The 10 Best Modesto Suburbs To Live In For 2024

The best Modesto suburbs are Ripon and Tracy for 2024 based on Saturday Night Science.

While big cities like Modesto offer culture, cuisine, and charisma, they also deliver terrible traffic, towering expenses, and a taxing quality of life.

With that in mind, we wanted to uncover the best suburbs around Modesto. These burbs have all of the benefits of being near Modesto without actually having to be in the city.

Of course, not all suburbs of Modesto are created equally, which is precisely why we set out to find the best ones. Using Saturday Night Science, we delve into the factors that matter most, from commutes and housing costs to community vibes, to help you uncover the perfect suburban spots in the Greater Modesto area.

Table Of Contents: Top Ten | Methodology | Summary | Table

What’s the best suburb of Modesto? Ripon ranks as the best suburb of Modesto for 2024 based on the most recent Census and FBI data. If you happen to be a resident of Ripon, you’re probably not too surprised to find it on the top our list.

We’ll tell you what makes each of these 10 Modesto ‘burbs better than the rest–but first, a bit about our methodology.

Feel free to check out some more reading about California:

The 10 Best Modesto Suburbs To Live For 2024

Ripon, CA

Source: Flickr User suendercafe | CC BY-SA 2.0
Overall SnackAbility


Population: 16,092
Median Income: $115,583
Unemployment Rate: 2.6%
Poverty Rate: 6.1%
More on Ripon: Data | Crime | Cost Of Living | Real Estate

Ripon is always mentioned as one of the best suburbs in the Modesto area. We’ll tell you the good about “Awesome Ripon.”

Everyone here is rich; families average $115,583 a year, which is the highest in the Modesto region. And only 2.61% are out of work. Homes average more than $657,870 each.

Tracy, CA

Source: Public domain
Overall SnackAbility


Population: 94,027
Median Income: $111,717
Unemployment Rate: 5.4%
Poverty Rate: 8.7%
More on Tracy: Data | Crime | Cost Of Living | Real Estate

Tracy is the second best ‘burb we looked at near Modesto for 2024.

It ranks 2nd for incomes in the area and only 5.15% of residents lack insurance, good for 7th best.

Manteca, CA

Source: Wikipedia User Armaced at English Wikipedia | GFDL
Overall SnackAbility


Population: 83,897
Median Income: $89,966
Unemployment Rate: 6.4%
Poverty Rate: 10.0%
More on Manteca: Data | Crime | Cost Of Living | Real Estate

Here in Manteca, it’s really safe, and residents are just about as rich as you’ll see in the Modesto metro area.

The bad side? Schools are more crowded, and the cost of living puts a large part of the city out of reach for most families.

But price is based on demand and a lot of people want to live in Manteca.

Hughson, CA

Source: Public domain
Overall SnackAbility


Population: 7,523
Median Income: $99,449
Unemployment Rate: 6.7%
Poverty Rate: 10.3%
More on Hughson: Data | Crime | Cost Of Living | Real Estate

Hughson ranks as the 4th best suburb of Modesto for 2024.

You won’t find many better places to raise your kids in the region than in Hughson and the schools are some of the best around.

Riverbank, CA

Source: Wikipedia User Valente Quintero Castro | CC BY 3.0
Overall SnackAbility


Population: 24,803
Median Income: $89,504
Unemployment Rate: 5.9%
Poverty Rate: 13.3%
More on Riverbank: Data | Crime | Cost Of Living | Real Estate

Coming in as the fifth best is Riverbank.

Riverbank gets kudos for having the 10th most expensive homes in the Modesto area, where houses sell for an average of $461,353. However, the cost of living here is among the highest in the area.

Patterson, CA

Source: Public domain
Overall SnackAbility


Population: 23,678
Median Income: $86,031
Unemployment Rate: 7.4%
Poverty Rate: 7.8%
More on Patterson: Data | Crime | Cost Of Living | Real Estate

Patterson is proud of its 6th place finish on this list. And here’s why.

Most residents have great jobs and the unemployment rate sits at 7.45%.

According to online reports, Patterson is quickly becoming one of the more affluent suburbs in the Modesto area, meaning you need to get in soon.

Escalon, CA

Source: Wikipedia User KingCreation | CC BY-SA 4.0
Overall SnackAbility


Population: 7,456
Median Income: $82,563
Unemployment Rate: 8.0%
Poverty Rate: 9.5%
More on Escalon: Data | Crime | Cost Of Living | Real Estate

The 7th best suburb on our list goes to Escalon.

Escalon schools are some of the best in the region, and crime is really low. The cost of living makes it a lot more desirable for many families, especially first-time home buyers.

And, it’s only 10.6 miles to downtown, which is a good thing.

Overall SnackAbility


Population: 29,633
Median Income: $108,732
Unemployment Rate: 8.9%
Poverty Rate: 8.5%
More on Lathrop: Data | Cost Of Living | Real Estate

Lathrop is growing quickly, and for a good reason. Crime is far below average, and most residents are gainfully employed. Even the cost of living is reasonable.

A solid 5.63% of people lack insurance, good for 9th in the area.

Oakdale, CA

Source: Public domain
Overall SnackAbility


Population: 23,120
Median Income: $83,110
Unemployment Rate: 8.6%
Poverty Rate: 13.0%
More on Oakdale: Data | Crime | Cost Of Living | Real Estate

Is ‘Everything Better In Oakdale?’


It placed 9th on our list thanks to the fact that it’s really expensive to live here, but the schools are great, so you get what you pay for in that regard.

Turlock, CA

Source: Public domain
Overall SnackAbility


Population: 72,504
Median Income: $74,559
Unemployment Rate: 7.6%
Poverty Rate: 13.1%
More on Turlock: Data | Crime | Cost Of Living | Real Estate

And rounding out the top ten for 2024 is Turlock.

This city is far above average in every category, and the best part? It’s far more affordable than the other cities listed above. So, you get a big bang for your buck here.

Methodology: How We Determined The Best Suburbs Around Modesto for 2024

Figuring out the best suburbs around Modesto was simple. We used Saturday Night Science to find things people like about living in the suburbs and then locate the suburbs with those things.

We analyzed the newest American Community Survey data for 2018-2022 to research each suburb. We decided upon the following criteria:

  • Low unemployment rate
  • High median household incomes
  • Population density (lots of things to do)
  • High home values
  • A lot of college-educated people
  • Low poverty
  • High rate of insured families

We defined a suburb as being within 30 miles of Modesto.

Additionally, we limited the analysis to places that have over 6,000 people. This left us with a grand total of 17 suburbs to evaluate around Modesto.

We ranked each place with scores from 1 to 17 in each category, where 1 was the “best.

Next, we averaged the rankings for each place to create a quality-of-life index.

Finally, we crowned the city with the best quality of life index, the “Best Suburb near Modesto.” We’re lookin’ at you, Ripon.

This result may differ from our state-wide data as we did not include commute times and crime for this analysis to allow for a more extensive selection of suburbs.

We updated the data for 2024. This report is our tenth time ranking the best Modesto suburbs. Skip to the end to see the list of all the suburbs ranked from best to worst.

Summary: Welcome to the Best Modesto ‘Burbs of 2024

We said it once, and we’ll say it again–life in the big city isn’t for everyone. At least not all the time.

The best suburbs of Modesto are .

So if you’re craving the amenities of a larger city like Modesto but don’t want to deal with the drawbacks, one of these suburbs might be for you.

For more California reading, check out:

Table: Best Modesto Suburbs

Rank City Population Median Income Average Home Price
1 Ripon, CA 16,092 $115,583 $657,870
2 Tracy, CA 94,027 $111,717 $754,702
3 Manteca, CA 83,897 $89,966 $583,786
4 Hughson, CA 7,523 $99,449 $526,450
5 Riverbank, CA 24,803 $89,504 $461,353
6 Patterson, CA 23,678 $86,031 $504,715
7 Escalon, CA 7,456 $82,563 $566,634
8 Lathrop, CA 29,633 $108,732 $631,337
9 Oakdale, CA 23,120 $83,110 $533,976
10 Turlock, CA 72,504 $74,559 $464,841
11 Newman, CA 12,275 $76,520 $424,833
12 Stockton, CA 320,030 $71,612 $428,288
13 Ceres, CA 49,183 $70,191 $434,791
14 Gustine, CA 6,122 $51,636 $405,381
15 Waterford, CA 9,165 $64,349 $405,576
16 Livingston, CA 14,344 $70,918 $395,468
17 Atwater, CA 31,841 $64,195 $394,070
About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.