$411,984Average Value$287Average Price per Sq Ft15Homes For Sale
Waterford - rural riverside town with lakes, farms and quick access
Far removed from the Modesto metropolitan area, Waterford sits on the banks of the Tuolumne River, offering highly rated schools and plenty of activities for families. Close to Turlock Lake and the Modesto Reservoir, you can spend the hot summer days swimming, riding a jet ski or visiting a county fair. With quick access to towns like Turlock and Oakdale, Waterford provides residents with a convenient and rural lifestyle east of the city.
Newer homes and lower costs appeal to young families
Waterford has New Traditional, Craftsman and stucco ranch-style homes. The area's median sale price is in the lower $400,000s. Waterford's median home price is higher than the U.S. median. However, prices are typically lower than in Modesto and statewide in California. Homes usually sell one month after being listed. The median age of residents is 33, and the community attracts young families for its rural, community-oriented atmosphere and lower prices. "Affordability is the reason we moved to the Central Valley. Our family was growing, and we wanted to get a good-sized home and a good-sized yard," says Angeles Lomeli, Realtor at Lifestyle Realty, who has lived in the area for over 15 years. "Right now, there's a lot of space out here. Most people don't mind the Bay Area commute and would rather live in a newer, more affordable home."
Many homes have stucco facades.
Wide streets give Waterford a suburban feel.
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School choice, highly rated schools and small class sizes in Waterford
The Waterford Unified School District does not operate magnet schools or publish an open-enrollment program. As a result, most students attend schools in their neighborhood zone. Families seeking alternatives may apply for interdistrict transfers, which must be renewed annually, depending on space availability and district policy. Students typically attend four schools in the Waterford Unified School District, with a primary, intermediate, junior high and high school. Waterford Junior High and Waterford High School are highly rated options. "I'm from the big city, so I can appreciate having no traffic and smaller school class sizes," Lomeli says.
Families have strong educational opportunities in the Waterford Unified School District.
Waterford High offers a variety of classes for college prep.
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Families enjoy river hikes and lake trips close to home
Outdoor recreation is abundant with many scenic nature areas along the Tuolumne River in Waterford. You can easily access the Tuolumne River Parkway, a 4-mile hiking trail with riparian woodlands along the river. At River Park, you can kayak, swim or fish for largemouth bass. In the town center, Beard Park offers a skate park, athletic fields and a dog park. The Turlock Lake State Recreation Area and the Modesto Reservoir are both less than 20 minutes away, with jet ski access and campgrounds to cool off during the hot, dry Mediterranean summers.
Visit one of several community parks and playgrounds.
Walk one of the area's scenic nature trails.
River Park has access to the Tuolumne River.
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Where to shop and grab a bite in Waterford’s downtown
Waterford has grocery stores and locally owned restaurants that serve residents' needs. Compared to smaller communities in the area, such as Hughson, Waterford may have better access to supermarkets and grocery options. To explore the shopping and dining scene in Waterford, you can:
Pick up food for the week at the Pioneer Market or Dollar General Market
Shop at Waterford Farm Supply and downtown convenience stores, such as the 24/7 Bait Barn and La Mexicana Del Valle.
Try a classic American breakfast, with biscuits and omelets at Cathy's Coffee Shop.
Have homemade salsa and authentic enchiladas at Su Casita, which has a shady outdoor patio.
Pioneer Market is a large supermarket in the middle of town.
Shop for fresh produce at Pioneer Market.
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Events and festivals shape life in Waterford
Waterford has a reputation as a friendly place with agricultural roots and a riverfront tradition. There are town festivities for most major holidays, including a Christmas parade, Trunk or Treat and charity events. The Stanislaus County Fair is a 10-day celebration in Turlock in July featuring carnival rides and livestock exhibits. "There are a lot of activities for families, including festivities, carnivals and a fair. The summer fair moves through all the counties and is a big deal for families in the summer," Lomeli says. "You have FFA and 4-H, so parents who want that lifestyle can find it."
Central Valley jobs and commuting to Modesto on SR-132
Waterford is a bedroom community for Modesto and agriculture in Stanislaus County. Many residents work at schools, retail services and companies, such as Frazier Nut Farms and Waterford Irrigation. Approximately 20 minutes north in Oakdale, the Oak Valley Hospital District has the nearest emergency room for healthcare professionals.
Aside from employment, it's easy to reach much of the valley, with plenty of commuter options and easy transit. To get around Waterford and reach other destinations, you can:
Take State Route 132 about 13 miles east to reach Downtown Modesto, which has shopping, dining and nightlife about 20 minutes away.
Hop on the StanRTA bus, which serves the entire county with transit stops along Yosemite Boulevard.
Book passenger flights out of Stockton Metropolitan Airport, which has direct routes to Western cities, such as Denver, Phoenix and Las Vegas.
Written By
Jackson Hardy
Photography Contributed By
Jeff Carnie
Interested in learning more about homes in this area?
Reach out to
Kristopher Losole,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Waterford, CA sell after 31 days on the market compared to the national average of 53 days. The median sale price for homes in Waterford, CA over the last 12 months is $435,000, up 4% from the median home sale price over the previous 12 months.
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