Why Buyers Love Almondwood, Tracy, CA
A suburban neighborhood in Tracy combining family appeal with accessible Central Valley pricing.
About Almondwood in Tracy
Almondwood in Tracy appeals to families and first-time buyers seeking suburban living without the Bay Area price tag. Additionally, the neighborhood sits on a median home value of $547k, well below Tracy's city median of $617k, making it an accessible entry point for growing families. With 59% of residents married and 38.5% raising children, Almondwood has solidified itself as a family-oriented community where school quality and residential stability matter. The tradeoff is clear: you gain affordable space and good schools, but must accept a car-dependent lifestyle typical of Central Valley neighborhoods.
Real Estate Market in Almondwood
| Median home price | $547k |
|---|---|
| Year over year change | +3% to +5% |
| Price per sq ft | $185 to $210 |
| Median rent | $2,266 |
| Typical days on market | 18 to 24 days |
| Buyer competition | Moderate |
| Walk Score | 12 |
| Transit Score | 23 |
| Bike Score | 32 |
Additionally, almondwood's median home price of $547k reflects strong buyer demand from families priced out of Bay Area markets. The neighborhood maintains steady appreciation and attracts both owner-occupants and investors seeking rental yields in a stable, family-oriented pocket.
Almondwood homes typically move within 18 to 24 days. Competitive offers with pre-approval and minimal contingencies are standard; expect to encounter multiple bids on well-maintained family homes in good school zones.
Who Thrives in Almondwood
Additionally, almondwood offers attainable entry pricing, stable neighborhoods, and strong owner-occupancy (61%), making it ideal for buyers leaving rentals.
Additionally, with 38.5% of residents raising children, Almondwood provides proximity to good public schools, parks like Florence Stevens Park, and a pro-family demographic.
Additionally, almondwood's median household income of $102k and rental median of $2,266 support solid cash-on-cash returns for buy-and-hold residential investors.
While Almondwood offers affordable space and family appeal, the car-centric layout and limited transit access (transit score 23) demand reliable internet and vehicle access.
Additionally, the neighborhood skews younger (median age 36) with family-oriented amenities; retirees may prefer downtown Tracy's walkability or smaller, lower-maintenance properties.
Property Types in Almondwood
The dominant housing stock, typically 3-bed/2-bath built 1980s to 2005, with attached garages and modest yards.
Lower-maintenance options popular with investors and downsizing families, often with HOA.
Recent infill and new communities command premiums for modern layouts and energy efficiency.
Living in Almondwood, Tracy
Daily life in Almondwood revolves around family routines, school schedules, and car trips to work and shopping. Additionally, residents enjoy access to Save Mart and Raley's for groceries, casual dining at Mi Ranchito Market and local taco spots, and weekend recreation at Florence Stevens Park and Larry Sullivan Park. Moreover, the neighborhood lacks walkable destinations (walk score 12), but offers the quiet, spacious residential setting that defines suburban Tracy living. Summer brings the Tracy Holiday Light Show and performances at the Grand Theatre Center for the Arts, anchoring community culture.
- Mi Ranchito Market · 18 min walk
- Taco Bell · 20 min walk
- Baskin-Robbins · 21 min walk
- The Station · 22 min walk
- China Wok · 22 min walk
- Central Coffee Co. · 23 min walk
- Peet's Coffee · 25 min walk
- Starbucks · 28 min walk
- Barista's · 29 min walk
- World Coffee House · 30 min walk
- Florence Stevens Park · 8 min walk
- Larry Sullivan Park · 11 min walk
- Save Mart · 22 min walk
- Raley's · 25 min walk
- Raley's · 25 min walk
- Grocery Outlet · 38 min walk
- InShape · 25 min walk
- Building K · 34 min walk
- Tracy Holiday Light Show · 9 min walk
- Grand Theatre Center for the Arts · 24 min walk
- Grand Theatre · 24 min walk
- Emma M Baumgardner Theatre · 31 min walk
- Tracy Historical Museum · 32 min walk
Annual events: Tracy Holiday Light Show, Grand Theatre performances, South Tracy community barbecues and school events
Schools Near Almondwood, Tracy
Almondwood's appeal to families hinges on access to solid public schools, particularly Wanda Hirsch Elementary (47 rating) and Monticello Elementary (64.5 rating), which serve the neighborhood's strong K-5 demographic. Earle E. Williams Middle School (31 rating) and Tracy High (46.5 rating) provide the full public pathway, with school quality a key driver of home values and buyer retention.
Elementary Schools
School Score 64.5 with 62% math and 67% reading proficiency
Proximitii 2026School Score 47 with 42% math and 52% reading proficiency
Proximitii 2026School Score 31 with 28% math and 34% reading proficiency
Proximitii 2026School Score 29.5 with 26% math and 33% reading proficiency
Proximitii 2026Middle Schools
School Score 47 with 43% math and 51% reading proficiency
Proximitii 2026School Score 46 with 40% math and 52% reading proficiency
Proximitii 2026School Score 31 with 25% math and 37% reading proficiency
Proximitii 2026High Schools
School Score 46.5 with 30% math and 63% reading proficiency
Proximitii 2026School Score 12.5 with 10% math and 15% reading proficiency
Proximitii 2026Private Schools Nearby
- Montessori School Of Tracy (PK-KG) — 22-minute walk
- Montessori Elementary & Middle School Of Tracy (KG-8) — 36-minute walk
Feeder pattern: Students from Almondwood's elementary feeders generally flow to Earle E. Williams Middle, then to Tracy High, creating a consistent school continuity valued by families planning long-term residence.
Source: Proximitii 2026
Commute from Almondwood
Almondwood's commute profile reflects the Central Valley's car dependence. Additionally, with 70.5% of residents driving to work and minimal transit infrastructure, personal vehicle access is essential. Most employers are within a 20-45 minute radius, pulling workers toward Stockton, Modesto, and the Interstate 5 corridor.
Tracy's transit score of 28 reflects limited bus service; Almondwood residents typically drive for all errands and commuting, with minimal carpooling or bike infrastructure.
Neighborhoods Near Almondwood
Not sure Almondwood is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Almondwood
What is the average home price in Almondwood, Tracy?
The median home price in Almondwood is approximately $547,000, making it one of Tracy's more affordable neighborhoods for families. This sits $70,000 below Tracy's city median of $617,300, reflecting Almondwood's appeal to first-time and move-up buyers. Price per square foot typically ranges from $185 to $210, depending on home condition, age, and proximity to top-rated schools like Monticello Elementary.
Is Almondwood a good place to raise a family?
Yes. Additionally, almondwood's demographics underscore its family appeal: 38.5% of residents have children, 59.4% are married, and the median household income of $102,159 reflects stable, employed households. Access to Wanda Hirsch Elementary, Monticello Elementary, and Earle E. Williams Middle School provides quality K-8 options. The neighborhood also offers parks like Florence Stevens Park for recreation and weekend activities.
Which schools serve Almondwood, Tracy?
Almondwood students typically attend Monticello Elementary (rating 64.5, K-4) or Wanda Hirsch Elementary (rating 47, K-5) for early grades, followed by Earle E. Williams Middle School (rating 31, 6-8) and Tracy High (rating 46.5, 9-12) for secondary education. Monticello Elementary consistently ranks highest among feeders and is a top choice for buyers prioritizing school quality.
Is Almondwood safe?
Almondwood maintains a median poverty rate of 7.6% and a largely owner-occupied demographic (60.9% homeownership), factors generally associated with neighborhood stability. Tracy Police Department and South Tracy Dental Care are nearby municipal services. Like most suburban California neighborhoods, Almondwood benefits from engaged residents and low transience, though residents should verify current crime statistics directly with Tracy city data.
Who is the ideal buyer for Almondwood?
Almondwood suits first-time homebuyers, young families, and investors seeking suburban stability at accessible pricing. The neighborhood is less ideal for remote workers (due to limited transit and internet-dependent work) or retirees seeking walkable, low-maintenance urban settings. Its appeal centers on space, schools, and family-oriented community rather than lifestyle walkability.
What is the commute like from Almondwood?
Almondwood is car-dependent; 70.5% of residents drive to work, with a transit score of only 23. Additionally, downtown Tracy is 8-12 minutes away, Stockton 25-35 minutes, and the Bay Area 70-90 minutes via Interstate 5. Moreover, coffee shops like Central Coffee Co. and Peet's Coffee are nearby for quick stops, but daily life requires reliable personal transportation and gas budgets for longer regional commutes.
Where this Almondwood data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
Find Your Home in Almondwood, Tracy
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