$376,843Average Value$326Average Price per Sq Ft17Homes 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.
West Modesto offers a mix of classic homes, open space, and access to city amenities.
Iconic Modesto sign near Downtown Modesto and West Modesto is a popular photo spot.
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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.
Stucco bungalow-style home in West Modesto features a shaded porch and simple design.
Cottage-style home in West Modesto features steep rooflines and blue trim accents.
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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.
Strong academics at Franklin Elementary School in Modesto build a solid foundation.
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.
StanRTA bus in West Modesto provides convenient public transit along Paradise Road.
Stockton Metropolitan Airport near West Modesto offers convenient regional travel access.
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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 in West Modesto serves classic pasta and fresh seafood dishes.
Michael’s Pizza Bar & Grill in West Modesto is a popular biker-themed local hangout.
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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.
Jog along the trails of Mark Twain Park in West Modesto, CA.
Robertson Park near West Modesto offers open space for families and everyday outdoor time.
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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West Modesto Demographics and Home Trends
On average, homes in West Modesto, Modesto sell after 34 days on the market compared to the national average of 55 days. The median sale price for homes in West Modesto, Modesto over the last 12 months is $380,000, up 2% from the median home sale price over the previous 12 months.
Welcome to 632 Lenore Drive, a beautifully updated Modesto home offering modern style, comfortable living, and fantastic outdoor space.From the moment you arrive, the clean curb appeal, fresh exterior look, and inviting entry set the tone. Inside, you'll find a bright, open layout with updated flooring, recessed lighting, and a stunning remodeled kitchen featuring white cabinetry, sleek
Beautifully renovated home where modern updates meet comfort and functionality. Thoughtfully upgraded inside and out, this property is truly move-in ready and waiting for its new owners. Step inside to find fresh interior paint, new flooring, an updated kitchen, renovated bathrooms, and refreshed bedrooms, creating a clean and modern feel throughout. Outside, the upgrades continue with a
A diamond in the rough with plenty of potential! This spacious 4-bedroom, 2-bath home offers nearly 2,000 square feet and a generous floor plan ready for its next chapter. A newer HVAC system adds peace of mind, while the large gated backyard provides an expansive space with concrete, alley access, and plenty of possibilities for entertaining, parking, or creating your own outdoor retreat. With
Welcome to this spacious and well-maintained home in Westgate Village Comfortable, Senior Living in a Gated Community! Discover this 3-bedroom, 2-bath manufactured home in the highly desirable 55+ gated community. Current Space rent is $912 per month. Known for its quality, manufactured by Champion Westwind. Offering 1,584 sq. ft. of living space, this home features a newer roof and AC system, a
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Single-story home with 4 bedrooms, 2 full baths and 1,695 square feet on a 7,000 square foot lot, built in 2017. The kitchen, dining area and living room are open to one another. The kitchen has wood cabinets, a tile backsplash, gas range, dishwasher, built-in microwave and recessed lighting, with room for a full-size table. Wood-look tile in a herringbone pattern runs through the living areas,
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Excellent investment opportunity in Modesto! 808 Sutter Ave is a 4-unit multifamily property located in the established Sutter Glen neighborhood near downtown Modesto. Built in 1967, this two-story apartment property offers approximately 3,625 SF on a 7,000 SF lot and features a desirable unit mix of three 2-bedroom/1-bath units and one 3-bedroom/1-bath unit. The property offers on-site parking
Located at 1200 S Carpenter Rd #18 in Modesto, California, this inviting home awaits its ideal owner. This property is ready to move in. The living room is a captivating space, with a beamed and vaulted ceiling creating an airy and expansive atmosphere, while a wood wall adds a touch of rustic charm. This residence offers the convenience of a laundry room, a porch for enjoying the outdoors, a
TURNKEY 3-HOME INVESTMENT OPPORTUNITY! This unique property features three separate 2-bedroom, 1-bath homes on one spacious 10,123 sq. ft. lot, offering an excellent opportunity for investors seeking multiple income streams. All three units are currently tenant-occupied and generate a combined $50k+ annually. Each home has been remodeled within the last five years, providing updated living spaces
This property has many options for generating generational wealth. This Duplex consists of a 2 bedroom/1 bathroom currently rented out at $1900/mo, 2nd unit is currently vacant and is a 3 bedroom/1 bathroom. Previous tenant was paying $2100/mo for the 3/1. You could live in half and already have generating income or rent the other unit out and have over 10% cap rate return on your investment.
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