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Waterford

Waterford

Located in Stanislaus County

$415,863 Average Value
$284 Average Price per Sq Ft
14 Homes 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, with 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 and 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, and the median age of residents is 33. 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. "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.
Many homes have stucco facades.
Wide streets give Waterford a suburban feel.
Wide streets give Waterford a suburban feel.
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Families enjoy river hikes and lake trips close to home

Nature is abundant with many scenic 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 is home to 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.

Visit one of several community parks and playgrounds.
Visit one of several community parks and playgrounds.
Walk one of the area's scenic nature trails.
Walk one of the area's scenic nature trails.
River Park has access to the Tuolumne River.
River Park has access to the Tuolumne River.
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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."

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 respective neighborhood zones. 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, across 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.
Families have strong educational opportunities in the Waterford Unified School District.
Waterford High offers a variety of classes for college prep.
Waterford High offers a variety of classes for college prep.
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Where to shop and grab a bite in Waterford’s downtown

Waterford has a wider variety of grocery stores and locally owned restaurants, compared to smaller communities in the area, such as Hughson, including:

  • Picking up groceries at the Pioneer Market or Dollar General Market.
  • Shopping at Waterford Farm Supply and downtown convenience stores, such as the 24/7 Bait Barn and La Mexicana Del Valle.
  • Trying a classic American breakfast, like biscuits and omelets at Cathy's Coffee Shop.
  • Having 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.
Pioneer Market is a large supermarket in the middle of town.
Shop for fresh produce at Pioneer Market.
Shop for fresh produce at Pioneer Market.
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Central Valley jobs and commuting to Modesto on SR-132

Waterford is a bedroom community in Modesto and major source of 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.

Jackson Hardy
Written By
Jackson Hardy
Jeff Carnie
Photography Contributed By
Jeff Carnie

Interested in learning more about homes in this area? Reach out to LisaMarie Theis, an experienced agent in this area.

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Schools

Source:
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. View GreatSchools Rating Methodology

Parks in this Area

Area Facts

Number of Homes
2,162
Number of Homes for Sale
14
Median Year Built
1991
Months of Supply
1.80
Average Single Family Home Size Sq Ft
1,515
Significantly below the national average
1,930
Average Townhouse Size Sq Ft
762
Median Lot Size Sq Ft
6,969

Open Houses

  • Friday, Mar 20
    Open Fri 2PM - 5PM

    312 C St, Waterford, CA 95386

    $399,999

    • 2 Beds
    • 1 Bath
    • 726 Sq Ft
    • 312 C St
    • New 2 days ago

    Welcome to 312 C St., Waterford. Set away from the noise, this updated 2-bedroom, 1-bath home sits on a generous lot with a detached studio ADU. Clean, refined interiors and flexible outdoor space create a quiet, livable retreat with added income or guest potential. Simple. Private. Opportunity.

    Agent Photo
    Steven Parks
    Beverly and Company, Inc.
    (855) 764-3903
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  • Friday, Mar 20
    Open Fri 11AM - 4PM

    13179 Enid Dr, Waterford, CA 95386

    $521,490

    • 5 Beds
    • 3 Baths
    • 2,311 Sq Ft
    • 13179 Enid Dr
    • New 15 days ago

    New Construction! May Move In! Welcome to Trestle, D.R. Horton's new community in Waterford! The Montara floor plan features five bedrooms, three full baths and a spacious loft, boasting approximately 2,311 square feet of living space with the added benefit of a downstairs bedroom for guests or generational living! The open-room concept features a large great room that flows effortlessly into a

    Manny Bains D R Horton America's Builder

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  • Saturday, Mar 21
    Open Sat 10AM - 12PM

    12088 Kadota Ave, Waterford, CA 95386

    $499,900

    • 4 Beds
    • 2 Baths
    • 1,516 Sq Ft
    • 12088 Kadota Ave
    • New 21 days ago

    Beautifully maintained 4-bedroom, 2-bath home in the heart of Waterford offering nearly 1,600 sq ft of thoughtfully designed living space and true pride of ownership throughout. Built in 2022, this home features a desirable layout with the private primary suite tucked away from the additional bedrooms, complete with a walk-in closet and serene feel. You'll love the stylish upgrades and custom

    Kylie Souza Valley Heritage Realty

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Homes for Sale

Homes for Rent

Distribution of Home Values

Source: Public Records

Average Home Value





Source: Public Records

Property Mix - Square Feet

Waterford Has More Owners

Demographics

Total Population
9,125
Median Age
33
Population Density
1 person/acre
Population under 18
31%
Above the national average
23.8%
Population over 65
12%
Below the national average
19.1%

Finances

Median Household Income
$81,873
On par with the national average
$79,601
Average Household Income
$89,876

Education and Workforce

High School Graduates
68.4%
Below the national average
89%
College Graduates
7.2%
Significantly below the national average
34.1%
Advanced Degrees
2.7%
% Population in Labor Force
59.6%

Weather

Annual Precipitation
12''
Average Winter Low Temperature
39°F
Average Summer High Temperature
95°F
Annual Snowfall
0''

Area Factors

Fairly friendly

Bike Score®®

40 / 100

Somewhat friendly

Walk Score®®

30 / 100

Not friendly

Transit Score®®

10 / 100
Source: Local Logic
Sources: Local Logic

Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.

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.
Waterford