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
Lizbeth Alarcon,
an experienced agent in this area.
GreatSchools:
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On average, homes in Patterson, CA sell after 46 days on the market compared to the national average of 52 days. The median sale price for homes in Patterson, CA over the last 12 months is $519,000, down 1% from the median home sale price over the previous 12 months.
Welcome to 1426 Nubian St - a home that blends style, space, and pure California living! This beautifully updated 5-bedroom, 4-bathroom retreat offers over 3,554 sq ft of comfort and charm, with a flexible layout designed for today's lifestyle. Step inside to an open-concept floor plan where the family room flows effortlessly into a chef-inspired kitchen featuring a large island, sleek granite
Rare former model home on peaceful street with not one, but TWO master bedrooms and an oversized family room!! Two brand new central a/c units, EV electrical out outlet in garage and low maintenance landscaping! Fresh paint and carpet throughout! An abundance of space to entertain both inside and out. No rear neighbor and easy access to schools and parks. Don't miss out!!
If you're looking for a home where you can raise your family in a growing community. Then, welcome to 1263 Cornflower Dr in Patterson. This spacious home boosts four complete bedrooms and three bathrooms. One bedroom and bathroom downstairs.Open floor plan. A 2,599 square feet home, on a 0.1699 acre lot, built in 2017, on a corner lot, in a family oriented neighborhood. A beautiful, inground
Welcome to this enchanting three-bedroom, two-bath single-family home filled with natural light throughout. The spacious layout creates a warm and inviting atmosphere in every room. Step outside to a huge backyard, perfect for transforming into your dream entertainment space—whether it's for hosting barbecues, setting up a cozy fire pit area, or creating a garden oasis. Conveniently located near
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
First time on the market since it was built, 123 Washburn Street presents a rare opportunity to bring your vision to life. This home offers great bones and endless potential for the right buyer ready to add their personal touch. With some TLC, it can truly shine again. Ideal for those exploring renovation financing options, this property is a perfect candidate for the FHA 203K loan program.
Welcome to this upgraded single-story home featuring 4 bedrooms and 3 bathrooms, including one with a mini kitchen and separate entrance for potential rental income. Enjoy no HOA, located in the affordable City of Patterson, close to the Bay Area, this home features solar panels and all-electric appliances, including a kitchen stove, oven, and 40-gallon water heater. Built in 2021, it offers
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