$465,564Average Value$348Average Price per Sq Ft52Homes For Sale
Agricultural town turned bedroom community
Ten miles south of Stockton in the Central Valley, Manteca is a steadily growing city of more than 80,000 residents historically known for its agricultural industry. During the early 19th century, farmers came to the area for its rich soil and ideal Mediterranean climate. In 1873, the Central Pacific Railroad built a train stop in the area. Locals voted to name both the station and their community “Monteca,” but it was accidentally misspelled on officiating documents as “Manteca,” which means “lard” in Spanish. Despite pleas to fix the mistake, no correction was ever made and the city eventually adopted the misspelled name when it was incorporated in 1918. Since then, Manteca has shifted from being an agricultural town to a residential bedroom community popular among commuters and families. Mike Samawi, a local Realtor with Team Samawi at Compass, says that Manteca shares its western border with Lathrop, a smaller yet faster-growing city and that both cities have seen lots of recent development and growth in the 21st century.
Find your perfect home near downtown Manteca.
Downtown Manteca has many different styles of homes to choose from.
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The farther from downtown Manteca, the newer the homes get
The median home price in Manteca is approximately $640,000. Generally speaking, the closer a house is to the city's center, the older it is. Craftsman bungalows along Yosemite Avenue in downtown Manteca date back to the 1940s and 1950s. In the latter half of the 20th century, housing developments began pushing farther away from the downtown area. Manteca’s newest homes – typically contemporary or Spanish-style homes built after the year 2000 – are almost all located in master-planned subdivisions on the city’s outskirts along the beltway of Routes 120 and 99. Samawi notes that some of these newer subdivisions are 55-plus communities, like Del Webb/Woodbridge in northernmost Manteca, the city’s largest active adult community.
There are quaint rows of homes in the heart of Downtown Manteca.
Find the perfect home in Downtown Manteca.
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Students served by Manteca Unified School District
Approximately 25,000 kindergarten through 12th grade students in both Manteca and Lathrop are zoned for the Manteca Unified School District (MUSD), which receives an overall B rating from Niche. The district includes 20 elementary schools serving kindergarten through eighth grade and seven high schools for grades nine through 12. Sierra High School and Lathrop High School, both rated A-minus, were recognized in 2025 as two of Niche’s top standout high schools in San Joaquin County. Several private school options are outside the city in nearby Modesto, which sits 17 miles south of Manteca; they include the A-rated Central Catholic High School and the A-minus-rated Central Valley Christian Academy, a pre-kindergarten through 12th-grade institution.
New Haven Elementary is where learning begins in Downtown Manteca.
East Union High School is preparing students for success in Downtown Manteca.
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Outdoor recreation in and around the city
Residents can find over 50 city parks throughout Manteca; many have athletic facilities, picnic areas and playgrounds. The city also has a skate park, biking trails, a community pool and the Manteca Park Golf Course, a municipal 18-hole course. As a nod to the city’s roots in agriculture, the annual Watermelon Street Fair is hosted in Lincoln Park for a whole weekend in June. It’s estimated that over 40,000 festivalgoers attend the fair each year to enjoy live entertainment, local vendors and family-friendly activities. Another popular event hosted in Library Park is Christmas in the Park, a holiday celebration with a parade traveling down Yosemite Avenue. This festive tradition was first introduced in 1972, making it the city’s longest-standing holiday event.
Ninety miles east of Manteca is the iconic Yosemite National Park, a popular day trip option or weekend destination tucked into the Sierra Nevada mountains. “You’re also only about an hour away from the Antioch Delta, which has lots of water activities,” Samawi says. Formed by the Sacramento and San Joaquin rivers, the delta is a popular place for boating and fishing.
Families enjoy outdoor fun at Colony Park in Downtown Manteca.
Walnut Place Park is a peaceful spot in Downtown Manteca.
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Downtown Manteca is undergoing a steady revitalization
Downtown Manteca is a walkable urban hub near the railroad that’s looking to further define itself with more commercial development, community activities and pedestrian-friendly infrastructure. Most downtown businesses, restaurants and boutiques line Yosemite Avenue and a small section of Main Street; eclectic storefronts paint the image of a classic Old West town, occasionally interrupted by modern-looking buildings. As Manteca’s population continues to climb steadily, efforts to revitalize downtown and support local businesses grow stronger. Apart from the downtown area, most of Manteca’s shopping and dining options are located around the city’s outskirts in commercial centers along Routes 120 and 99. According to Samawi, the Bass Pro Shop outlet in the Orchard Valley shopping mall is massive and attracts droves of shoppers from across the Central Valley. Other shopping centers, like Spreckels Park, Mission Ridge Plaza and Stadium Center, have an array of department stores, national retailers and chain eateries.
Locals have their breakfast favorites served fresh at Frank’s Downtown Cafe in Manteca.
Hang out with friends at the Christmas in the Park in Downtown Manteca.
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Great Wolf Lodge opened in 2021
Manteca recently became the home city of Great Wolf Lodge Northern California, the company’s 19th resort in the United States. “Great Wolf Lodge was built up and opened a couple of years ago and it’s the one big attraction for visitors, especially families,” Samawi said. “It’s open year-round and has a huge indoor water park.” In 2021, the lodge finished development and began welcoming guests from the Central Valley and Bay Area. Down the road from the Great Wolf Lodge is Dell’Osso Family Farm, a seasonal agricultural area open to the community for pumpkin farms and cherry picking.
Getting around the Central Valley by car and train
Manteca residents have easy access to two major thoroughfares: State Route 120, which runs east-west in southern Manteca, and State Route 99, a north-south highway along the city’s eastern border that travels into Stockton. In Lathrop, Route 120 merges with Interstates 5, 205 and 580, which commuters can take to make the 50-mile trip west into the Bay Area. Manteca is a largely car-dependent city, but a few public transit options are available for residents. The San Joaquin County Transportation Authority operates bus services throughout the city, and the Altamont Corridor Express (ACE) commuter rail stops in downtown Manteca. Samawi says commuters can take the ACE train into some parts of the Bay Area. The closest major airport is Sacramento International, a 75-mile drive away. Health care options in the city include Kaiser Permanente Manteca Medical Center, which has a 24-hour emergency room department and services for over a dozen other specialties.
Crime and safety in Manteca
According to published data from the Manteca Police Department, there were 2,279 violent and property-related crimes in 2022 and 1,887 violent and property-related crimes in 2023, showcasing a roughly 17% decrease in overall crime. Between all reported crimes in 2022 and 2023, approximately 87% were property-related incidents, particularly larceny. Manteca has lower rates of both violent and property crime compared to state and national rates. Most of the city’s crime incidents are reported around central Manteca.
Written By
Hayley Simms
Photography Contributed By
Rebecca Prach
Video By
Timothy Cerva
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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 Manteca, CA sell after 43 days on the market compared to the national average of 52 days. The median sale price for homes in Manteca, CA over the last 12 months is $485,000, down 3% from the median home sale price over the previous 12 months.
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Tammy BarstowExp Realty Of Northern California, Inc
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