$472,631Average Value$346Average Price per Sq Ft41Homes 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
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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 40 days on the market compared to the national average of 58 days. The median sale price for homes in Manteca, CA over the last 12 months is $477,500, down 2% from the median home sale price over the previous 12 months.
Welcome to Homesite 337 at Vida, a beautifully designed single-story home offering 1,297 Sq. Ft. of thoughtfully crafted living space. This is the final opportunity to own this highly sought-after floor plan and professionally designed model home, with anticipated move-in by July. Featuring many designer-selected upgrades and premium finishes, this home combines style, comfort, and functionality
Located within the highly desirable Del Webb Woodbridge 55+ active adult community in Manteca, this well-maintained single-story home offers comfortable living, a functional floor plan, and access to resort-style amenities designed for an active lifestyle. Situated in a thoughtfully planned neighborhood, this residence features two bedrooms, two bathrooms in an inviting open-concept design, and
Immaculate well cared for Del Webb Home. Located in the highly desirable 55+ community. This popular Williamsburg plan has seen only 1 owner. Spacious kitchen has large island, stainless steel appliances and RO system under sink. It also has room for the kitchen table. Large dining bar separates kitchen and great room. Cozy gas fireplace in great room and plantation shutters thru out. Large
NEW PRICE! A delightful discovery awaits at 2904 Cotton Briar Ln, nestled within the charming community of Del Webb, a beautiful 55+ community that really has something for everyone. If you love staying active, there are tons of clubs, group activities, sports, and even some really scenic walking paths throughout the neighborhood. But if your idea of perfect is a little more peace and quiet,
Park front living at its finest, this beautifully appointed five bedroom, three bath residence offers 2700 square feet of thoughtfully designed space and a lifestyle that blends elegance with everyday comfort. Positioned directly across from the neighborhood park, the home enjoys serene green views that greet you each morning and a sense of calm that carries through the day. Inside, the spacious
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!
Recently renovated within the last few months, this truly one-of-a-kind modern luxury residence was designed with style, comfort, and functionality in mind. This beautifully updated 4-bedroom home features a versatile main-level bonus room perfect for a home office, guest suite, or a possible 5th bedroom, along with 3 full bathrooms including a stunning hotel-inspired downstairs bath ideal for
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,
Welcome to this beautifully maintained, crystal clean, single story home in the sought-after Del Webb Woodbridge 55+community. Offering approximately 2128 sq ft, this 3-bedroom, 2-bath residence features an open-concept design with a spacious great room and an expansive kitchen complete with granite countertops, large center island, beautiful Whirlpool Gold Appliances and abundant cabinetry-ideal
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.
Nestled alongside the Main Highway known for its picturesque views and easy access, a charming vineyard awaits it's next steward. With rows of lush grapevines a hidden gem within the Manteca Sphere of influence. Updated Gen Plan is Commercial, located near the renown State Highway 99, this vineyard not only captured the attention of passersby but also offered a prime location for those who
Zoned AG 40...Updated General Plan in the Sphere of Influence is INDUSTRIAL!!! You can have them both. Farm now and for tthe future Develope for Industry!!!For now enjoy this Secluded Vineyard with a Dreamy Vintage Farm House for convenience. The prettiest 32 and 1/2 acres close to shopping and highways.Nestled in the Historical Weber Grant Subdivision. Incredibly and quietly tucked away in a
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
A significant residential property awaits at 2256 W Yosemite Ave, nestled in Manteca, California, USA, offering expansive possibilities for a fulfilling lifestyle. Six spacious bedrooms provide abundant private retreats, each offering a sanctuary for rest and personal endeavors. Three well-appointed bathrooms ensure convenience and comfort for everyone, providing spaces for invigorating routines
Beautifully maintained 2023 home offering modern style, energy efficiency, and move-in ready convenience! This desirable floorplan features 3 bedrooms plus a spacious flexible den/office that can easily function as a 4th bedroom, playroom, gym, or guest space. The open-concept design creates a bright and inviting atmosphere with a large family room flowing seamlessly into the dining area and
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 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
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.
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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