Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $387k
  • Neighborhood Factors
    Value
    -
  • Neighborhood Factors
    Appreciation
    0%

Downtown at a Glance

Downtown is ranked #11 of 15 neighborhoods in Modesto with an overall score of 2.8/5. Its standout factor is nearby merchants (4.8/5). It ranks 15th of 15 in Modesto for safety. The trade-offs are schools (2.6/5) and curb appeal (2.9/5).

Downtown Reviews & Questions

Neighborhood Review
Key Words: Downtown Modesto, Historic Theaters, Cruising Corridor

Downtown Modesto is a compact grid of brick storefronts, theaters and a few surviving Victorian houses. The cruising that inspired George Lucas's American Graffiti happened on these streets, and George Lucas Plaza marks the connection. The Modesto Certified Farmers' Market gives the center a weekly morning routine. Housing mixes eras block by block. The McHenry Mansion on 15th Street, an 1883 Victorian that offers free guided tours, shows what the first generation of Modesto homes looked like. Nearby you will find older single-family houses, converted brick buildings and newer lofts above ground-floor shops. Green space arrives in small civic doses, among them George Lucas Plaza and Courthouse Plaza. For a full park, Graceada lies northwest in the College Area, and Tuolumne River Regional Park is a drive south of the center. Camp 4 Wine Café on Tenth Street pours wine with paninis and charcuterie, and Commonwealth on Eleventh rotates a long list of craft beers. For coffee, Penny University on J Street is the room for laptops and long conversations, while the Queen Bean works out of an old house on 14th Street and books live music. Surla's on 12th Street draws a Sunday brunch crowd, and Galletto Ristorante on J Street, with patio seating and a solid wine list, is where people book a longer dinner. Supermercados Del Sol and a Save Mart with a pharmacy handle errands. The State Theatre on J Street has shown films since 1934, and most of the restaurants sit close enough to link with a show in a single outing. Highway 99 runs north toward Stockton, and Amtrak serves the city. Evenings carry a cost. Show nights fill the curbs, and the bars near the cruising streets keep going long after the theaters let out. Even so, the old marquees give Downtown a character the newer parts of the city have to do without.

See City Review for: Modesto

Top Neighborhoods in Modesto, CA

1st
Map placeholder for Village One, Modesto - not a photo of the neighborhood
Village One, Modesto, CA
Overall Score : 3.5
Soccer shapes the feel of Village One. Mary Grogan Community Park, off Litt Road... See Full Page
2nd
Map placeholder for College Area, Modesto - not a photo of the neighborhood
College Area, Modesto, CA
Overall Score : 3.2
Shade trees cover most of the College Area, a settled part of Modesto northwest ... See Full Page
3rd
Map placeholder for Lakewood, Modesto - not a photo of the neighborhood
Lakewood, Modesto, CA
Overall Score : 3.2
Lakewood, on the east side of Modesto, takes its name from a park, a school and ... See Full Page

Downtown Amenities

  • Neighborhood Amenities
    Near good merchants

    4.8

  • Neighborhood Amenities
    Public Spaces

    3.4

  • Neighborhood Amenities
    Curb Appeal

    2.9

Overall Amenities score: 3.5

Downtown Weather

81%
of possible sunshine
Of all the daylight this spot gets in a year, 81% arrives as sunshine - clouds block the rest.
Downtown ranks 5th of 15 for sunshine in Modesto, and it out-suns nearly half of the San Joaquin Valley. Its warmest month is July, averaging 93° highs, and it gets about 14 inches of rain a year.
Average daily high and low temperature
95°75°55°35°JFMAMJJASONDJul 93°
Avg highAvg low
Rank in Modesto
5th of 15
Across the San Joaquin Valley
43rd percentile
Rain per year
14 in
Warmest month
Jul 93° avg high
Summer day
59° → 91°F
Winter day
39° → 57°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

Downtown Photos

Schools Serving Downtown

School NameTypeGradesHouseberry School Score

No Data Found

Click links for school listing

info at GreatSchools.org

Houseberry School Score Data

from CA Dept. of Education

Houseberry recommends using these scores as only a starting point, and conducting your own investigation into what schools fit best for your preferences. School boundaries are not guaranteed and may change. It is important to contact the appropriate school district to confirm enrollment eligibility before making any decision to move to a neighborhood.

Downtown FAQs

7 answers

Is Downtown a good place to live?

Downtown ranks 11th of 15 neighborhoods in Modesto with an overall Houseberry score of 2.8 out of 5. Its strongest factor is nearby merchants (4.8/5). The trade-offs are schools (2.6/5) and curb appeal (2.9/5).

Is Downtown safe?

Downtown, Modesto scores 3.1 out of 5 on Houseberry's Safety Score, ranking 15th of 15 neighborhoods in Modesto.

What is the weather like in Downtown?

Downtown, Modesto receives 81% of its possible sunshine, 5th of 15 in Modesto. Summer days run 59° to 91°F and winter days 39° to 57°F, July is the warmest month and rainfall averages about 14 inches a year.

Is Downtown walkable to shops and restaurants?

Downtown, Modesto scores 4.8 out of 5 for nearby merchants and 3.4 out of 5 for public spaces. Its overall amenities score is 3.5 out of 5, 4th of 15 in Modesto.

What is Downtown known for?

Downtown, Modesto is associated with Downtown Modesto, Historic Theaters and Cruising Corridor. Its highest-scoring factor is nearby merchants (4.8/5).

How does Downtown compare to other Modesto neighborhoods?

Downtown ranks 11th of 15 neighborhoods in Modesto. It ranks 15th of 15 in Modesto for safety (3.1/5) and scores lowest on schools (2.6/5). The highest-ranked neighborhoods in Modesto are Village One and College Area.

What are the downsides of living in Downtown?

Downtown, Modesto scores lowest on schools (2.6/5) and curb appeal (2.9/5).

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Downtown Photos
Top Neighborhoods in Modesto, CA
1st
Map placeholder for Village One, Modesto - not a photo of the neighborhood
Village One, Modesto, CA
Overall Score : 3.5
Soccer shapes the feel of Village One. Mary Grogan Community Park, off Litt Road... See Full Page
2nd
Map placeholder for College Area, Modesto - not a photo of the neighborhood
College Area, Modesto, CA
Overall Score : 3.2
Shade trees cover most of the College Area, a settled part of Modesto northwest ... See Full Page
3rd
Map placeholder for Lakewood, Modesto - not a photo of the neighborhood
Lakewood, Modesto, CA
Overall Score : 3.2
Lakewood, on the east side of Modesto, takes its name from a park, a school and ... See Full Page

Downtown Map

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Contact Houseberry's 2026 Agent Pick for Downtown
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