$402,587Average Value$267Average Price per Sq Ft9Homes For Sale
Historic agricultural roots in the San Joaquin Valley
Life in Livingston means being surrounded by vineyards, almond orchards and fields of sweet potatoes. The city of 14,000 is about 10 miles northwest of Merced and 30 miles southeast of Modesto. “It’s managed to grow a lot compared to what it used to be, but it’s still very much a quiet, country town in a lot of ways,” says Judy Caton, Realtor with Reed Realty who grew up in Livingston. “It’s a nice slice of that agricultural lifestyle – there’s farms all around, and it’s definitely sweet potato country.”
The city is named after the famed 19th-century African explorer, Dr. David Livingstone, whose disappearance and discovery was a worldwide sensation. However, the city's application for a post office inadvertently left off the "E" in his last name, and that typo lives on as the city's official spelling.
Traditional homes with modern features and plenty of space to stretch out
More established sections of Livingston, such as those near Main Street, feature single-story ranch homes built in the mid-20th century. Many properties feature larger lots with space for fruit trees or small gardens. North of downtown, newer subdivisions are home to craftsman-inspired and modern ranch-style residences on slightly smaller lots. Many homes incorporate energy-efficient features like solar panels. “It’s a nice mix of old and newer places,” says Caton. “But it’s definitely traditional in style, for the most part.” The median home price rests around $430,000, notably lower than state's median price.
Homes with stucco facades can be found in The City of Livingston.
Craftsman style homes can be found throughout The City of Livingston.
Well manicured lawns can be found in The City of Livingston.
The City of Livingston offers several types of housing.
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The Livingston Union and Merced Union School Districts serve the area
The Livingston Union School District serves kindergarten through eighth grade, with the Merced Union High School District serving high schoolers. These districts earn C-plus and B-plus ratings on Niche, respectively, and collectively serve over 4,500 students. Private K–12 options, such as Central Valley Christian Academy in Ceres, are within driving distance. Merced College, approximately 15 miles away, provides associate degrees, certificates, and transfer programs.
Yamato Colony Elementary School in The City of Livingston is a great public school option.
Livingston High School in The City of Livingston offers classes across several buildings.
Students attend Central Valley Christian Academy in Ceres near The City of Livingston.
California State University Merced is where locals go for higher learning near The City of Livingston.
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Choose between the Merced River or the Sierra Foothills
Livingston Memorial Park offers playgrounds, ball fields, and picnic sites that often host youth leagues and family events. Arakelian Park features further open areas. The nearby Merced River supports limited fishing and other water-based activities, while the Sierra foothills are within a day trip. The Livingston Sweet Potato Festival, typically held each September, is a three-day celebration of one of the region's most important crops.
Kids enjoy the slides at Arakelian Park in Livingston.
There is a stage at Livingston Memorial Park in Livingston.
See murals by local artist in the downtown area of The City of Livingston.
The Merced River in the City of Livingston provides limited fishing and water based activities.
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Mom-and-pop eateries highlight small-town charm
Downtown Livingston exudes an old-school, small-town charm with its local selection of eateries and shops, many of which are family-owned and have been around for decades. Groceries and some hardware and farm supplies can be found within the city, however larger commercial hubs in Merced or Modesto offer expanded retail and dining choices. “There’s really not a whole lot once you get past the mom-and-pop places to eat,” says Caton. “It’s a really quiet little place – but you can find shopping without having to go too far in Turlock, about 10 miles away.”
Downtown City of Livingston is where the locals go for there grocery needs.
Get your produce at one of many of the produce stores in The City of Livingston.
Punjab Sweets and Restaurant offers a tasty menu in the downtown area in The City of Livingston.
Livingston Hardware Supply in The City of Livingston is where locals go for all there farming needs.
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Agriculture drives the economy in Livingston
Agriculture remains a cornerstone of Livingston’s economy. Foster Farms, which is headquartered here, operates a major poultry processing plant and is one of the city’s largest employers. Ernest and Gallo have a grape pressing plant near the city. Livingston's sandy soil makes it ideal for growing sweet potatoes and 90% of those produced west of the Mississippi River come from this region. Similarly, fruit-packing facilities and distribution centers also rank among key local employers. “A lot of people live and work at Foster Farms, and it’s a huge part of the city's identity,” says Caton. “Outside of that, you have some people commuting as far as the Bay Area for work.” City officials collaborate with the Merced County Workforce Development Board to diversify employment.
Agriculture drives The City of Livingston's economy.
The City of Livingston has historical and agricultural roots.
Ernest and Gallo have a grape pressing plant near The City of Livingston.
Foster Farms is headquartered in The City of Livingston.
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Highway 99 connects to nearby centers
Highway 99 is Livingston’s primary route, connecting to nearby Merced and Modesto. State Route 140, which is south of the city, takes travelers toward Yosemite or connects with Interstate 5 for broader travel. The Bus—Merced County’s transit service—offers limited public transportation. The Merced Regional Airport, about 14 miles away, provides some regional flights, while the Sacramento Airport is 95 miles away. The Livingston Community Health Center and Livingston Medical Group on Main Streets serve the community.
Crime
Crime rates in Livingston are slightly lower than state and national averages, with recent numbers showing a continuing downward trend.
Written By
Gerald Withers
Photography Contributed By
Jeff Carnie
Video By
Michael Carey
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GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Livingston, CA sell after 49 days on the market compared to the national average of 54 days. The median sale price for homes in Livingston, CA over the last 12 months is $429,000, up 5% from the median home sale price over the previous 12 months.
Beautiful 4-bedroom, 4-bath home offering 2,643 sq ft of living space in the lovely community of Livingston, CA. This spacious home features two primary suites, including one conveniently located downstairs, making it ideal for multi-generational living or guests. With some modifications, the home has the potential to be converted into a 6-bedroom layout, offering flexibility for larger
Great location! Approximately 12.37 acres of Shasta and 12.37 acres of independence. Independence were recently planted in January of 2026. Majority of Shastas are on a third leaf.. planted in Late 2023 . Irrigation system is all brand new with brand new filtration added on booster and the well . There is a VFD on both the well and booster to ramp down to as little as 550 gallons per minute to
Welcome to 1910 Southport Ave, this well-maintained residence features a thoughtfully designed floor plan with open living areas, ample natural light, and quality finishes throughout. Home offers over 2,000 square feet and sits on a generous corner lot. Private in-law suite with a separate entrance with great potential. The property also includes a fully functional kitchen in the garage, ideal
This 2017 built manufactured home has been immaculately maintained. It offers a thoughtfully designed and spacious floor plan with three large bedrooms and two full bathrooms. The kitchen provides abundant cabinet space and opens to a dining area ideal for everyday living and entertaining. Plenty of windows throughout the home allow for beautiful natural light, creating a bright and inviting
Prime Residential Development Opportunity in Growing Livingston, CA Location: Peach Ave & Winton Pkwy, Livingston, CALot Size: 731,864 sq ftType: Residential Lot with Tentative Tract Plan Description: Seize a unique opportunity to invest in a prime residential development parcel in the burgeoning city of Livingston, California. This expansive 731,864 square foot lot is perfectly situated
SELLER FINANCING available! Prime 18.8± Acre Industrial Development Opportunity – Livingston, CA. Zoning is M-1, Industrial-Zoned and located within the city limits. This property is ideally positioned for a gated industrial park or other high-demand industrial uses. Ownership has prepared a conceptual site plan for 22 individual industrial lots, ready for a multi-tenant or phased development.
67.4+/- acres Open Land Now Available. This property is very suitable for farming of sweet potatoes/yams and other row crops or permanent crops such as almond orchard. Great soils, consisting of Delhi sand and Dinuba Sandy Loam. There are no structures on the property. The property is in the Merced Irrigation District and receives water from the Garibaldi Lateral. Property includes both assessor
1.81 Acres just off HWY 99 Hammatt Ave Exit, So close, approximately 900 ft from the 99 Freeway! Property has so many options, Possible Split. Suitable for (Retail) Fast food, Gas Station, Pharmacy Etc...Property improvements completed and paid for. 4-way Traffic signal at the intersection of Hammatt Ave and Walnut Ave. Street lights and Sidewalks completed, Fire hydrants installed, City Sewer
This beautifully built home offers modern finishes, an open and inviting layout, and the comfort of new construction throughout. Enjoy a bright living space, a stylish kitchen with contemporary cabinetry, and well-designed bedrooms perfect for everyday living. Situated in a quiet, well-maintained park, Monte Cristo Park provides a welcoming community atmosphere while being conveniently close to
Tatiana Serrano ZeledoneXp Realty of California Inc.
This 2017 built manufactured home has been immaculately maintained. It offers a thoughtfully designed and spacious floor plan with three large bedrooms and two full bathrooms. The kitchen provides abundant cabinet space and opens to a dining area ideal for everyday living and entertaining. Plenty of windows throughout the home allow for beautiful natural light, creating a bright and inviting
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