Tracy is a growing city in the San Joaquin Valley 21 miles outside of Stockton and 60 miles east of San Francisco. This community is popular among homeowners looking to find an area that’s affordable compared to larger urban centers. “Location is everything and for commuters, Tracy is the perfect family-oriented town,” says Dave Konesky, a Tracy resident and Realtor with Berkshire Hathaway HomeServices Drysdale Properties. “The city is close to the bay and affordable enough to purchase a nice home.” Nestled in the triangular intersection of Interstate 205, Interstate 580 and Interstate 5, residents here have easy access to several major thoroughfares connecting to cities across the Bay Area. However, not everyone has to commute to a different town for work: “There are several great employment opportunities available here in Tracy; for example, Amazon has a huge headquarters here,” Konesky says. While it is mostly a residential area, the city still offers a handful of shopping and social options, especially in the downtown area. Shopping and dining continues to grow as people move in; since 2000, Tracy’s population has grown by nearly 40%, leading to a recorded population of just under 100,000 in 2022.
The City of Tracy's downtown area is full of culture.
The City of Tracy has several parks throughout the city to enjoy.
The City of Tracy downtown area has a quaint atmosphere.
Local artist display there work in Downtown Tracy.
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Single-family homes for $775,000
According to Konesky, homes in Tracy vary greatly in style, age and size. As the city’s population steadily grows, homes are becoming increasingly popular, spending only 29 days on the market compared to the national average of 44 days. While some properties closer to the downtown area date back to the 1920s, Tracy also has plenty of newly built housing options to keep up with the growing demand for homes. The median price for a single-family home is $775,000, and for townhouses it’s $710,000. Spanish Revival and Craftsman-style architectural influences can be seen in the vast majority of the housing throughout the city. Many homes in Tracy are in master-planned subdivisions; some offer amenities like playgrounds, parks and community swimming pools.
One and two story homes are found in The City of Tracy.
Single family homes are found through out The City of Tracy.
Condos are available through out The City of Tracy.
Spanish Revivals dot the neighborhoods in The City of Tracy.
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Students served by Tracy Joint Unified School District
The Tracy Joint Unified School District receives an overall B-plus rating from Niche and serves approximately 16,000 kindergarten through 12th-grade students. The district includes seven elementary schools, four K-8 schools, two middle schools and three comprehensive high schools. Tracy Charter School is also part of the district and is catered toward kindergarten through 12th-grade students who want to benefit from early college and career preparation. Families also have the option to send their kids to any of the city’s private schools, including Bella Vista Christian Academy and Montessori Elementary & Middle School of Tracy.
Tracy Charter School is catered toward kindergarten through 12th grade in The City of Tracy
Montessori Elementary & Middle School is where the little ones go in The City of Tracy.
Residents send there children to Bella Vista Christian Academy in the City of Tracy.
Tracy High in The City of Tracy is where the locals go for higher learning.
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City parks, Diablo Range foothills and the California Delta
The city of Tracy oversees 80 parks and recreation facilities encompassing more than 350 acres of parkland, and the region’s Mediterranean-like climate means that residents can expect dry, hot summers and short, rainy winters. According to the Trust for Public Land, 92% of Tracy residents live within a 10-minute walk of one of Tracy’s many parks. The city’s largest outdoor space is the Legacy Fields Sports Complex, which sits in the suburban northern Tracy and is slated to become the largest multi-sport facility in the region. At the heart of the city adjacent to downtown Tracy is Lincoln Park, home to wide-open fields, playgrounds, shaded walking paths and the Tracy Branch Library, where residents can participate in various community events and educational programs every week. Konesky notes that locals also often go fishing and boating on the waterways of the Sacramento-San Joaquin River Delta, which runs just north of the city. West of Tracy are the Diablo Range foothills, home to numerous hiking trails and multi-purpose pathways.
Take a stroll through the many trails in The City of Tracy.
See your favorite sports team at Legacy Fields in The City of Tracy.
West of Tracy are the Diablo Range foothills, home to numerous hiking trails.
Lincoln Park is where residents hang out in The City of Tracy Ca.
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Events and entertainment in up-and-coming downtown Tracy
Many of Tracy’s local restaurants, small businesses and community events are hosted in the city’s small but growing downtown area that branches off Eleventh Street. “Downtown Tracy has really changed in the last 20 years,” Konesky says. “Now it has a theme of places to eat and drink, as well as several events put on by the downtown business association.” Much of downtown Tracy’s growth was spurred by the formation of the Tracy City Center Association, or TCCA, which was established in 2010. The TCCA is responsible for hosting events like the Weekly Summer Farmers’ Market, the annual Wine Stroll and the Holiday Light Parade & Tree Lighting Ceremony. For big box retailers and department stores, locals can head to the West Valley Mall and Tracy Pavilion shopping centers off Interstate 205. The shopping centers have national chains like Home Depot, Target, Hobby Lobby, Best Buy and more.
Downtown Tracy host several community events.
Art walk is an annual event held in downtown in The City of Tracy.
West Valley Mall is where the locals shop in The City of Tracy.
Get those home improvement items at The City of Tracy The Home Depot.
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Exploring Tracy's museums and theaters
Residents can learn more about Tracy’s heritage as a railroad town at the Tracy Historical Museum, which includes exhibits on the history of the northern San Joaquin Valley as a whole. Located along Central Avenue, Tracy’s Grand Theater Center for the Arts is a local landmark and popular venue for live performances. Originally built in 1923, the restored theater also hosts movie screenings, art galleries and various community events. Tracy is also home to a handful of wineries; visitors can tour the vineyards and sample local wine. For a wider array of museums, theaters and other entertainment venues, residents can head to the nearby cities of Stockton and San Francisco.
Veterans War Memorial can viewed in the downtown area in The City of Tracy.
Locals attend the Grand Theater for entertainment in The City of Tracy.
City Hall in The City of Tracy is beautifully landscaped.
Visit the City of Tracy's Farmers Market held every Saturday and Sunday.
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Car-dependent city with limited public transit options
Tracy is in the center of a triangle formed by I-205, I-580 and I-5, making it an ideal residential community for commuters. Residents can take I-5 to drive 20 miles to Stockton or 67 miles to Sacramento. Sixty miles west of the city is San Francisco, and approximately 55 miles southwest is San Jose. Although Tracy is largely car-dependent, the city still offers a handful of public transit options for residents. The TRACER Bus Service operates on a fixed-route system and stops in residential areas, business districts, shopping centers, the downtown area and schools within the city limits. San Joaquin Regional Transit District provides commuter and long-distance bus services, with stops in Stockton, Lodi, Manteca and other San Joaquin Valley communities. Toward the southern end of the city is the Tracy station, a commuter rail station that’s served by Amtrak and the Altamont Corridor Express. To catch a flight, residents can make the 45-mile drive to Oakland International Airport, travel just over 60 miles to the San Francisco International Airport or drive approximately 50 miles southwest to the San Jose Mineta International Airport.
Health and safety in Tracy
Sutter Tracy Community Hospital is situated in the middle of the city and has a 24-hour emergency room, as well as dozens of other specialty healthcare departments, including cancer services, pediatrics, gastroenterology and physical therapy. Sutter Tracy has also been recognized by the Joint Commission as a Primary Stroke Center for its noteworthy stroke care services.
In 2023, the Tracy Police Department reported a total of 1,906 crime incidents for the year; approximately 87% of these reported incidents were property-related crimes such as larceny, auto theft and burglary. There were 270 more property-related crimes reported in 2023 than in 2022, but 20 fewer violent crimes reported in 2023 than in 2022. Tracy’s crime rate is lower than the average city in the United States and is lower than many other cities in the San Joaquin Valley, including Stockton and Modesto.
Written By
Hayley Simms
Photography Contributed By
Jeff Carnie
Video By
Bill Jennings
Interested in learning more about homes in this area?
Reach out to
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an experienced agent in this area.
GreatSchools:
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On average, homes in Tracy, CA sell after 69 days on the market compared to the national average of 55 days. The median sale price for homes in Tracy, CA over the last 12 months is $714,440, up 1% from the median home sale price over the previous 12 months.
Lennar Homes, Buyer most wanted floor plan, Price Right $666,888, Tile Entry, Tile Roof, Stucco Exterior, All three Bedrooms with three full bathrooms. Rare! One Bedroom, one Bathroom downstairs, Newer wood flooring, Custom shutter window covering throughout, granite counter top, energy efficient appliances, dual pane window, gourmet gas pre-standing range/oven, with stainless steel exhaust fan,
This Plan 2 residence is upgraded throughout and is a must see! The kitchen includes upgraded cabinets and quartz countertops and is the ideal home for entertaining family and friends. It's available to close this Autumn.
Toll Brothers newest 55+ Active adult gated community of single story homes, Regency at Tracy Lakes. With three picturesque lakes, this community offers a fishing dock, 1-acre garden and dog park. With a wealth of amenities, including a clubhouse, indoor and outdoor pools, cabanas, a yoga studio, fitness center, bocce ball, and pickleball courts, every day here is an opportunity for relaxation
Come tour **2640 Lincoln Blvd, Tracy, CA** in the **Arnaudo Village** subdivision! Living here means convenience and comfortan established neighborhood with parks nearby, plus easy access to everyday essentials like **shopping, dining, and services**. And for Bay Area commuters, you'll love the **quick freeway access**no long 20-minute drive just to get on the freeway. ✨ **Property
Don't miss this opportunity to own a beautiful home in the highly desired Tracy area! This property features a brand-new HVAC system, remodeled kitchen bathrooms, and features a newer water heater. Enjoy the convenience of a full bedroom and bathroom downstairs and a low-maintenance backyard perfect for busy families or anyone wanting less yard work. Come see it for yourself and make this your
Discover Exquisite Resort-Style Living in Tracy's Prestigious Guard-Gated Community - Redbridge, Tracy's crown jewel of upscale family neighborhoods. This meticulously updated residence offers an unparalleled blend of modern sophistication and serene, family-centric luxury. An exceptional opportunity for discerning buyers seeking the prestige and amenities of high-end living at a remarkable
This two-story home showcases Lennar’s signature Next Gen suite, complete with a separate entryway, a living space, kitchenette, bedroom, bathroom and laundry. In the main home, an open floorplan allows for effortless flow between the living and dining spaces. A versatile loft and four bedrooms occupy the second floor, including the expansive owner’s suite with a spacious bedroom, an en-suite
This two-story home has a smart layout for growing families. On the first floor is a bedroom with access to a bathroom in the hall, while in the back is the open concept living area, which includes a kitchen, family room and dining room. Upstairs are three additional bedrooms, including the owner’s suite which comes equipped with a walk-in closet and private bathroom.
Discover this spacious 4-bedroom, 3-bathroom home located in Mountain house with 2,084 square feet of living space, this property offers a comfortable layout featuring a ground-floor bedroom and a primary suite with a walk-in closet and oversized tub. The well-appointed kitchen seamlessly connects to the family room, creating a perfect space for gatherings. Enjoy dining at the breakfast bar or in
The elegantly designed Angora exudes a beautiful blend of luxury and charm with a bright flex room and foyer hallway offering views to the alluring great room that is accessible to the large luxury outdoor living space. Overlooking a sizable casual dining area, the kitchen is expertly designed, complete with a large center island with breakfast bar, ample counter and cabinet space, and roomy
Beautiful turn-key 2018 Shea Umbria single story home on a premium cul-de-sac lot with a rare private street-entry courtyard. Inside, enjoy hardwood floors, plantation shutters, and a bright open floor plan with a formal living room, dining room and a great room with a fireplace and surround speakers. The gourmet kitchen features upgraded ceiling height cabinetry, upgraded countertops, a 2-tier
Urban Bliss With Our Apartments in Tracy, California. Discover the perfect combination of relaxed refinement and urban excitement at Aspire. Our community in San Joaquin County, with a gated electronic entrance, features pet-friendly and luxury one, two, and three-bedroom apartments and townhomes in Tracy, California, a superb central location with a plethora of employers, parks, public transit,
AVAILABLE NOW! $2995 per month rent. $2995 deposit. 4 bedrooms. 2.5 bathrooms. 2 story. 2 car attached garage. All bedrooms upstairs. Nice upgrades in beautiful Oxford Square Development. No yard maintenance. Granite counter tops in kitchen. New painting through out home. Must see this home! ONE YEAR LEASE WITH OPTION TO RENEW TERM OR GO MONTH TO MONTH. NO PETS. NO SMOKERS! EQUAL HOUSING
Debbie Sue FrugugliettiColdwell Banker Valley Central
Sycamore Village is the only address to have for those looking for quality, convenience and style. Centrally located in the heart of Tracy, Sycamore Village offers the best apartment community living available. Convenient access to major freeways with an easy bay area commute. Nestled in a beautifully developed, landscaped setting, Sycamore Village is the perfect get away from your busy
Rarely available single story 4 BR 2.5 BA home in the great Tracy Hills community. Very spacious open floor plan, with high ceilings, large bedrooms, a kitchen with a gas stove and oversized island, solar to save on PG&E, and all appliances are included. The backyard is completely done with a large gazebo, low maintenance turf + concrete, plus fruit-bearing plants and trees. The large 2 car
Guided Tours and Virtual Tours are available at all of our Lewis Communities. Call to schedule a time to explore our community or tour virtually on your own time. Harvest in Tracy is a new luxury rental community featuring 1, 2, and 3 bedroom apartment homes. Gourmet kitchens provide the ideal space for letting your creativity flow, featuring top-of-the-line stainless steel appliances, chic
AVAILABLE NOW!!! $2350 per month rent. $2350 deposit. 3 bedrooms. 2 bathrooms. 1200 sq. ft. One story. 2 car attached garage. REMODELED THROUGHOUT! Court location! Walking distance to West High School. WATER & GARBAGE INCLUDED IN RENT. *Small dog allowed with additional deposit/monthly rent and owner approval. Fresh paint, new flooring throughout, newer counter tops, extra large backyard. $50 non
Debbie Sue FrugugliettiColdwell Banker Valley Central
Luxury, comfort and impeccable style come together to make Gateway Station the perfect place to call home. Our Brand New apartment homes in Tracy, CA feature thoughtful design and a variety of exciting extras that make for the perfect living experience. Whether you’re enjoying the perks of our stunning interiors, featuring sleek, thoughtfully designed gourmet kitchens, large open bedrooms and
AVAILABLE NOW! 5bd 3b home In Tracy! $2995.00 per month, $2995.00 Sec. Dep. Home is freshly painted and new carpet throughout! Pictures will be updated soon! Easy freeway access, close to shopping and restaurants. This home has a full bath and one bedroom downstairs. NO SMOKERS EQUAL HOUSING OPPORTUNITY. Renters Insurance Required. Non-Refundable Application fee $50 all applicants over 18 years
Debbie Sue FrugugliettiColdwell Banker Valley Central
Live carefree every day. At The Vela, Tracy's newest apartment complex. With immaculate detail to finishes and resort-quality amenities, our luxury apartments in Tracy, CA, make it possible to live beyond your expectations. With so much to do in the perfect location, a vibrant new lifestyle awaits. Embrace it.
Discover this Move-In Ready Stunning Condo in a vibrant neighborhood. Remodeled boasting an open-concept design with beautiful laminate wood flooring, a modern kitchen featuring gorgeous quartz countertops, refrigerator, stove and dishwasher and neutral tones complemented by abundant natural light. This home offers spacious bedroom suite upstairs with attached bathrooms with walk-in closet and
Tracy Park Apartment in Tracy, CA offers spacious 1 and 2 bedroom apartment homes for rent. Our floor plans feature a full size washer and dryer, wood burning fireplace, central heat and air, plus much more. The community has beautiful well maintained grounds, a business center, state of the art fitness center, swimming pool, spa and BBQ area. At Tracy Park Apartments you can take advantage of
Executive EAST FACING HOME fronting a vibrant walking trail. Wonderful open floor plan, lots of light & space. Bedroom and full bath in the lower level, luxurious primary BR, jacuzzi tub in master bath, huge walk-in closet. All brand new LV Flooring throughout, separate laundry room. Formal Living, Dining and Family Room, gourmet kitchen, quartz counter top with stainless steel appliances, new
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