler Steak House has served prime slices of beef to patrons in cozy, leather-back booths since 1958. Their menu has expanded to include steak and seafood combos, barbecue ribs and an all-you-can-eat salad bar. For faster takeout options, head to the Lathrop Food Plaza west between Harland Road and I-5, where food trucks with LED lights and music offer Vietnamese sandwiches, crepes and tropical fruit smoothies; outdoor seating is also available here. Shoppers can browse retailers like Kohl’s at the Stadium Center shopping mall just north of State Route 120, before grabbing groceries at Save Mart or Sprouts Farmers Market off I-5.
Neighborhood greenspaces sit centrally between Thomsen Road and Long Barn Drive, and are accessible by car, bike or on foot. Bordering the Lathrop Community Center, 10-acre Manuel Valverde Park offers basketball courts, picnic tables and a baseball diamond, with exercise equipment next to the playground. Friends can toss a frisbee under the shade of mature oak trees here, while kids beat the summertime heat at the park’s splash pad. Less than a mile north, Woodfield Park’s basketball court and soccer field invite both team leagues and solo gameplay.
Lathrop hosts over 52 family-friendly events throughout the year, mostly held at the Generations Center west of I-5. One of the largest celebrates the city’s incorporation every July 1st, featuring live music, carnival rides and fireworks. In September, locals gather for an evening of laughs at what’s known as Comedy Under the Stars, where comedians – some featured on Comedy Central – perform clean skits. Alcohol is prohibited at all events, as Lathrop is a dry town.
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