$480,404Average Value$345Average Price per Sq Ft53Homes 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
Interested in learning more about homes in this area?
Reach out to
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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 37 days on the market compared to the national average of 56 days. The median sale price for homes in Manteca, CA over the last 12 months is $480,000, down 1% from the median home sale price over the previous 12 months.
Situated on a quiet court in Manteca, this well-maintained single-story home offers 2,151 square feet of comfortable living space on a generous 7,749 square foot lot. The inviting curb appeal features a covered front porch, brick accents, a two-car garage, **RV parking**, a spacious driveway with ample off-street parking, and a beautifully maintained front lawn. Inside, the thoughtfully designed
New listing in The Solera Collection! Crafted by Atherton Homes Phase #3 Patagonia Model, this elegantly appointed four-bedroom, 4-bathroom residence offers 2,718 square feet on a generous lot with RV parking in one of Manteca's most sought-after neighborhoods in RIPON school district. Inside, dramatic 12-13-foot coffered ceilings, a light-filled open floor plan, and refined finishes create an
Discover the perfect blend of country charm and city convenience with this sprawling single-story Mid-Century Modern estate situated on over an acre. Ideally located near shopping, schools, and freeway access, this exceptional property offers the privacy and space of country living while remaining close to everyday amenities. A long, welcoming driveway leads to this beautifully maintained home,
Situated on a quiet court in Manteca, this well-maintained single-story home offers 2,151 square feet of comfortable living space on a generous 7,749 square foot lot. The inviting curb appeal features a covered front porch, brick accents, a two-car garage, **RV parking**, a spacious driveway with ample off-street parking, and a beautifully maintained front lawn. Inside, the thoughtfully designed
New listing in The Solera Collection! Crafted by Atherton Homes Phase #3 Patagonia Model, this elegantly appointed four-bedroom, 4-bathroom residence offers 2,718 square feet on a generous lot with RV parking in one of Manteca's most sought-after neighborhoods in RIPON school district. Inside, dramatic 12-13-foot coffered ceilings, a light-filled open floor plan, and refined finishes create an
Welcome to this beautifully maintained 2023 home offering the perfect combination of modern design, energy efficiency, and true move-in-ready convenience. Why wait months for new construction and spend thousands more on upgrades when this home already has it all? This highly desirable floor plan offers 3 spacious bedrooms plus a large, versatile den that can easily serve as a 4th bedroom, home
Located in Manteca, this spacious 5-bedroom, 3-bath home offers approximately 2,700 sq ft of living space on a 5,535 sq ft lot. The kitchen features quartz countertops and opens to a combined family room and dining area, providing a functional and inviting space. Flooring throughout includes carpet, laminate, and tile. The laundry area is conveniently situated on the upper floor. The home is
Location! Fantastic Family home in the heart of Manteca. This stunning Roberts Estates beauty sits in the sought after Sierra High School and Brock Elliot neighborhood. Spacious kitchen with granite counters, stainless steel appliances, etc. Back yard great for entertaining with Sparkling pool just in time for Summer. Perfect for commuter just minutes from Highways 120, 99, and I-5. Hurry!
Rare fourplex investment opportunity in East Manteca. Built in 1994, this 3,120 sq ft four-unit property offers four 2 bedroom, 1 bath units, two upstairs and two downstairs, each with its own private garage. Three units are currently occupied on month-to-month terms at rents below current market, and one unit is vacant, giving a buyer immediate flexibility to live in one unit while renting the
Experience country luxury at its finest on this 11.4-acre estate featuring a ADU and incredible amenities. A 7,500 sq. ft. shop boasts 3-phase power, 14' roll-up doors with openers, office, loft, 50's-style ice cream shop & 1/2 bath. The main home offers 2,452 sq. ft. with 3 bedrooms, 3.5 baths, hardwood flooring, and a chef's kitchen with granite counters, large island, Sub-Zero refrigerator,
Busy Corner of Airport and Louise! Est 21 acre corner lot ready to develop. Currently used at an Almond Orchard.Zoned AG-40. Master Plan Zoned w underlying General Commercial Land Use designation. Rendering of potential map available. May split Commercial and Industrial Use. Drawings for streets and run off. Call for extra information for future use.
Lovely home office with double barn doors, great for working remotely.Stylish kitchen with optional vaulted ceilings and a large island.Open great room flooded with natural light, and sliding door to covered patio.Relaxing primary suite with private bath, optional freestanding tub, and walk-in closet.Generous HovHall, Stuff of Life Room, for extra storage and organization.
Discover the charm of 588 San Gabriel Ct, a beautifully maintained residential property in Manteca, CA. This attractive ranch-style home, spanning 1028 square feet, offers a comfortable and inviting atmosphere, perfect for crafting your ideal California lifestyle. The kitchen is designed for seamless living, featuring a practical peninsula that opens directly into the living room, fostering an
Stunning kitchen with large center island and pantry.Cozy dining area near kitchen with plenty of windows.Spacious great room with optional vaulted ceilings.Primary suite featuring primary bath, optional freestanding tub, and a large walk-in closet.Secondary bedrooms and hall bath near main foyer.Two-car garage leading to HovHall with convenient valet.
Welcome to this spacious 2,700 sq ft home located in the vibrant city of Manteca. This stunning property offers 5 bedrooms and 3 full bathrooms, providing ample space for comfortable living. Home is located in a court walking distance from Sierra High and Brock Elliot Elem. The home features a formal dining room perfect for hosting gatherings and a separate family room that includes a cozy gas
Our vibrant new community of thoughtfully designed homes was created with the modern renter in mind. Each home is a private sanctuary with its own backyard retreat and a convenient two-car attached garage. Thoughtfully designed interiors and exceptional community amenities—including a pool, fitness center, picnic areas, and dog-friendly paths. Discover Echo - where comfort, style, and
Unparalleled Luxury Living - Introducing The Atherton, our brand new luxury community of well appointed studios, one, two and three bedroom apartments in Manteca, CA. Each of our tastefully designed apartment homes comes fully equipped with modern touches that will transform your living environment to one of style and convenience. Ease into an exclusive lifestyle only at The Atherton - Life is
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
Featuring one, two, and three bedroom apartment homes, at Paseo Villas you will experience a quiet and relaxing environment, while still having everything you need at your front door. Located in beautiful Manteca, Paseo Villas offers you the convenience of nearby shopping, entertainment and easy access to public transportation. Our professional on-site staff is here to assist you in making your
Welcome to Tidewater Landing, luxury apartments in Manteca, CA where lifestyle and location are in perfect alignment. Featuring serene living spaces in one, two and three bedroom apartments surrounded by resort-style amenities. Tidewater Landing is a haven from the urban bustle and a rare, memorable backdrop to your lifestyle.Discover an unparalleled living experience at Tidewater Landing
Here at Captain's Cove, we offer clean & spacious two bedroom units with newly remodeled kitchens. We are located close to shopping, restaurants, Starbucks and Manteca golf cource. Conveniently located between Hwy 99 & I-5.
Come join us at Tesoro Apartments, where you can experience exceptional luxury and convenience. We are seconds away from the fine dining, shopping, and entrances of hwy 120 and hwy 99. We invite you to tour our brand-new community where we combine urban edge with modern sophistication. Our amenities include an indoor/outdoor fitness center, playground area, an enticing pool and spa area with fire
Welcome to Dhillon VIllas Luxury Apartments—a refined collection of modern residences. We’ve paired designer interiors with resort-tier amenities to create a living experience that feels as good as it looks. Discover the home you’ve been searching for.
Welcome to Laurel Glen, an inviting apartment community in San Joaquin County with spacious one and two bedroom interiors to invigorate every moment. Our bright, open designs are easy on the eyes, and our community amenities offer a variety of ways to spend your days. Work on your tan poolside, stroll through the landscaped grounds, or recharge in a home that’s as roomy as it is cozy. From your
So fine, Manteca Golf Course is technically not one of our community amenities, but that doesn't mean our club-style amenity package doesn't stand up and stand out! A huge pool with jetted spa and lounge seating along the perimeter means your weekends are truly for relaxation - after all, we'll take care of any yard work or maintenance you need! Residents and guests can meet up in the clubhouse
Come see why we are Manteca's Best Kept Secret! Search vistaverdemanteca to find us online!Our community is spread over three properties 1405 Stonewood Avenue, 511 Eastwood Avenue, and our newest property at 405 Eastwood Avenue. We are conveniently located in a quiet, peaceful neighborhood with easy access to Highway 99 and Interstate 5. Neil Hafley Elementary School and East Union High
Westwood Village Apartments is conveniently located within a short distance of the Manteca Golf Course, Tennis Courts, City Offices, Public Transportation, and many shopping and dining experiences. We offer spacious unique studio, 1, 2 and, 3 bedroom apartments for rent. Living at Westwood Village Apartments you'll enjoy the community BBQ with seating areas, refreshing pool and spa, clubhouse,
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