Located in the heart of California’s Central Valley, Stockton is a mid-sized city in the midst of a revival. In the late 2000s, Stockton was hit hard by the Great Recession and endured a series of subsequent complications, including a housing market collapse, a surge in unemployment and an increase in crime. In 2012, the city became the largest United States municipality to file for bankruptcy, emerging three years later. Although the city still faces challenges today, Stockton’s stability and quality of life have significantly improved. It was named an “All-America City” by the National Civic League in 2017 and 2018; the honor recognizes cities for their civic engagement, strong communities and ability to address local issues.
Incorporated in 1850, Stockton sits along the San Joaquin River, approximately 80 miles east of San Francisco and 50 miles south of Sacramento, the state’s capital. The city grew significantly in the latter half of the 20th century as California residents sought cheaper housing within commuting distance of the Bay Area. “The epicenter here is the Bay Area, but everything within that vicinity – places in Silicon Valley like Palo Alto – is really unaffordable, so a lot of people have rushed out here to the Central Valley and commute,” says Mike Samawi, a local Realtor with Team Samawi at Compass. The 4,200-acre Port of Stockton, in the Seaport area, is the largest inland port in the state and the epicenter of the city’s shipping and logistics industries. Major employers in Stockton include the local government, the Stockton Unified School District and Amazon, which operates a large fulfillment center in the city.
Locals discover the charm of Downtown Stockton.
A large ship docking along the San Joaquin river at Seaport.
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Affordable homes in a growing housing market
According to CNN, the Stockton housing market suffered massive blows during the Great Recession and had the second-highest foreclosure rate in the United States. Home prices have gradually increased in the past decade as the city rebuilds itself, but Stockton remains relatively affordable. In 2024, California.com ranked Stockton as No. 5 on their list of the top 11 most affordable places to live in the state, citing the city’s median home price of approximately $450,000. Residential properties in Stockton range from $300,000 to $700,000, and the city’s housing stock consists of mostly single-family homes; houses closer to Downtown Stockton are typically older bungalows and Craftsman-style dwellings dating back to the early 20th century. Planned subdivisions in Stockton’s suburbs, like Weston Ranch on the southside and Spanos Park to the north, are saturated with newer tract homes built in the early 2000s.
A row of beautiful single family homes in the Midtown neighborhood.
There are beautiful rows of homes in the Stockton’s Midtown neighborhood.
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Scenic parks in and around Stockton
There are 66 city parks throughout Stockton; some are small neighborhood green spaces, while others, like Stribley Community Park near downtown, span more than a dozen acres and offer public athletic facilities, picnic areas and community centers. Oak Grove Regional Park is a large green space operated by the county outside city limits; the 180-acre park has a ten-acre lake stocked with catfish and trout. Spanning 60 acres along the banks of the San Joaquin River, Louis Park is another popular outdoor spot with boat launches and a fishing pier. There are also several golf courses throughout the city, including Stockton Golf and Country Club and Brookside Golf & Country Club, each with scenic views and courses along the river.
About an hour east of Stockton are the iconic Sierra Nevada mountains, home to world-class national parks and natural landmarks. “You’ll see a lot of families go out to places like Yosemite for day-long or weekend trips,” Samawi says. Other popular spots in the Sierra Nevada range include the Stanislaus National Park and Lake Tahoe, which is nestled deeper in the mountains, approximately 150 miles from Stockton. Coastal beaches like Half Moon Bay are located 90 miles west of the city in the Bay Area.
Dogs play together as people walk by at Stribley Park in East Stockton.
Enjoy the Sierra Nevada Mountains just a few hours outside the City of Lathrop.
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Stockton students split between two school districts
Approximately 35,000 students in kindergarten through 12th grade are served by the Stockton Unified School District, which receives an overall C-plus rating from Niche. Students in the district can take career and technical education courses in industries like agriculture, business, construction and healthcare. Stockton Unified Early College Academy is an A-plus-rated charter high school ranked No.18 on Niche’s “Best Charter High Schools in California” list in 2025. More than 9,000 students in northwestern Stockton are zoned for the Lincoln Unified School District, which earns an overall A-minus rating and is well-known for its athletic programs. “Students in the Stockton metropolitan area can also apply for transfer passes that allow them to attend a different San Joaquin County school district outside the one they’re zoned for,” says Sheri Pritchett, a local Realtor with Cornerstone Real Estate Group. Lodi Unified, Manteca Unified and Linden Unified are just a few of the school districts bordering Stockton; they allow for approval-based transfers if there’s space.
Stockton is home to the University of the Pacific’s main campus, which enrolls nearly 5,000 students and spans 175 acres in the Lincoln Village and Midtown communities. In 2024, the Wall Street Journal ranked the university No. 87 out of all the nation’s universities and No.11 out of all private universities in the West. The university saw record enrollment for the 2023-24 academic year and opened the country’s first-ever college pickleball complex in spring 2024. Between its Stockton, Sacramento and San Francisco campuses, UOP has over 80 undergraduate and 50 graduate programs.
Venture Academy is fostering a love for learning, making education an adventure for all.
Students are the highest priority at Madison Elementary in the Country Club neighborhood.
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Commuting around the Central Valley
Interstate 5 and Highway 99 are major north-south thoroughfares running through Stockton parallel to each other on opposite sides of the city. Both thoroughfares travel to Sacramento, a 50-mile trip north, and Highway 99 continues south through the middle of the Central Valley, connecting to cities like Modesto, 30 miles away. Sawami says that locals commuting to the Bay Area can take I-5 south for a few miles before branching onto Interstate 205 and 580. “It takes a little more than an hour to drive to the Bay Area, but when there’s traffic, that commute time doubles,” Samawi says. Most Stockton residents own cars and drive to get places, but public transit options are also available. The city has a network of bus routes operated by the San Joaquin Regional Transit District and two Amtrak stations providing state-wide rail services. For frequent fliers, the Sacramento International Airport is 57 miles away and offers flights to hundreds of domestic and international destinations. Travelers looking to fly nonstop to Las Vegas, Phoenix or Denver have a closer airport option only 6 miles south of downtown: “The Stockton Metropolitan Airport is what I would consider a hidden gem,” Samawi says. “It’s a small airport with a handful of low-cost domestic flights operated by Allegiant Air. It’s one of those places where you’re in and out of security in less than 15 minutes.”
Port City home to popular local restaurants and sporting venues
Downtown Stockton is an urban hub along the San Joaquin River where residents can find various local restaurants, shopping options, sporting arenas and entertainment venues. Directly on the waterfront are two major venues: the outdoor Weber Point Events Center and the Adventist Health Arena, home to the Stockton Kings, a professional basketball team in the NBA G League. In addition to sporting events, the Adventist Health Arena hosts various concerts, shows and conventions throughout the year. Next door to the arena is the Stockton Ballpark, also called the Banner Island Ballpark, where the Minor League Baseball team, the Stockton Ports, play home games. Also located in downtown Stockton is the Bob Hope (Fox) Theatre, a historic building built in 1930 where people can enjoy musicals, concerts and cinema screenings.
Throughout the city, locals can find an assortment of restaurants serving everything from traditional Mexican dishes and Thai cuisine to St. Louis-style barbecue and American pub grub. A large cluster of popular eateries is located along a stretch of Pacific Avenue known as Miracle Mile, which is also lined with numerous small businesses and clothing boutiques. In January, the city celebrates local cuisine with the Stockton Restaurant Week, a ten-day-long annual event since 2005.
Big box stores, national retailers and specialty shops can be found in multiple shopping centers in Stockton’s suburbs. Weberstown Mall near the Lincoln Village neighborhood is a large indoor center with more than 70 stores and dining options. Right across the street is Sherwood Place, another shopping mall with grocery stores, clothing retailers and department stores.
Welcome to The Encounter event at Webber Point in Downtown Stockton, Ca.
The waterfront baseball field in Downtown Stockton is where the River Cats play baseball.
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Continuing to fight high crime rates
According to the FBI’s Crime Data Explorer, both violent crime and property crime rates in Stockton have been consistently higher than state and national rates since the early 1990s. Stockton experienced a significant increase in crime during the early 2010s, but over the following decade, these rates leveled out and even declined slightly. According to the Stockton Police Department, violent crimes accounted for nearly 30% of all incidents in 2023. Most of Stockton’s crime is concentrated around the downtown area. Some suburban neighborhoods, like Lincoln Village and Valley Oak in the northern portion of the city, have significantly lower rates of violent and property crime.
On average, homes in Stockton, CA sell after 42 days on the market compared to the national average of 49 days. The median sale price for homes in Stockton, CA over the last 12 months is $433,000, consistent with the median home sale price over the previous 12 months.
Brianna Salinas | Salinas & Co | eXp Realty | Realtor® | East Bay Area + East Contra Costa County CA ? Marketing that moves homes.
Bri Salinas is a top-performing, Bay Area real estate agent and local mom known for treating every listing like a luxury listing—no matter the price point. Specializing in creative video marketing and exclusive listing strategies, Brianna helps clients sell faster, stand out online, and attract the right buyers. Her deep community roots, bilingual support, and signature high-end aesthetic make her the go-to agent for families and professionals looking to buy or sell in Contra Costa County and beyond.
Whether you’re upgrading, relocating, or just exploring your options, Brianna & her team make the process seamless and easy!
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.
