The 10 Best Modesto Suburbs To Live For 2021


We analyzed over 17 places around Modesto to identify the most in demand places to live.

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Editor’s Note: Data has been updated for 2021. This is our seventh time ranking the best Modesto suburbs.

Big city living isn't for everyone--but at the same time, urban areas certainly have their perks.

There's the culture, the food, the arts, the food, the energy, and you know, the food. But there are drawbacks. There's traffic, expensive parking, expensive housing--pretty much, expensive everything, depending on which big city you're looking at.

But that's where the suburbs come in--they have all of the benefits of being near big cities, without actually having to be big cities.

Of course, not all suburbs of Modesto are created equally, which is precisely why we set out to find the best ones. So without further ado...

Here are the 10 best suburbs to live around Modesto for 2021:

  1. Hughson
  2. Tracy
  3. Escalon
  4. Ripon
  5. Manteca
  6. Riverbank
  7. Lathrop
  8. Newman
  9. Turlock
  10. Oakdale

What's the best suburb of Modesto? Hughson ranks as the best suburb of Modesto for 2021 based on the most recent Census and FBI data. If you happen to be a resident of Hughson, 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.

Note: 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 larger selection of suburbs.

Feel free to check out some more reading about California:

The 10 Best Modesto Suburbs To Live For 2021

Hughson, CA

Source: Public domain
Overall SnackAbility

8.5
/10

Population: 7,460
Rank Last Year: 3 (Up 2)
Median Income: $79,455
Unemployment Rate: 4.9%
Poverty Rate: 6.7%
More on Hughson: Real Estate | Data | Photos

Hughson is always mentioned as one of the best suburbs in the Modesto area. We'll tell you the good about "Awesome Hughson."

Everyone here is rich; families average $79,455 a year, which is the 4th highest in the Modesto region. And only 4.93% are out of work. Homes average more than $334,300 each.

Tracy, CA

Source: Public domain
Overall SnackAbility

8.5
/10

Population: 90,675
Rank Last Year: 1 (Down 1)
Median Income: $92,046
Unemployment Rate: 5.3%
Poverty Rate: 8.1%
More on Tracy: Real Estate | Data | Photos

Tracy is the second best 'burb we looked at near Modesto for 2021.

It ranks 1st for incomes in the area and only 6.15% of residents lack insurance, good for 12th best.

Escalon, CA

Overall SnackAbility

8.5
/10

Population: 7,538
Rank Last Year: 2 (Down 1)
Median Income: $74,454
Unemployment Rate: 4.7%
Poverty Rate: 8.1%
More on Escalon: Real Estate | Data | Photos

Here in Escalon, 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 Escalon.

Ripon, CA

Overall SnackAbility

9
/10

Population: 15,777
Rank Last Year: 4 (No Change)
Median Income: $84,313
Unemployment Rate: 4.9%
Poverty Rate: 10.2%
More on Ripon: Real Estate | Data | Photos

Ripon ranks as the 4th best suburb of Modesto for 2021.

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

Manteca, CA

Overall SnackAbility

8
/10

Population: 79,129
Rank Last Year: 5 (No Change)
Median Income: $72,867
Unemployment Rate: 8.2%
Poverty Rate: 11.4%
More on Manteca: Real Estate | Data | Photos

Coming in as the fifth best is Manteca.

Manteca gets kudos for having the 3rd most expensive homes in the Modesto area, where houses sell for an average of $386,400. However, the cost of living here is among the highest in the area.

Riverbank, CA

Overall SnackAbility

8
/10

Population: 24,482
Rank Last Year: 6 (No Change)
Median Income: $70,549
Unemployment Rate: 6.8%
Poverty Rate: 11.1%
More on Riverbank: Real Estate | Data | Photos

Riverbank 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 6.75% which is 6th best in the area.

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