$491,072Average Value$253Average Price per Sq Ft88Homes 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
Jun Li,
an experienced agent in this area.
GreatSchools:
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On average, homes in Patterson, CA sell after 47 days on the market compared to the national average of 56 days. The median sale price for homes in Patterson, CA over the last 12 months is $499,490, down 4% from the median home sale price over the previous 12 months.
STOP SCROLLING! This is the one buyers have been waiting for, SOLAR OWNED! 2109 Blossom Ranch in Patterson delivers unmatched value, upgrades, and true move-in-ready convenience. This beautiful home features a bright, open layout with spacious living areas perfect for both everyday comfort and entertaining. What truly sets this property apart? PAID SOLAR for major energy savings with backup
5 bedrooms, 3.5 baths, and over 3,000 sq ft of space that actually works for how people live. The layout keeps common areas open and connected while giving bedrooms the separation they need, so there's room to spread out without feeling cramped. The kitchen is built for real use: granite countertops, stainless steel appliances, and an island that earns its footprint. It flows naturally into the
Welcome to this charming single-story home with 3 bedrooms, 2 bathrooms, and a versatile den (noted as a 4th bedroom). It features a well-designed layout with a formal dining room, separate living room and inviting den, perfect for workplace or relaxation. The backyard boasts multiple gathering spaces and mature fruit trees for added beauty and function. Conveniently located near Interstate 5,
STOP SCROLLING! This is the one buyers have been waiting for, SOLAR OWNED! 2109 Blossom Ranch in Patterson delivers unmatched value, upgrades, and true move-in-ready convenience. This beautiful home features a bright, open layout with spacious living areas perfect for both everyday comfort and entertaining. What truly sets this property apart? PAID SOLAR for major energy savings with backup
Welcome to Diablo Grande, a small community in the foothills of Central Valley. This four bedroom three bathroom home is located at the end of a cul-de-sac with vineyards as your view in the back and privacy on either side. The backyard is an oasis in itself with turf and a putting green, gazebo and shed. There is a built in fire pit and plumbing for a gas outdoor kitchen. It is truly amazing!
California's Central Valley is widely regarded as one of the most productive agricultural regions in the world, supplying a substantial portion of the nation's fruits, nuts, and vegetables. It's known for its fertile soils, abundant sunshine, and favorable climate, which allow for the cultivation of a wide variety of crops. The McCracken Road Ranch has been cultivating a variety of produce for
This beautiful, two-story model home showcases an open floor plan with 9-ft. ceilings, luxury vinyl plank flooring, a large variety of upgrades and a spacious great room that boasts a gas fireplace. The chef's kitchen is equipped with a pantry, elegant cabinets, quartz countertops and Whirlpool stainless steel appliances, including a refrigerator. Work from home in a private den with French
* Den * Spacious great room * Large primary suite * Loft * Quartz kitchen countertops * WaterSense labeled faucets * 9-ft. ceilings * 6-panel interior doors * Gas range * Dedicated laundry room * Low-E windows * ENERGY STAR certified home * Master-planned community * Community park * Planned soccer fields * On-site elementary school * Commuter-friendly location * Convenient to downtown
* Dedicated laundry room * Kitchen island * Walk-in closet at primary suite * Primary suite at rear of home for added privacy * Stainless steel appliances * WaterSense labeled home * 9-ft. ceilings * Spacious great room * Quartz kitchen countertops * Low-E windows * Solar energy system * ENERGY STAR certified home * Master-planned community * Community park * Playground * On-site elementary
This home design features three bedrooms, two full baths, and 1,602 square feet of living space, all on one level for added convenience. Two bedrooms situated toward the front of the home include a full bathroom located in between with plenty of linen and closet space for ample storage. The shared secondary bathroom has a single vanity and tub, perfect for relaxing. Enjoy a gourmet kitchen that
* Dedicated laundry room * Den * Kitchen pantry * Linen closet at primary bath * WaterSense labeled home * Stainless steel appliances * Open floor plan * 9-ft. ceilings * Quartz kitchen countertops * Smart thermostat * Solar energy system * ENERGY STAR certified home * Master-planned community * Community park * Playground * On-site elementary school * Commuter-friendly location * Great shopping
This 1,109.41 acre grazing property is located along Del Puerto Road in Patterson, California. Nestled in the rolling hills of western Stanislaus County, the property offers expansive open rangeland ideal for seasonal livestock grazing. Del Puerto Creek runs through the property, providing a natural water source and enhancing the overall landscape. With convenient access off a paved road and
Welcome to ""Lake Ramona Cattle Ranch"". This opportunity property has just come on the market for that someone looking to put together a small cattle operation with unlimited water and fertile central California soils to grow the feed needed to produce a quality product. With pre-1914 water rights from the mighty San Joaquin River that wanders through the middle of this two
Welcome to 2312 Verde Ranch Rd, Patterson—a well-maintained home offering a functional layout, modern efficiency, and versatile outdoor upgrades. PAID OFF SOLAR that provides added energy efficiency and potential utility savings. The property also offers RV and/or boat parking accessible through a side gate, complete with a finished driveway for durability and ease of access. Very rare in this
Patterson 1.90 Acre Homesite! One of the few small rural lots under 3 acres to be found in the Patterson Colony. Located on a QUIET country lane, this parcel is ready for the home of your dreams. In order to retain the current neighborhood's country charm, Covenants, Conditions & Restrictions (CC&Rs) have been recorded that will require a custom home be built onsite with a minimum of 2,400 sq.
Villages of Patterson is a new, luxury triplex community in the Apricot Capital of the world. It boasts beautiful, modern, and spacious floorplans. Our 2- and 3-bedroom units are located in an up-and-coming prime area in a family friendly community with Patterson charm. This community is located close to schools, parks, downtown, and highways for quick commutes.
Spacious 4-Bedroom Home in Patterson, CA** Discover your new home in this beautifully designed 4-bedroom, 3-bathroom house located in the heart of Patterson, California. This stunning residence is perfect for families, offering convenience and comfort in a welcoming neighborhood. **Key Features:** - **Bedrooms & Bathrooms**: 4 spacious bedrooms, including a full bedroom and bathroom conveniently
The advertised rate of $2,719/month is the lowest available price, based on a 30 day(s) stay with a move-in date of January 20, 2027.Rates vary depending on the duration of stay, season, and other parameters. For exact pricing and additional pricing components, please visit our website and enter your desired move-in and move-out dates. The rate is applicable when billed upfront; it can be
Property Id: 2482647SECTION 8 EXCEPTED (Voucher Required).Beautiful, well kept home located in Patterson's Diablo Grande! Here's your chance for luxury living in an exclusive gated community. Nestled among the scenic rolling foothills, this spacious 2,517 sqft, 3 bed 3 bath home. The home features spectacular high ceilings in the main living space, a chef's kitchen with a center
$2,200 per month
Patterson, Diablo Grande 3 bedroom 2.5 Bathroom Home.
Discover this beautifully maintained 3-bedroom, 2.5-bathroom home nestled in the peaceful and secure Diablo Grande community, just minutes from the City of Patterson. This home is situated directly across from a serene park and offers resort-style living in a quiet, guard-gated neighborhood. Property Features:3 Bedrooms, 2.5 BathroomsFreshly Painted InteriorClean
This spacious 2 story home, features 5 bedrooms 3 baths with over 3,000 sq.ft of living space, carpet throughout and many upgrades. Kitchen has cherry cabinets, marble flooring, granite counter tops, two sinks and stainless steel appliances. Formal living room and dinning room area. Kitchen is open to family room and breakfast nook areas. Beautiful modern fixtures throughout home. You must see
$2,300 per month
Diable Grande, Patterson 4 Bedroom 3 Bathroom plus loft
Welcome to beautiful Diablo Grande, a prestigious gated community with security-guarded entrance, scenic views, and tranquil surroundings.This spacious and thoughtfully designed 4-bedroom, 3-bathroom home features Den/office downstairs.Interior Features:Open and airy Great Room floor planLoft/bonus room upstairs for office, lounge, or media spaceElegant
Take a look at this 3 bedroom 2 bath home situated in Diable Grande! Built in 2007, this beauty features an open floor plan, til floors, large kitchen, and backs up to greenbelt. Call Keystone Properties today at or apply on our website Dre#01953357
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