$489,500Average Value$239Average Price per Sq Ft22Homes For Sale
South Manteca area being revitalized
Situated between California State Route 99 and 120, Downtown Manteca is a growing, community with family-owned shops, a large selection of single-family homes and many walkable areas. “It’s in the process of revitalization,” says Regina Lackey, operations and listing coordinator for TLC Real Estate set in Manteca. She says that within the past few years, the city has made efforts to bring more life to the downtown area through various grants and assistance programs to promote small businesses “We have some empty storefronts, but now we are getting more sit-down places rather than just a tax preparer's office or salon,” she says. For now, folks here can walk or bike the brick paths along Yosemite Avenue, passing tall streetlights, sandwich-board signs and colorful murals depicting the Bay Area. The area includes a handful of parks, with Library Park being its most popular gathering place, and people enjoy getting together for seasonal events around the neighborhood.
Take a stroll along the streets of Downtown Manteca.
View murals from the local street artist in Downtown Manteca.
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Ranch-style homes and tree-lined streets in Downtown Manteca
Lackey says the lower-priced properties here attract first-time homebuyers, and most don’t mind remodeling an older home. Palm trees, ponderosa pines and sidewalks line the wide, paved streets here, and drivers can easily connect to major two-lane roads like East Alameda and North Street. Early 20th-century cottages and midcentury ranch-style homes are dispersed throughout the neighborhood. These one to three-bedroom houses feature small garages with cement driveways and backyards with faded stone or brick patios; prices range between $250,000 and $450,000. Larger ranch-style homes and new traditional houses with prominent roofs can be found in the eastern and southwestern pockets of the neighborhood, with stucco exteriors, bay windows and fenced-in backyards. These properties were built between the late 1970s and early 2000s and are typically priced from $460,000 to $650,000.
Downtown Manteca is brimming with housing options.
Beautiful Spanish Revival homes feature prominently in Downtown Manteca.
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Picking up groceries in Spreckles Park and breakfast at Waffle Café
Locals in Downtown Manteca pick up groceries at Food 4 Less in the nearby Spreckles Park shopping area, which also includes a Target, T.J. Maxx and plenty of national food chains. A few miles west of the park, small businesses like The Book Exchange sell rows of used books, and Twice is Nice offers secondhand clothes, furniture and collectibles. Main Street is dotted with mural dozens of small eateries and diners; Waffle Café is known for its big portions of biscuits and gravy and cheesy omelets, while Frank’s Downtown Café serves sandwiches, pasta and its famous iced Mexican hot chocolate in mason jars. For dinner, folks can visit Besitos Fine Cuisine, a family-owned spot with Latino-influenced meals and pre-packaged takeaway meals. Besitos owner Charles Paz opened the restaurant in 2017 and says the shopping and dining scene in Downtown Manteca has grown since then. “When we started out here, it was a boneyard. People were saying we were kind of doomed to begin with, but we stuck it out. Now, more things are opening up, and people can walk to wherever they want to go,” he says.
Locals can try out all the breakfast options at Frank's Downtown Cafe in Downtown Manteca.
Local restaurants abound near Downtown Manteca.
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Annual watermelon eating contests at Library Park
Downtown Manteca residents attend the 3-day-long Manteca Crossroads Watermelon Street Faire every June to celebrate the city’s highest-producing crop, grown in fields on the city's outskirts. Crowds line Main Street and Yosemite Avenue for over 200 craft and food vendor tents, live music, kiddie rides, face painting and a watermelon-eating contest under shady trees in nearby Library Park. Since 2019, local nonprofit Wide Horizons has hosted the Summer Salsa Showdown at Perry’s Market 2 miles north of Downtown Manteca. Visitors can snack on homemade salsa and watch others compete in a Salsa Dancing Contest in the market’s red barn.
Manteca schools and college prep
The area is served by the Manteca Unified School District. Kids start at New Haven Elementary, which offers kindergarten through eighth grade and earns a B from Niche. East Union High also scores a B and is known for its Lancer Battalion JROTC program, which won awards at the 2024 U.S. Army National Fitness Challenge Championship. Students can receive college credit after one year in JROTC, and students who want to go into the military after graduation will receive higher ranks because of their time in the program.
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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Open grassy space in Colony Park
The 1-acre Library Park is one of the focal points of the neighborhood, hosting city celebrations and monthly musical concerts. The park also features a tiny playground, bocce ball court and several umbrella-shaded picnic tables. Pocket parks are scattered throughout the neighborhood, and many are within walking distance of some subdivisions. Colony Park features open, grassy space and a basketball court, and residents can head to McGinnis Park near the southeastern border for a game of baseball in its open field. The public, 18-hole Manteca Park Golf Course sits along the western border of Downtown Manteca and offers golf lessons and tee times from sunrise to sundown. For a break from the outdoors, Deaf Puppy Comedy Club on Main Street hosts Wednesday open mics and multiple monthly stand-up shows in its dog mural-covered building.
Colony Park near Downtown Manteca is a great place for residents to stretch out their legs.
Families enjoy sunny afternoons at Colony Park near Downtown Manteca.
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Improvements coming to highways near Downtown Manteca
California State Route 99 travels along Downtown Manteca’s eastern border, giving access to nearby cities like Modesto and Stockton. California State Route 120 runs east-west on the southern border, connecting folks to Interstate 5 a few miles west. The area is walkable with sidewalks on Yosemite Avenue and Main Street, and several other roads have wide bike lanes. Folks also drive to get around. Lackey says traffic gets congested throughout the day due to the many one way roads. In 2024, the San Joaquin Council of Governments announced plans to expand the connector from Highway 120 east onto Highway 99, hoping to reduce traffic. The project will add a lane to Highway 99 and more on and off ramps along major streets in Manteca. Manteca Transit buses stop throughout the neighborhood, and Manteca Transit Center is located near Main Street and Moffat Boulevard. Doctors Hospital of Manteca is within the neighborhood, and Stockton Metropolitan Airport is about 8 miles north, with flights to Phoenix and Las Vegas.
Manteca Transit Station is the hub of Downtown Manteca.
It's easy to get around town by catching the local transit in Downtown Manteca.
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Checking air quality in Manteca
Due to the San Joaquin Valley’s topography and the proximity to Interstate 5 and Highway 99, Downtown Manteca residents may experience poor air quality at times. Surrounding agriculture, industrialized plants and wildfire season from June to late October also contribute to Manteca's air quality. Homeowners can check The San Joaquin Valley Air Pollution Control District website for real-time updates on potential air issues in their region. In the case of a wildfire smoke emergency, the district also recommends people protect themselves by closing all windows, wearing masks indoors if needed and recirculating their AC units.
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.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
WAYNE CARROLL,
an experienced agent in this neighborhood.
Parks in this Area
McGinnis park
Playground
Multi-Purpose Field
Franciscan Park
Playground
Multi-Purpose Field
Colony Park
Basketball
Picnic Area
Playground
Library Park
Picnic Area
Playground
Manteca Dog Park
Dog Park
Northgate Park
Baseball/Softball
Soccer
Trails
Shasta Park
Playground
Multi-Purpose Field
Yosemite Village Park
Basketball
Playground
Springtime Park
Basketball
Playground
Multi-Purpose Field
Transit
Airport
Stockton Metro
15 min drive
Bus
Cherry Lane & Eucalyptus St
Bus
S Main St & Wetmore St
Bus
Northgate Dr & Crestwood Ave
Bus
N Main St & Alameda St
Bus
Eastwood Ave & Stonewood Ave
Bus
E Yosemite Ave & Cottage Ave
Bus
N Main St & North St
Downtown Manteca Demographics and Home Trends
On average, homes in Downtown Manteca, Manteca sell after 42 days on the market compared to the national average of 70 days. The median sale price for homes in Downtown Manteca, Manteca over the last 12 months is $415,539, down 20% from the median home sale price over the previous 12 months.
Charming & Cozy 3-bedroom 2-bath Home with Solar and RV/Boat Access, This Home features a spacious open floor plan that is perfect for relaxing or entertaining. There is a generous size kitchen, making it the heart of the home. Come see all it has to offer.
Charming Home in the Heart of Manteca This 3-bedroom, 2-bath home is packed with features and ready for its next chapter. Located in a quiet, established neighborhood, it offers a spacious backyard filled with mature fruit trees. Perfect for anyone who loves to garden or entertain outdoors. A nice covered patio adds comfort and shade for relaxing or hosting guests year-round. The garage has
Charming 4 Bed / 2 Bath Ranch‑Style Home in Vintage Estates! Step inside to discover nearly 1,700 sq ft of well-maintained living space freshly painted throughout with hardwood flooring, a cozy fireplace, and filled with natural light. The updated kitchen and remodeled baths offer modern functionality with traditional appeal. Enjoy indoor‑outdoor flow from the
Welcome to 420 Parkwood Avenue in Manteca, CA. This beautifully updated home features fresh interior and exterior paint, newly installed dual-pane windows, and a fully renovated kitchen with brand-new cabinets, granite countertops, a stylish tile backsplash, and stainless steel appliances. The flooring has been completely replaced with laminate in the common areas and plush carpeting in the
Welcome to this all-ages park! Ready for its next owner, this clean and well-cared-for 2-bedroom, 1-bathroom single-wide home offers an affordable lifestyle in Manteca's Western Mobile Home Park. The kitchen is a standout with a generous layout, gas range, full-size refrigerator, and ample storage. The family room is also a decent size. Outside, a well-tended garden provides space for those
Charming Corner Lot Home with Pool in Manteca, CA 🏡 Welcome to this amazing opportunity to live in one of Manteca's most desirable areas! This beautiful corner lot property offers the perfect combination of comfort, space, and style. Updated kitchen, Spacious living and dining areas with great natural light. Private swimming pool perfect for summer fun, surrounded by a lounge area and
Fully remodeled in June of 2020, 135 N Sheridan boasts of its modern interior and beautiful landscaping. With 25 apartment units, renters can choose between 1, 2, or 3-bedrooms for a renewable 12-month lease. All apartments include one assigned parking and shared onsite laundry in a gated community.SATURDAY SHOWINGS AVAILABLE and SATURDAY PHONE HOURS: 9am -5:30pmPlease review our
$2,850 per month
3 Beds
3 Baths
1,795 Sq Ft
Available for lease starting from july 2nd 2025, appliances negotiable. 2 full baths, 1 half bath, and a laundry sink in garage.
Sutter Apartment Homes has a favorable, central location near Manteca Shopping Center and is a short distance from Kaiser Hospital. Shops, parks, restaurants, banks, schools, and everything else you need are all within easy walking distance or just a short drive away. With so many tasty eateries nearby, you may never have to cook; but since Sutter Apartments' kitchens come
Interested in learning more about homes in this area?
Reach out to
WAYNE CARROLL,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
35,571
Median Age
36
Population Density
10 ppl/acre
Population under 18
27.3%
On par with the national average
23.8%
Population over 65
15.2%
On par with the national average
19.1%
Finances
Median Household Income
$74,877
On par with the national average
$71,702
Average Household Income
$90,244
Education and Workforce
High School Graduates
83.4%
College Graduates
12.9%
Below the national average
34.1%
Advanced Degrees
2.6%
Below the national average
13.3%
% Population in Labor Force
59.5%
Weather
Annual Precipitation
14''
Average Winter Low Temperature
39°F
Average Summer High Temperature
95°F
Annual Snowfall
0''
Area Factors
Bikeable
Bike Score®
57/ 100
Very Walkable
Walk Score®
75/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
