An agricultural city with a strong community spirit
Heading east from the Bay Area, precarious city streets are replaced by flourishing orchards of almond trees that go on for miles surrounding Modesto. This agricultural city features a colorful downtown with farm-to-table restaurants and a strong community spirit. The hometown of renowned film director and creator of "Star Wars," George Lucas, Modesto celebrates his film "American Graffiti," a testament to the city's overwhelming culture of classic cars and cruising down avenues in the 1960s. With a population of 220,000 people, Modesto is an urban staple in the heartland of California.
Downtown in The City of Modesto is the heartbeat of the Central Valley.
Lot sizes in The City of Modesto average a quarter acre in size.
The City of Modesto State Theater enriches the community with cultural movies.
Almond orchards surround The City of Modesto.
Camp 4 Wine Cafe serves brunch to locals and visitors in The City of Modesto Area.
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Railroad town rooted in agriculture with beloved neighborhoods
Modesto, which means "modest" in Spanish, began as a railroad town in the 1800s rooted in agriculture. After irrigation connected the region's farmland, peaches, walnuts and almonds flourished and became profitable for local farmers. Since then, the city has evolved into a diverse metropolitan area that measures success by the growth of its crops. "The ultimate dream in this area is ending up with a 20-acre almond farm," says Matthew Foster, Real Estate Specialist with PMZ Real Estate, who lives in Modesto. Headquartered in Modesto, Blue Diamond Growers is the world's largest almond producer. Almonds are grown in orchards around the city and shipped to Sacramento for packaging and exporting worldwide. Also headquartered here, E & J Gallo Winery is a storied company that employs over 3,500 people in the area by producing wine and offering bottling service from grapes in Sonoma and Napa Valley. Aside from agriculture, the healthcare industry accounts for a significant section of the job market, with several medical centers like Memorial, Doctors and Kaiser Permanente. The Arbor Day Foundation has recognized its efforts in urban forestry for over 40 years, and the New York Museum of Modern Art has frequently featured Modesto's modernist architecture in the 20th century.
Sunny streets with swaying palm trees characterize this community. Residential areas are packed with Craftsman, Spanish Revival and ranch-style homes with stucco exteriors, while development in the northeast has produced stately New Traditional styles built in the 21st century. Some of the city's neighborhoods include Village One, the College Area and La Loma, which have lush landscaping, impressive homes and long-time residents. Modesto's median price is about $450,000, compared to the statewide median, which surpassed $900,000 in 2024. "It's nearly twice as affordable here," says Daniel Del Real, Broker Associate at PMZ Real Estate, who has lived in the area for nearly 30 years. "People from the Bay Area can end up with a $500,000 house that would be over a million dollars elsewhere."
The City of Modesto Amtrak connects residents to cities throughout Central Ca.
Blue Diamond is one of the largest employers in The City of Modesto, Ca.
Spanish Revival and New Traditional home are found throughout The City of Modesto.
Homes in The City of Modesto include Craftsman style homes.
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Urban greenways and golf courses on the Tuolumne River
Modesto has 75 parks and nearly 1,200 acres of urban green space and trails. The 500-acre Tuolumne River Regional Park has a 7-mile river trail that traverses a safari-like landscape along the water. East La Loma Park is a tree-lined area with a popular disc golf course. The park's trail stretches roughly 5 miles through several local parks. Formerly the Southern Pacific rail line, the Virginia Corridor Trail is a convenient 4-mile greenway lined with trees through the College Area. "The biking community is big," Del Real says. "If you're into mountain biking and being outdoors, you should love the valley." Modesto also has four golf courses, each with varying terrains: Dryden Park, St. Stanislaus, River Oaks and Creekside. The city also shares a fondness for soccer, and Mary Grogan Community Park has seven night-lit soccer fields for friendly competition and more intense club play in Village One. "People come from all over California to play soccer here," Del Real says. "It's pretty competitive, and every weekend, the Mary Grogan complex is packed with tournaments."
Tuolumne River flows through The City of Modesto.
Virginia Corridor trail stretches 5 miles through several local parks in The City Modesto.
Tuolumne River Regional Park has a 500-acre greenway along the river in The City of Modesto.
Mary Grogan Community Park has seven soccer fields for The City of Modesto to enjoy.
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DOMO's history, culture and Mexicali food trucks
In the 1960s, fine-tuned automobiles cruised down McHenry Avenue and "draggin'" 10th Street, which is the modern-day city center. Today, these areas are thriving with retail and dining districts reminiscent of their glamorous past. New initiatives have transformed downtown Modesto's, or "DOMO's," creative core through projects like DOMO Walls, an art installation with massive murals painted by California artists that add a splash of color to the community. Venues also animate the creative scene here, like the State Theatre, a historic art-deco-style movie theater open since the 1930s. The Gallo Center for the Arts has brought world-class performances like Broadway plays, comedy shows and renowned artists to its auditorium, providing a space for groups like the Modesto Symphony Orchestra.
Modesto's shopping and dining scene is home to produce markets, food trucks and fine dining establishments with farm-to-table menus. Given the city's diverse population, this area has a variety of cuisines, including Japanese, Thai and seafood restaurants. In West Coast fashion, the food trucks are famous for their Mexicali-style dishes. "The taco trucks here are hard to beat," says Michael Meneses, Real Estate Agent at PMZ Real Estate. "We have a tight-knit community with really good food."
Gallo Center for the Arts has brought world class talent to the City of Modesto.
Food trucks serving Mexicali-style entrees are found throughout The City of Modesto.
The Secret Garden Restaurant in The City of Modesto offers a full bar and restaurant.
Murals are found throughout The City of Modesto's downtown.
City of Modesto gives local artist opportunities to express there artistic abilities.
California Artist add splash to The City of Modesto.
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The American Graffiti Festival and other celebrations
The American Graffiti Festival has month-long festivities in June with parades, car shows, live music and block parties to celebrate the 1960s. "When we moved to Modesto in an '80s Astro van, we accidentally got stuck in the cruising parade," Del Real says. "There were thousands of cars jumping, music going and people barbecuing. In my mind, we just moved to the coolest place." DOMO First Fridays is another city-wide event on the first Friday of each month to celebrate the region's culture. To explore the city's farms and find photo opportunities, the Almond Blossom Cruise is a driving and walking tour through blooming almond orchards during peak season in May, when trees' petals turn pink and white. The Modesto Certified Farmers Market is held on Thursdays and Saturday mornings beside the Stanislaus County Library. John Thurman Field is the home diamond of the Modesto Nuts, a Minor League Baseball (MiLB) team and Single-A affiliate of the Seattle Mariners.
The City of Modesto's American Graffiti Festival is a annual classic car show.
Muscle and exotic cars join the classic cars at in The City of Modesto Graffiti Festival.
DOMO First Fridays is a city-wide event in The City of Modesto.
City of Modesto Farmers Market features a array of farm to table restaurants.
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Top-rated public and private schools feed into local universities
The public school system serves nearly 30,000 students. The Modesto City Elementary School District earns a C-minus overall grade from Niche, which also ranks Modesto City High School District as the best in Stanislaus County with an A-minus. Students can earn college credit before graduation with dual enrollment through Modesto Junior College. Private schools are also popular options for students here. The Central Valley Christian Academy has an A-minus grade, and Niche ranks it the best private kindergarten through 12th-grade school in the Modesto area. Modesto Christian School is another K-12 school that earns a B-plus.
Modesto Junior College enrolls over 24,000 students in its two-year programs. Stanislaus State, or California State University, is in neighboring Turlock, with 47 undergraduate programs to choose from and about 10,000 students enrolled.
Elizabeth Ustach Middle School serves students in The City of Modesto community.
Children go to Daniel J Savage Middle School in The City of Modesto.
Beyer High School is a great public School option in The City of Modesto.
Modesto Christian is the place to go for private school in The City of Modesto.
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Getting around Modesto or heading to the Bay
One of the biggest perks of this city is its proximity to all things California. "Life is a little slower here, and yet, if you want to go skiing, run down to the beaches in Monterey or go snowboarding, you can do that," Del Real says. "Whether you're into the outdoors or the city, it's here." Bike routes offer convenient inner-city transportation, and StanRTA provides public transportation with bus stops throughout town. The Modesto Amtrak reaches Sacramento and connects to San Francisco in the Bay Area. State Route 99 cuts diagonally across Modesto, heading north to Stockton and Sacramento, while state Route 132 connects to Interstate 580 toward San Francisco, about 92 miles west. The Stockton International Airport offers domestic flights to major cities with international travel options.
Improving crime rates and weather cycles
Reports of violent crime and property crime in Stanislaus County are higher than national figures, but rates have steadily declined. In 2023, homicides in Stanislaus County hit the lowest number in over a decade. The Modesto Police Department's 2023 annual report shows a decrease in all crimes, aside from traffic collisions, credited to increased staffing.
Modesto has a dry Mediterranean climate with mild winters and hot summers. In colder months, temperatures rarely drop below 30 F. The summer brings extreme heat waves with July and August highs typically above 90 F, and temperatures occasionally exceed 100 F. Snowfall is unlikely during the winter. While drought cycles affect the valley, wet seasons bring moderate rainfall, which may potentially lead to flooding from the Tuolumne River. California's Central Valley also experiences poor air quality compared to other regions due to agriculture production, potential wildfires and extreme heat. However, pollution is decreasing thanks to initiatives from the Environmental Protection Agency (EPA) and the San Joaquin Valley Air Pollution Control District.
Sean is a long time central valley resident with over 20 years experience in sales and service working with clients, building relationships and earning the trust of his customers through integrity and hard work. He is a member of the Central Valley Association of Realtors® and also the National Association of Realtors®.
His #1 goal is to provide excellent customer service to all of his clients.
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.
