$352,161Average Value$333Average Price per Sq Ft12Homes For Sale
How West Modesto connects the suburbs with downtown living
Surrounded by a vibrant art scene and classic car culture, West Modesto is a well-established residential neighborhood between the valley's almond orchards and Downtown Modesto. It attracts potential homeowners seeking a low cost of living and entry-level homes. Just west of the city's core, this neighborhood offers a variety of local markets, shopping and easy access to Bay Area highways.
Rodin Farms Fruit is a city favorite for fresh produce.
On Saturdays, shop at the Modesto Farmers Market in downtown.
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Why lower housing costs draw buyers to this neighborhood
Single-story homes, including Spanish-influenced Craftsman and stucco ranch-style homes, rest on modest fenced-in lots. Home prices range from the upper $200,000s to the upper $600,000s. According to recent market trends, the neighborhood's median sale price has increased steadily, indicating a good investment for current homeowners. "It has a variety of neighborhoods. It is a mixture of older homes and smaller homes," says Gustavo Claros, a longtime Modesto local and real estate agent at Laber Enterprises. "Some neighborhoods, with 1980s and 1990s builds, are a little more desirable compared to older areas."
One reason people seek out West Modesto is its lower housing prices, as it is a practical option for first-time homebuyers. The neighborhood has significantly lower prices compared to average values in California and nationwide. The average home size is about 1,200 square feet. The median age of residents is 33 years old. While more than 50% of residents rent their homes, families are the primary demographic in the area. The population is predominantly Latino. Many markets, restaurants and events incorporate the local culture.
Some parts of West Modesto have updated ranch-style homes.
Towering palm trees provide shade for properties.
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Attending Modesto City Schools
Modesto City Elementary and Modesto City High Schools allow families to request enrollment outside their assigned attendance area through intradistrict open enrollment or interdistrict transfers, both of which require approval based on space availability and district policy. Your students can attend Franklin Elementary, which serves kindergarten through sixth grade. Seventh- and eighth-grade students attend Mark Twain Junior High. The highly rated Modesto High School offers state-of-the-art learning facilities that support career pathways and college readiness.
Mark Twain Junior High School serves students in the community.
Modesto High School is the city's oldest high school.
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Taking the highways to nearby cities
There are many StanRTA bus stops in West Modesto. You can easily catch the bus on Paradise Road or California Avenue. Downtown Modesto is just 10 minutes northeast via Paradise Road. One of the city's major highways is California Route 99, which heads to Stockton. Within a 35-minute drive, the Stockton Metropolitan Airport provides direct passenger flights to cities such as Phoenix and Las Vegas.
For those commuting to the Bay Area, California Route 132 provides a convenient route west to U.S. Interstate 580. The interstate connects to San Jose and San Francisco, both of which are approximately 1.5 hours away. "Modesto is a commuter town, so people frequently commute to the Bay Area. The freeway basically starts in West Modesto," Claros says.
The southern edge of West Modesto transitions from suburban to agricultural.
StanRTA buses serve the neighborhood's public transit needs.
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Where to shop and dine near West Modesto
If you're downtown on Saturday mornings, you may enjoy strolling around the Modesto Certified Farmers Market to find locally sourced produce from nearby farms. One of West Modesto's primary supermarkets is Maxx Value. Explore locally owned convenience stores that offer fresh produce, meat and everyday items. Viva Market is a Latino grocery store. The Vintage Faire Mall is approximately 15 minutes north, featuring stores such as Macy's and JCPenney. "It's close to shopping at the mall, grocery stores and downtown," Claros says. For dinner, try Italian pasta and seafood dishes at Palermo Italian Cucina. Michael's Pizza Bar & Grill is a motorcycle-themed establishment known for its weekend brunch and biker decor.
Palermo Italian Cucina serves pasta and seafood dishes.
Michaels's Pizza Bar & Grill is a popular biker-themed pizza joint.
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Parks and green spaces make it easy to enjoy the outdoors
West Modesto offers multiple neighborhood parks and community green spaces. This area is also highly walkable and bike-friendly, making it easy to get outside and explore the city:
Play basketball or have a picnic at Dr. Martin Luther King Jr. Park.
Head to Mark Twain Park for a playground and soccer fields.
Having an 18-hole round at the Dryden Park Golf Course, a municipal course open to the public.
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
Are you familiar with the West Modesto neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
West Modesto
US
Homicide
4
4
Sexual Assault
6
4
Assault with Weapon
6
4
Robbery
6
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
6
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
West Modesto Demographics and Home Trends
On average, homes in West Modesto, Modesto sell after 41 days on the market compared to the national average of 53 days. The median sale price for homes in West Modesto, Modesto over the last 12 months is $379,000, up 5% from the median home sale price over the previous 12 months.
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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.
