$515,301Average Value$273Average Price per Sq Ft42Homes For Sale
The apricot capital of the world
Patterson is an agricultural city in the Central Valley, deemed the "apricot capital of the world." Fruit tree orchards surround the town, and an annual fiesta celebrates local farms. With a picturesque backdrop of the Diablo Mountains, Patterson draws potential homeowners for its low housing prices and small-town atmosphere about 17 miles from Modesto. "When I moved here, we had walnut trees and apricot trees. Now they’re homes," says Elizabeth Estavillo, a 40-year resident and Secretary at the Westley Chamber of Commerce. "It was very hometown, and it still is, but it’s become more convenient."
The City of Patterson sits in front of the picturesque view of the Diablo Mountains.
Fruit trees and orchards surround the City of Patterson.
Come and spend an evening at the the Patterson Apricot Fiesta in Patterson, CA.
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Modern developments with local parks and playgrounds
Oak trees and palms line the residential streets of Patterson. Near the city center, houses on gridded streets date back to the early 1900s, with alleyways and on-street parking. In the suburban outskirts, modern homes have walkable developments with community parks and playgrounds. New subdivisions, like the Baldwin Ranch community, are on the west side of town with mountain views near Interstate 5. The city's houses feature Craftsman, New Traditional and Spanish-style architecture, with tile roofs and stucco walls. Some houses have stone accents and arched entryways. The median single-family price is $528,000. Prices are higher than the national median of around $406,000, although Patterson's houses are more affordable than the California average. "People move from the Bay Area to Patterson because of the cost," says John Diaz, Broker at Uhoo Real Estate Services in Modesto with over 20 years of experience. "As fuel prices go down and residents telecommute to work, our high-value properties are becoming much more attractive."
The City of Patterson homes have shake facades.
Craftsman style homes are available in the City of Patterson.
Enjoy family time at the City of Patterson's Floragold Park.
Spend some alone time at Aprigold Park in the City of Patterson
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Employment through orchards and warehouses
The orchards surrounding Patterson yield nearly 95,000 tons of apricots, producing a specific variety for canning and drying or sold at farmers' markets across the state. Traina Dried Fruits and Lucich-Santos Farms are some of the most extensive fruit-growing operations. Distribution centers are an essential part of Patterson's economy. CVS, Kohl's and Grainger Industrial Supply have warehouses in the area, and Amazon is the city's most prominent employer.
CVS in the City of Patterson in essential to the local economy.
Amazon is one of the largest employers in the City of Patterson.
Shop locally at Patterson's Save Mart Shopping Center.
Have lunch at one of the many restaurants in Savemart Center in the City of Patterson.
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Dual enrollment and career-oriented courses
The Patterson Joint Unified School District earns a B-minus grade from Niche and serves about 6,000 students. Patterson High School, which receives a B, offers dual enrollment for college credit plus industry-related courses, such as agriculture, supply chain logistics and cosmetology.
Welcome to Walnut Grove Elementary School in the City of PAtterson.
Creekside Middle School in the City of Patterson sits within a quiet neighborhood.
Patterson High sits on several acres and is one of the largest schools in the City of Patterson.
Berean Christian School in the City of Patterson, Ca is a great private school option.
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Enjoying the city's recreation and the Diablo Mountains
Veteran's Memorial Park is a green space downtown with picnic areas by local eateries, and it's a venue for the city's annual events. The Patterson Sports Complex provides baseball diamonds, soccer fields and a playground. While at the complex, residents take their pets to the Patterson Dog Park, a fenced-in area with an obstacle course. About 20 miles west, the Frank Raines Regional Park has off-roading trails, campgrounds and a 2-mile hiking trail through the Diablo Mountains.
The City of Patterson's Dog Park is a inclosed area for your pets.
The City of Patterson's Sports Complex provides baseball diamonds and soccer fields.
Frank Raines Regional Park in the City of Patterson offers hiking trails and camp grounds.
Welcome to Veterans Memorial Park in the City of Patterson.
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Dining downtown and celebrating at the Apricot Fiesta
The city center is Plaza Circle, a massive roundabout that circles the Patterson Historical Museum. The downtown area has saloon-like establishments reminiscent of an old Western movie. Patterson's culinary scene is home to barbecue grills, bakeries and Mexican restaurants. Retail areas surround Sperry Avenue, with supermarkets like Save Mart and Walmart Supercenter.
Patterson has honored a tradition for over 50 years with the annual Patterson Apricot Fiesta. The festival celebrates farmers who have grown and distributed the city's apricots since the early 1900s. At the beginning of July, the festival's attractions include a parade, fireworks and downtown carnival rides. “Thousands of people come out from all over from the Bay and Sacramento. The Parade is a big hit. It goes on all day, and horses come out and dance,” Estavillo says.
Mexican Restaurants are a part of the City of Patterson's culinary scene.
Come and see Patterson's historic City Hall in the downtown area in the City of Patterson.
Have a apricot ice cream cone at the City of Patterson's Apricot Fiesta.
Grab your grocery needs at Walmart in the City of Patterson.
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Getting to San Francisco and flying from Stockton
The Stanislaus Regional Transit Authority (StanRTA) provides public bus service to Patterson and connects to other Central Valley towns. Many sections are walkable and bike-friendly, and Patterson has direct access to Interstate 5. Modesto is roughly 17 miles northeast, while San Francisco is around 87 miles northwest. The Stockton Metropolitan Airport is around 37 miles away.
Low crime and summer heat waves
According to the FBI's Crime Data Explorer, Patterson has lower violent and property crime rates than the U.S. and statewide average. "It's a more conservative area with less crime," Diaz says. Crime that does occur is more likely to happen on the city's east side. The city has a Mediterranean climate with cool winters and hot, dry summers that bring heat waves with temperatures in the mid-90s.
Written By
Jackson Hardy
Photography Contributed By
Jeff Carnie
Video By
Timothy Cerva
Interested in learning more about homes in this area?
Reach out to
Ezequiel Carlos,
an experienced agent in this area.
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On average, homes in Patterson, CA sell after 54 days on the market compared to the national average of 70 days. The median sale price for homes in Patterson, CA over the last 12 months is $540,044, up 2% from the median home sale price over the previous 12 months.
New carpet and fresh paint makes this home move in ready. This home is situated in a sought-after neighborhood, within short distance to Creekside Middle School-Offering the perfect blend of convenience and tranquility. Inside, you'll find fresh interior paint, new carpet, new ceiling fan, new light fixtures, new rain gutters, and a unique layout with 4 bedrooms and 2 bathrooms. Whether you're
Charming 3-Bedroom, 2-Bath Starter Home in sought-after Patterson Ranch. Welcome to your perfect starter home in the desirable Patterson Ranch community! This beautifully maintained 3-bedroom, 2-bath residence offers a warm, inviting atmosphere with an open-concept living space that's ideal for both relaxing and entertaining. Step inside to discover a bright and airy floor plan featuring a
Discover the perfect blend of privacy, comfort, and versatility w/ this unique country property featuring two separate homes on nearly 14 acres of Ag land. Whether you're seeking a peaceful family compound, income-generating investment, or space for extended family, this one-of-a-kind retreat delivers. The main home offers classic country charm with modern updates, boasting an open-concept living
Welcome to 21232 Grapevine Drive, a spacious and thoughtfully designed home located in a peaceful Patterson neighborhood. This two-story beauty features a full bedroom and bathroom on the main level, perfect for guests, multi-generational living, or a private home office. The open-concept layout boasts multiple living areas and a modern kitchen complete with a large center island with sink, ideal
Located in the gated community of Diablo Grande, this beautiful 3-bedroom, 2-bathroom single story home offers 1,932 square feet of living space on a 5,390 square foot lot. Built in 2005, the home features vaulted ceilings and an open and spacious floor plan. The kitchen includes tile countertops, a spacious island, and oak cabinetry. The primary suite features a large walk-in closet, a private
A Luxurious and Spacious 50 Acre Custom Estate. A rare green belt offers privacy, and presents an investment opportunity in agriculture. This Mediterranean villa seamlessly blends traditional and modern elements. Outdoors provide a pool, spa, expansive patio, courtyard, nearly an acre of wine grapes and 48 acres of Tulare walnuts were planted in 2006. Features: vaulted ceilings, an open layout
Zoe HamidNick Sadek Sotheby's International Realty
FOR RENT - STUNNING 2-STORY, 5-BEDROOM HOME IN PATTERSON! Chef's Dream Kitchen that includes: High End Appliances including Gourmet 6 Burner Range with Food Warmer and Granite Countertops with a Sink in the Kitchen Island! You Will Love The High Ceilings with Lots of Natural Light! Amazing Open Floor Plan! Lots of Closet and Storage Space! Large Main Floor Master Bedroom is a true retreat with a
Property Id: 1349757This home has undergone an extensive and comprehensive renovation, encompassing every aspect from plumbing and electrical systems to insulation, sheetrock, siding, kitchen, bathrooms, HVAC, water heater, foundation, flooring, and fixtures - effectively presenting a "like new" dwelling.Experience the sheer elegance of the open floor plan layout, offering a
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