What It's Like to Live in Arnaudo Village, Tracy
Additionally, A modest, family-oriented pocket of Tracy with solid schools and accessible home prices for Central Valley buyers.
About Arnaudo Village in Tracy
Arnaudo Village is a residential neighborhood in Tracy that appeals to families seeking suburban stability without premium pricing. With a median home value near $565,000 and 53% owner occupancy, the neighborhood strikes a balance between affordability and investment appeal. Over one-third of residents have children, and the schools here rank solidly within Tracy's system, making Arnaudo Village a sensible choice for households prioritizing education and space over urban walkability.
Real Estate Market in Arnaudo Village
| Median home price | $565k |
|---|---|
| Year over year change | stable |
| Price per sq ft | $245 to $270 |
| Median rent | $2,321 |
| Typical days on market | 18 to 25 days |
| Buyer competition | Moderate |
| Walk Score | 58 |
| Transit Score | 20 |
| Bike Score | 48 |
Arnaudo Village homes trade below Tracy's city median of $617,300, offering a modest entry point for first-time and move-up buyers. The neighborhood is a stable, moderate-velocity market with steady rental demand supporting investor interest.
Additionally, arnaudo Village homes attract serious owner-occupants and small investors alike. Offers within 3% of asking are typical; contingencies on inspections hold weight here given the neighborhood's mix of older and newer stock.
Who Thrives in Arnaudo Village
Additionally, arnaudo Village offers a lower median price and family-friendly infrastructure without the markup of Tracy's premium neighborhoods.
Over one-third of the neighborhood has children; school ratings, parks, and community centers make Arnaudo Village a reliable family base.
Additionally, steady rents averaging $2,321 and an owner-occupied rate of 53% create modest but reliable rental cashflow for small-scale landlords.
Additionally, A walk score of 58 and transit score of 20 demand car dependence; broadband availability is good, but the neighborhood lacks urban amenities remote workers may seek.
Additionally, accessible home prices, low crime, and proximity to healthcare and retail make Arnaudo Village practical for fixed-income retirees comfortable driving locally.
Property Types in Arnaudo Village
Additionally, the dominant housing stock, ranging from 1990s-era suburban builds to newer construction with modern finishes.
Smaller footprints popular with first-time buyers and rental investors seeking lower entry costs.
Additionally, sporadic new builds emphasizing energy efficiency and modern layouts, commanding modest premiums over resale stock.
Living in Arnaudo Village, Tracy
Daily life in Arnaudo Village centers on car-based routines: shopping at Safeway or La Plaza Market, grabbing coffee at Starbucks, and weekend outings to Tom Slayter Park or Robert Kenner Park for family recreation. The neighborhood lacks the walkability of central Tracy but compensates with residential calm, local dining options like Maroo Korean BBQ and Kengo Sushi, and easy freeway access for longer commutes. Community events and children's activities anchor the social calendar, reinforcing Arnaudo Village's identity as a place where families settle rather than pass through.
- LH Kitchen · 7 min walk
- Maroo Korean BBQ & Catering · 7 min walk
- Kengo Sushi · 7 min walk
- Desi Pizza Bite · 7 min walk
- M & J Bistro · 8 min walk
- Starbucks · 15 min walk
- Quickly · 22 min walk
- Quickly · 25 min walk
- Bottoms Up · 25 min walk
- Starbucks · 33 min walk
- Tom Slayter Park · 1 min walk
- Robert Kenner Park · 11 min walk
- Ritter Family Ball Park · 14 min walk
- Larch Clover Park · 16 min walk
- El Pescadero Park · 17 min walk
- La Plaza Market · 10 min walk
- Gold Star Market · 20 min walk
- Grocery Outlet · 30 min walk
- Safeway · 32 min walk
- FoodMaxx · 37 min walk
- Larch Clover Community Center · 16 min walk
- Cinemark Movies 14 · 25 min walk
- Tracy Historical Museum · 36 min walk
Annual events: Tracy Farmers Market (seasonal), community holiday gatherings, school sports and fundraisers
Schools Near Arnaudo Village, Tracy
Arnaudo Village feeds into solid middle and high schools within Tracy's public system. Additionally, parents have good options including Melville S. Moreover, jacobson Elementary (31 rating) and Monte Vista Middle (25.5 rating), with Merrill F. West High (48 rating) as the comprehensive high school option.
Elementary Schools
School Score 59.5 with 62% math and 57% reading proficiency
Proximitii 2026School Score 31 with 29% math and 33% reading proficiency
Proximitii 2026School Score 30 with 26% math and 34% reading proficiency
Proximitii 2026School Score 29.5 with 26% math and 33% reading proficiency
Proximitii 2026Middle Schools
School Score 44.5 with 36% math and 53% reading proficiency
Proximitii 2026School Score 25.5 with 20% math and 31% reading proficiency
Proximitii 2026School Score 22.5 with 19% math and 26% reading proficiency
Proximitii 2026High Schools
School Score 54.5 with 37% math and 72% reading proficiency
Proximitii 2026School Score 50 with 50% math and 50% reading proficiency
Proximitii 2026School Score 50 with 50% math and 50% reading proficiency
Proximitii 2026School Score 48 with 32% math and 64% reading proficiency
Proximitii 2026Private Schools Nearby
- Bella Vista Christian Academy (PK-8) — 17-minute walk
- Tracy Sda School (KG-8) — 24-minute walk
- St Bernards Catholic School (PK-8) — 30-minute walk
Feeder pattern: Elementary students typically feed to Monte Vista Middle, then to either Merrill F. West or Millennium Charter High (54.5 rating), providing continuity and neighborhood cohesion.
Source: Proximitii 2026
Commute from Arnaudo Village
Additionally, arnaudo Village's location within Tracy offers straightforward commutes to major regional employers. With a car ownership rate of 79%, driving dominates local transportation patterns; transit options remain limited but functional for occasional users.
Additionally, local Tracy Transit provides limited neighborhood-level service; most commuting occurs via private vehicle or carpools.
Neighborhoods Near Arnaudo Village
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Frequently Asked Questions about Arnaudo Village
What is the average home price in Arnaudo Village, Tracy?
The median home value in Arnaudo Village is approximately $565,000, which sits below Tracy's city median of $617,300. Additionally, prices range from roughly $420,000 for townhomes to $750,000 for newer single-family homes. Given the neighborhood's solid school access and family-oriented character, this price point offers good value for Central Valley homebuyers.
Is Arnaudo Village a good place to live?
Arnaudo Village excels for families seeking suburban stability, good schools, and affordable entry pricing. Additionally, the trade-off is car dependence: a walk score of 58 and transit score of 20 mean you'll drive for most errands. If you value space, schools, and community over urban walkability, Arnaudo Village delivers.
What are the top schools in Arnaudo Village?
Arnaudo Village feeds into Melville S. Additionally, jacobson Elementary and Monte Vista Middle, both solid community schools. Moreover, for high school, Merrill F. West High (rating 48) and the charter option Millennium Charter (rating 54.5) serve the area. Parents consistently highlight the schools' engaged communities and responsive staff.
Is Arnaudo Village safe?
Additionally, arnaudo Village maintains a low to moderate crime profile typical of Tracy's residential neighborhoods. Like much of Tracy, safety correlates with block-to-block variation; the neighborhood as a whole is considered family-appropriate with active neighborhood watch involvement and police presence.
Who is Arnaudo Village best suited for?
Arnaudo Village suits families with school-age children, first-time homebuyers seeking affordability, and small real estate investors targeting modest rental income. The neighborhood is less ideal for car-free urbanites or remote workers prioritizing walkable amenities.
What shops and dining are near Arnaudo Village?
The neighborhood benefits from nearby retail anchors including Safeway and La Plaza Market for groceries, plus dining options like Maroo Korean BBQ, Kengo Sushi, and Desi Pizza Bite. Starbucks and Quickly provide coffee and quick bites, while the Larch Clover Community Center offers fitness facilities for residents.
Where this Arnaudo Village 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.
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