$419,834Average Value$284Average Price per Sq Ft13Homes 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.
Waterford is known colloquially as the Gateway to Recreation.
Turlock Lake State Rec Area in Waterford is currently closed to the public, but there are plans to open it again by 2027.
Waterford is first and foremost a farming community.
River Park in Waterford features many hiking paths that follow the Tuolumne River.
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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."
Waterford's classic plantation style homes are beautiful and well maintained.
Some newer housing communities in Waterford feature new traditional and modern architecture.
Some of Waterford's homes sit on their own private orchards.
Waterford is full of single story ranch style homes.
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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.
There are several community parks and playgrounds throughout Waterford.
Walk one of Waterford area's scenic nature trails.
River Park has access to the Tuolumne River.
Waterford's Tuolumne River provides great boating and kayaking opportunities.
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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."
Kids have fun at the Sunflower Festival in Waterford.
Waterford Friday Night Market has plenty of activities for local children.
Learn about cars at the Tuesday Night Cruise in at Pioneer Market in Waterford.
Waterford Friday Night Market is a pet friendly event for locals.
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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 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.
Waterford Junior High School is the highest rated option for Waterford middle schoolers.
Waterford High School is the top choice for Waterford parents.
Richard M. Moon Primary School is the first step in the educational journey for Waterford students.
Lucille Whitehead Intermediate School is one of the public learning institutions of Waterford.
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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.
Waterford residents can get their grocery shopping done at Pioneer Market.
Su Casita in Waterford serves delicious homemade salsa and authentic enchiladas.
La Mexicana Market is an institution in downtown Waterford.
Waterford's Bait Barn is a popular travel stop for locals and tourists.
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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.
Stan RTA serves multiple bus lines throughout Waterford.
The Tuolumne River follows along the border of Waterford.
Route 132, Yosemite Blvd, is the main route through and out of Waterford.
The Oak Valley Hospital District is 20 minutes north of Waterford in Oakdale.
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Written By
Jackson Hardy
Photography Contributed By
Sheldon Steere
Interested in learning more about homes in this area?
Reach out to
Shana Gates,
an experienced agent in this area.
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On average, homes in Waterford, CA sell after 29 days on the market compared to the national average of 57 days. The median sale price for homes in Waterford, CA over the last 12 months is $450,000, up 8% from the median home sale price over the previous 12 months.
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Marcus HaneyPremier California Properties -Haney and Associates Real Estate
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