Everything a relocator to Modesto would want to know... all in one place!

Market Updates - City Overview - Highlights - "Best Of" - Top 10 Neighborhoods - Home Values Over Time - Mortgage Calculator - Buyer Steps - New Construction Info - Tips & Tools - Relocation Guide - Top FAQ's - Incentives + much more.

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Selling And Relocating Into The Central Valley?

Let me pay for your moving expenses! Watch this short video to learn how!

Modesto Market Update

Modesto is currently in a Sellers Market!

For Sale vs. Sold

Ave. Price for Sale vs. Sold

Ave. Price Per Square Foot

Months of Inventory

Ave. DOM / Sale Price vs. Orig Price %

Ave. DOM (blue lines): is the average number of days a home has been listed before it has accepted an offer and gone into pending status.

Sale Price vs. Original List Price % (red line): represents the percentage difference between what a home was originally listed at when first going for sale vs. the percentage of what the home actually sold at when compared to the original listing price.

Have any questions about the market update, or need more clarity on what the stats are telling you? Reach out to me, I'm happy to help.

Modesto Home Values Over Time (March 2024)

Now

$433,000

1 Year Ago

$412,000

Currently up 5% from a year ago

5 Years Ago

$298,000

Currently up 45% from 5 years ago

Interest Rates

Modesto Overview

Located in the Central Valley, Modesto is known as a city that encapsulates the essence of California living. As you contemplate relocating, this overview unveils the many facets of Modesto, offering insights into a community where cultural richness meets a thriving urban landscape.

Weather:

Modesto enjoys a Mediterranean climate, characterized by warm, dry summers and mild, semi-wet winters. With approximately 260 sunny days per year, residents can bask in the pleasant weather, creating an ideal setting for year-round outdoor activities.

Cost of Living:

Modesto boasts a very reasonable cost of living when compared to bay cities most relocates are coming from, making it an attractive destination for those seeking affordability without compromising on quality. Housing costs, everyday expenses, and amenities align to offer residents a comfortable lifestyle in the heart of the Central Valley.

Safety:

Modesto's biggest opportunity is its safety with the city being ranked poorly overall when put up against other mid-sized cities nationwide. Modesto has made a commitment to address it's safety issues and the majority of these crimes are property and theft related, but this is still the cities biggest challenge.

Employment:

Modesto's economic landscape is very diverse, offering employment opportunities across sectors such as agriculture, healthcare, and manufacturing. The city's strategic location within the Central Valley positions it as a hub for job opportunities and career growth.

Education:

Education is valued in Modesto, with schools like Enochs, Roosevelt and Lakewood exemplifying academic excellence. With that being said, due to a wide range of academic achievement scores, families moving to Modesto should take into consideration the school districts they're moving into, because some are performing better than others.

College and Junior Colleges Nearby:

For those pursuing higher education, Modesto is strategically located near esteemed colleges and junior colleges. Institutions like Modesto Junior College, UOP and CSU Stanislaus offer convenient options for advancing one's education, enhancing Modesto's appeal as being centrally located to great education options.

Cultural Interests:

Modesto's cultural scene is vibrant and varied. The Gallo Center for the Arts and local theaters contribute to the city's artistic offerings. Events, festivals, and historical landmarks add to Modesto's unique cultural charm.

Dining and Entertainment:

Modesto's culinary scene caters to diverse tastes, with local favorites like the Harvest Moon, Wildfire Public House and a variety of entertainment venues ensuring lively evenings. The downtown area and various districts offer a range of options for dining and entertainment.

Kids Activities:

Modesto is family-friendly, providing a spectrum of kid-centric activities. Parks, kid-centered businesses, community events, and recreational sports leagues including soccer, football, basketball, and others are just some of the great activities you will find to keep your kids occupied in a variety of positive ways.

Outdoor Activities:

Surrounded by the natural beauty of the Central Valley, Modesto is geographically placed to have easy access to city parks, biking trails, recreational areas, lakes, camping and many others that provide opportunities for nature enthusiasts to immerse themselves in the city's natural surroundings.

Commuting:

Driving around the city of Modesto is efficient, but commuters going north will during commute hours will have trouble. Depending on the # of days a week you need to commute will directly link to your overall mental health and life enjoyment. If you're heading south for your commute, Modesto will be an ideal living situation for you.

Community Events:

Modesto thrives on community engagement, with events like the Farmers' Market, Concert's In The Park a variety of other community related activities are all focused on bringing it's city residents together.

Relocating Info To Know

First-time Homebuyers Guide

Can You Afford To Buy A Home?

Homebuyer Assistance

Commute Concerns? Watch This!

New Construction Tips

New Construction In The Area

Modesto "Active" New Home Builder Reviews

No New Builders Currently Active

Got Questions? Give me a call!

All About Modesto

Best Neighborhoods

Must See's

Pro's and Con's

5 Great Places for Adults

5 Top Rated Restaurants

5 Safest Areas To Live

The Cities Best Features

10 Best Neighborhoods

  1. Del Rio

  2. Dutch Hollow

  3. La Loma

  1. Village One

  2. College

  3. Sherwood Forest

  1. Sundance Lake

  2. Rose Lane

  3. Tully Manor

  4. Dry Creek

Population and Livability

Population

219,396

Livability Score

67 out of 100

Modesto Education

Elementary Schools: 22

Best Ranked: Lakewood

2nd Best: Sonoma

Middle Schools: 4

Best Ranked: Roosevelt

2nd Best: La Loma

High Schools: 8

Best Ranked: Enochs

2nd Best: Gregori

Junior Colleges Near Modesto

Colleges Near Modesto

Modesto Info That's Good To Know

Annual Community Events

  • Holiday Parades

  • Love Modesto

  • Night At The Bow

New Amenities

  • Dutch Bros

  • Nations Burgers

  • Dave And Busters

Historical Attractions

  • McHenry Mansion

  • The Modesto Arch

  • George Lucas Plaza Statue

Popular Places

  • Farmers Market

  • Vintage Faire Mall

  • The Grub Hub(Food Trucks)

  • Concert In The Park

Popular With Kids

  • Dave & Busters

  • Rock N Jump

  • Chuck E Cheese

  • Funworks

Modesto Highlights

  • Mr. T's Donuts

  • Gallo Winery

  • Gallo Center For The Arts

  • John Thurman Field

Kids Sports

  • Modesto Ajax (competitive soccer)

  • Modesto Slam-N-Jam (basketball clinic)

  • Modesto Raiders (youth football)

Pet Amenities

  • Bark Dog Park & Tap Room

  • CR Ranch Pet-O-Tel

  • 3 Off-Leash Dog Parks

The "Best" In Modesto / Stanislaus County

Best Eats (Part 1)

Best Brunch

  1. Lucille- Modesto

  2. Delicioso- Modesto

  3. Cahoots Corner Cafe-

    Oakdale

Best American

  1. Dan's BBQ- Modesto

  2. Dewz Restaurant- Modesto

  3. Wildfire Public House- Modesto

Best Barbecue

  1. Dan's BBQ- Modesto

  2. Taylor's Smokehouse- Modesto

  3. The Twisted Pig- Modesto

Best Sandwiches

  1. Picasso's Gourmet Deli- Modesto

  2. Ike's Love & Sandwiches- Modesto

  3. The Sandwich Shop- Modesto

Best Burgers

  1. Rivets American Grill- Modesto

  2. The Twisted Pig- Modesto

  3. Five Star Burger- Modesto

Best Steak/Prime Rib

  1. Texas Roadhouse- Modesto

  2. Mike's Grillhouse- Modesto

  3. Wildfire Public House- Modesto

Best Ice Cream

  1. Yogurt Mill- Modesto

  2. Ice Cream Co. and Grill- Modesto

  3. Coldstone Creamery- Modesto

Best Eats (Part 2)

Best Mexican

  1. Javi's Mexican Restaurant- Modesto

  2. Taqueria El Compadre- Modesto

  3. El Cazador Mexican Restaurant- Modesto

Best Pizza

  1. Pizza Twist- Modesto

  2. Pizzeria Halt- Modesto

  3. Donatello's Take & Bake Pizza- Modesto

Best Indian

  1. Tandoori Marsala- Modesto

  2. Sizzling' Masala- Modesto

  3. Tandoor Flame- Westley

Best Italian (non-pizza)

  1. Bella Italia- Modesto

  2. Palermo Restaurant- Modesto

  3. Galletto Ristorante- Modesto

Best Thai

  1. Thai House- Modesto

  2. Thailand Restaurant- Modesto

  3. Blu' Lotus- Ceres

Best Seafood

  1. London Fish & Chips- Modesto

  2. Akitaca Crab- Modesto

  3. Crawfish Noodle & Grill- Modesto

Best Filipino

  1. Filipino Corner- Modesto

  2. Kusina- Modesto

Best Donuts

  1. Mr. T's- Modesto

  2. We Donut Shop- Modesto

  3. Donut Deli- Modesto

Best Drinks

Best Brewery

  1. Persuasion Brewing- Modesto

  2. The Brass Tap- Modesto

  3. Contentment Brewing- Modesto

Best Bloody Mary

  1. P. Wexford's Pub-

    Modesto

  2. Commonwealth- Modesto

  1. Harvest Moon- Modesto

Best Craft Beer Pub

  1. The Tap Room- Modesto

  2. Persuasion Brewing-

    Modesto

  1. Blaker Brewing- Ceres

Best Tasting Room

  1. Camp 4 Wine Cafe-

    Modesto

  1. Lucca Winery- Ripon

  2. Stewart & Jasper-

    Modesto

Best Winery

  1. Lucca Winery- Ripon

  1. McManis Family Vineyards- Ripon

  1. Stewart & Jasper- Modesto

Best Coffee Shop

  1. The Queen Bean- Modesto

  2. Persuasion Coffee- Modesto

  3. Dutch Bros. Coffee-

    Modesto

Best Drinking Bars

  1. P Wexford's Pub- Modesto

  2. O'Brian's Tavern- Modesto

  3. The Tap Room- Modesto

Best Home Services

Best HVAC

  1. Bailey's Heating & Air- Modesto

  2. TMC Heating & Cooling- Modesto

  1. Valley Air Conditioning & Heating- Modesto

Best Floor Covering

  1. The Floor Traders- Modesto

  2. KHB Flooring- Modesto

  1. Ray's Carpet One Floor & Home- Modesto

Best Custom Blinds

  1. Harvey's Draperies- Modesto

  2. Budget Blinds- Modesto

  1. Blinds By Design- Hughson

Best Garden/Patio/Outdoor

  1. California Landscape Supply- Ceres

  2. The Greenery Nursery- Turlock

  3. Creative Water Gardens- Escalon

Best Furniture Store

  1. Mariem Furniture- Modesto

  1. The Furniture Market- Modesto

  1. Conlin's Furniture- Modesto

Best Bath/Kitchen Remodeler

  1. Kitchen & Bath Crate- Salida

  1. KHB Construction- Modesto

  1. All About Kitchens- Modesto

Best Solar Company

  1. Solar Installation Group- Oakdale

  1. Mid-State Solar- Modesto

  1. Velocity Solar Power- Modesto

Best Plumbing Company

  1. Tony's Plumbing Service- Modesto

  1. Roto-Rooter- Modesto

  1. Herk's Plumbing- Modesto

Best Self Care (Part 1)

Best CrossFit

  1. Get Fit Modesto- Modesto

  2. Relentless Fitness- Modesto

  3. The Performance Lab- Modesto

Best Day Spa

  1. The Body Spa- Modesto

  2. Mystic Body Health and Wellness- Modesto

  3. Renee's Day Spa- Modesto

Best Cosmetic Surgeon

  1. Dr. James Hoyt- Modesto

  2. Dr. Lars P. Enevoldsen- Modesto

  3. Dr. Niamh Seavy- Modesto

Best Cosmetic Dentist

  1. Sierra Dental Care- Modesto

  2. ProSmile Family Dental Care- Modesto

  3. Paragon Dental- Modesto

Best Orthodontist

  1. Rise Orthodontics- Modesto

  2. Allure Dental Care- Modesto

  3. Western Dental- Modesto

Best Dermatologist

  1. Skin & Cancer Institute- Modesto

  2. California Skin Institute- Modesto

  3. Golden State Dermatology- Turlock

Best Massage Therapists

  1. Village One Massage Therapy- Modesto

  2. Vintage Massage Center- Modesto

  3. Patchouli Moon Massage- Modesto

Best Self Care (Part 2)

Best Eye Care

  1. Valley Optometric Group- Modesto

  2. Stanislaus Vision- Modesto

  3. Modesto Eye Center-

    Modesto

Best Fitness Classes

  1. Orange Theory- Modesto

  2. In-Shape Health Clubs- Modesto

  3. Core Fitness- Modesto

Best Lasik Surgery

  1. Sylvan Eye Association- Modesto

  2. Retinal Consultants- Modesto

  3. Stanislaus Optometric Center- Modesto

Best Hearing Center

  1. Miracle-Ear Hearing Aid Center- Modesto

  2. Central Valley Hearing Aid Health- Modesto

  3. Golden State Hearing Aid Center- Modesto

Best Physical Therapy

  1. Biosport Physical Therapy Institute- Modesto

  2. Orthropedic Physical Therapy Institute- Modesto

  3. Golden Bear Physical Therapy- Modesto

Best Yoga Studio

  1. Studio V- Modesto

  2. Agape Flow Studio- Modesto

  3. I AM Yoga Wellness Studio- Turlock

Best Chiropractors

  1. Wellness Chiropractic- Modesto

  2. Romo Chiropractic- Modesto

  3. Micheal Taylor Chiropractic- Modesto

Activities Outside Modesto

Best Golfing

Best Camping

Unique Experiences

Cities Around Modesto (March 2024)

Salida

  • Ave. Home Value: $485,000

  • Population: 13,886

  • Livability Score: 55 out of 100

Riverbank

  • Ave. Home Value: $468,000

  • Population: 24,826

  • Livability Score: 58 out of 100

Ceres

  • Ave. Home Value: $439,000

  • Population: 48,988

  • Livability Score: 59 out of 100

WHY I'M YOUR GUY!

Certifications

Ready to discuss your future move? Let's talk! Book an appointment, or reach out to me directly at 209-840-3891.

Buyer Tips & Tools

7 Mistakes When Buying

11 Buyer Tips To Know

7 Pre-Approval Mistakes

New Home Pros And Cons

New Home Obstacles

#1 Reason For An Agent

Why Pre-Owned Is Better

Locking Your Interest Rate

Video To Come

What Is A Mello-Roos Tax?

Mello-Roos Tax Pros And Cons

What's An HOA?

My Tasks As Your Agent

Who Pays What At Closing?

Use My Moving Concierge

Buyer Incentives (Pick 1)

Buying a home is stressful, here's at least once decision that's not a burden.

(Applicable ONLY when seller pays a buyer's commission of 2.5% or more)

Spin the wheel to receive up to $3000, or 25% of my take home commission when we close on your home.

Not much of a risk-taker? Keep it simple by getting $2000 when we go to close on your home.

Have a random number picked between 10-30, giving you between $1000-3000 when closing on your home.

Homes For Sale Now!

Ready to get pre-approved?

Fill out the form and I will have my preferred lender reach out to you within 24 hours.

Get the Ultimate Relocator's Buying Guide!

Get access to your Ultimate Relocation Homebuyer's Checklist Guide!

Top 12 Buyer FAQ's

What’s the initial step in purchasing a home?

The first step in purchasing a home is to get pre-approved. Meet with a lender, mortgage broker or bank to discuss your income, debts, and assets for pre-approval. After reviewing your information, the lender will tell you how much they can lend and at what interest rate.

Getting pre-approved also shows sellers you're serious. Sometimes a pre-approval is required to view expensive residences, but it also speeds up the offer process once you select a home.

What are my options if my offer is turned down?

If your house offer is rejected, here are 3 immediate actions that can be taken:

Increase your offer: If the seller rejected your offer because it was too cheap, consider boosting it.

Ask for a counteroffer: The seller may reject your offer, but still be willing to negotiate by offering an alternative. This lets you change your offer or negotiate closing date or repairs.

Keep looking: If the seller won't negotiate and you won't raise your offer, you can look elsewhere.

How does my agent get paid when buying a house?

Real estate agents receive a commission from sellers, usually a percentage of the sale price. The seller and buyer share the commission negotiated by the seller before listing the home.

Best part? Most buyers don't pay their agent directly. However, the commission is included in the home's sale price.

What is a buyer’s market?

Buyers' markets are opposite sellers' markets. Supply over demand creates a buyer's market, providing buyers a negotiating advantage. More than a 7-month supply indicates a buyer's market and property value decline.

Common buyer's market causes:

-Lots of homes for sale

-Recessionary economy

-High mortgage or interest rates

-Mortgage approval issues or tighter lending constraints

-New home construction overexposure

What is a seller’s market?

In a seller's market, inventory is fewer than 5-6 months, hence prices rise. The low availability of properties on the market keeps housing prices rising.

Common seller's market causes:

-Home inventory shortages

-Economic growth and job creation

-Low mortgage or interest rates

-Reduced lending regulations or simpler mortgage financing

-Slower new construction homebuilding

What does "Days on Market" (DOM) mean?

The "Days on Market" is the number of days a property has been listed on the local multiple listing service. It starts the day the home is listed and will accumulate until the seller has accepted an offer and signed a contract.

Knowing the DOM for a home is critical to your negotiating power. Why? Because the number of days a home spends on the market directly affects the price of a home. This information can be used to the buyer’s benefit to negotiate a lower price.

What does "contingent" mean when selling a home?

Contingent means that one thing must happen before another. Real estate deals fall through if the seller or buyer don't meet specified standards. Contingencies, or contract “clauses,” safeguard any party from not obtaining funds, an inspection, or a variety of other possible situations that may arise.

What does "appraisal" mean when buying?

Your home's value is estimated by an appraisal. The appraisal is completed by an appraiser who gives the lender or bank confidence that the property is worth a given amount. After the buyer and seller agree on the price, an appraiser performs a home appraisal to make sure the loan is justified and supported by the value of the home.

What does "fair market value" mean?

The fair market value is the price a buyer will pay and the seller will accept. Homes don't always sell for fair value.

If a buyer really wants a property or a bidding war breaks out, a buyer may offer more than the list price or fair market value.

What is an earnest money deposit?

After agreeing on pricing, the seller collects earnest money from the buyer and this money is called the earnest money deposit. This ensures that the buyer is sincere and not just negotiating deals with other house sellers.

Earnest money typically ranges from 1-3% of the sales price depending on the market. The buyer will get their earnest money back if the seller backs out. The buyer will lose their earnest money if they back out under certain conditions.

The earnest money deposit will go towards the closing costs the buyer is responsible for.

What's the difference between the list price and the sale price?

A list price is how much the seller lists the home for, which is also referred to as their “asking price.” The sale price is the amount of money the home actually sells for.

What is title insurance?

Title insurance protects homeowners from allegations made by previous owners, such as unpaid taxes or unfair contractor compensation. Title insurance covers legal bills and title disputes during your homeownership.

Two types of title insurance exist: Selling a home normally requires lender title insurance. The lender is protected from housing claims with this type. Owner title insurance is optional, but paying this one-time price will protect you from title issues for as long as you own the home.

Considering Other Areas? Check Out These Relocation Pages!

  • Ave. Home Value:

    $430,000

  • Population: 321,819

  • Livability Score:

    61 out of 100

  • Ave. Home Value:

    $591,000

  • Population: 86,928

  • Livability Score:

    65 out of 100

  • Ave. Home Value:

    $648,000

  • Population: 33,670

  • Livability Score:

    54 out of 100

  • Ave. Home Value:

    $775,000

  • Population: 97,328

  • Livability Score:

    64 out of 100

Got Questions? Scan my information or call me!

Want to keep up with my latest videos? Check out my YouTube Channel offering tons of content on Central Valley cities, real estate info, and buyer incentives.

What Our Clients Say...

Andre is truly the best real estate agent I've met and an all-around fantastic person! After meeting many agents over the past year, it was a breath of fresh air to have someone who is truly on your side. It seems like every other agent just says "yes" to anything and doesn't actually listen to you. Andre always provides an honest opinion and helped us out in the following ways:

-Extremely attentive. His attention to detail was outstanding and noticed many faults with the listing that I would not have noticed. He helped us choose the best home by ensuring there were no major faults in the property we were selecting.

-Always available. Andre was always willing to make time for us and was willing to speak with us at any time of the day. A purchase this large comes with stress that can only be relieved when your questions are answered.

-Industry experience. His experience allowed him to quickly understand other selling agents and know when they were not willing to offer us a fair deal.

-Excellent negotiating skills. He was able to get us an excellent deal on a property that was thoroughly reviewed by both ourselves and Andre. Not only were we confident that he helped us select the property in the best condition, but we knew he negotiated the best price for us.

I would highly recommend allowing Andre to help you out. He is not like the rest, and really does make you feel like he's on your side.Thanks for your help Andre.

Nick M.

Andre was so attentive to my needs in this transaction. He kept me apprised of what was going on every step of the way. Andre helped me to get a great deal on the property. He listened to my concerns and addressed them every step of the way. I highly recommend Andre to anyone who's in the market for a new home.

Laura S.

I can’t speak highly enough about Andre. After working with him I can tell why he had been referred to me. He was patient with us every step of the way despite the delays on our end. The entire process was seamless and as efficient as they come. Andre's communication was top notch in keeping us in the loop and was always available and responsive for our questions. He negotiated a great deal for us and I can’t recommend him enough.

Jennifer S.

Ready to discuss your future move? Let's talk! Book an appointment, or reach out to me directly at 209-840-3891.