Tracy offers a wide range of great neighborhoods to live in, including great places to raise children and retire. Our team of Tracy movers can help you relocate to any neighborhood in Tracy, no matter what type of home you and your family are moving into. Here are the best places to live in Tracy, CA, with corresponding zip codes: 

Tracy Hills (95377): Tracy Hills is a master-planned neighborhood with upscale single-family homes and amenities like paved walking trails, a private club, and pickleball courts. Tracy Hills has the most diverse real estate of any Tracy neighborhood, with three- to five-bedroom homes for sale with open floor plans and downstairs suites. 

Pheasant Run (95376): Pheasant Run is a kid-friendly neighborhood close to Louis J. Villalovoz Elementary School and Earle E. Williams Middle School, making it perfect for families with young children. The neighborhood is compact and walkable, with an interconnected network of cul-de-sacs that are quiet and easily accessible. 

Redbridge (95377): Redbridge is a picturesque and resort-style neighborhood in western Tracy. The community offers recently built homes close to green areas, and you can go shopping at friendly, locally-run stores like Redbridge General Store. 

Clovis, California, offers master-planned communities and neighborhoods with kid-friendly atmospheres, upscale homes for sale, and quiet streets. Our Clovis moving company can ensure a smooth move to and from any Clovis neighborhood, avoiding traffic congestion and keeping your items safe from start to finish. Here are the best neighborhoods in Clovis, with corresponding zip codes: 

Old Town Clovis (93612): Old Town Clovis is a historic district and neighborhood well known for its coffee houses and specialty shops, including A Book Barn, one of the top used book stores in Clovis. It’s the most vibrant and centrally located Clovis neighborhood, located in the downtown area along Clovis and Woodworth Avenues, which run through the city center. 

Harlan Ranch (93619): Harlan Ranch is in the northeastern tip of Clovis, and it’s a master-planned community of over 1,500 homes, including modest and large single-family homes for sale. The neighborhood is located along State Route 168, providing access to Clovis suburbs like Mayfair. 

Wawona Ranch Estates (93611): Wawona Ranch Estates is one of the oldest neighborhoods in Clovis and is well-known for its holiday lighting and Christmas decorations. Homes in Wawona Ranch Estates are spacious, with four bedrooms, and many homes have high-performance and eco-friendly lighting and heating systems, including solar panels. 

According to the US Census, the median household income in Modesto in 2023 was $77,899. Income levels can vary significantly among Modesto neighborhoods and subdivisions. According to Statistical Atlas, Del Rio ($122,300), East Oakdale ($108,300), and Diablo Grande ($100,000) are the three wealthiest neighborhoods in Modesto by median household income. Westley ($23,400), Crows Landing ($26,800), and Riverdale Park ($27,200) are the three least wealthy communities. The Modesto economy is expected to grow rapidly in the coming years. According to the City of Modesto, the Modesto labor force will add over 30,000 jobs between 2023 and 2028. 

According to the US Census, 83.3% of people living in Modesto over the age of 25 have graduated from high school, while 20.3% have a bachelor’s degree. Modesto is home to dozens of public schools, with most students attending schools in the Modesto City Schools system, though it has a small number of private schools. Modesto Junior College is the only prominent college in Modesto. 

According to the US Census, the median household income in Tracy in 2023 was $118,253. Income disparities are significant in Tracy, with a small number of neighborhoods skewing the citywide median income. According to Statistical Atlas, Acampo ($155,400), Peters ($123,000), and Mountain House ($117,400) are the three wealthiest Tracy neighborhoods by median household income. 

Most neighborhoods have median incomes lower than the citywide median. August ($31,200), Taft Mosswood ($31,400), and French Camp ($32,400) are the three least wealthy Tracy neighborhoods. The Tracy economy is growing steadily. According to DataUSA, the median household income rose by 5.9% between 2022 and 2023. 

According to the US Census, 83.7% of Tracy residents over the age of 25 have graduated from high school, while 26.1% have a bachelor’s degree. Three public school districts serve Tracy, with Tracy Unified School District being the most prominent district. Tracy has a small number of private schools, including Montessori day and Christian academies. Tracy is not home to any major colleges or universities. 

According to the US Census, the median household income in Fresno was $66,804 in 2023. Fresno has fewer economic disparities than other Central California cities, though income levels can still vary between neighborhoods. According to Statistical Atlas, Woodward Park ($82,400), Bullard ($65,000), and Hoover ($45,000) are the three wealthiest Fresno neighborhoods by median household income. Central Fresno ($23,200), Edison ($30,000), and Roosevelt ($34,100) are the three least wealthy Fresno neighborhoods. 

Fresno has been experiencing significant economic growth since the COVID-19 pandemic. According to DataUSA, the median household income grew by 6.0% between 2022 and 2023. The poverty rate fell by 5.4%, and the job market grew by 1.5% during the same time span. 

According to the US Census, 80.1% of Fresno residents over the age of 25 have graduated from high school, while 24.9% have a bachelor’s degree. Fresno is a hub for public and private schools in Central California. Most students attend schools in the Fresno Unified School District, one of the largest public school districts in California. According to the California Department of Education, 48 private schools were open in Fresno County during the 2024-2025 school year, with a total attendance of 5,500. Fresno is home to several notable colleges and universities, including Fresno State and Fresno City College. 

According to the US Census, the median household income in Clovis in 2023 was $100,360. Income levels are relatively consistent across the city. According to Statistical Atlas, areas in northern Clovis, like Harlan Ranch, have median household incomes of over $100,000. Downtown Clovis and southern Clovis have lower incomes, with some areas having a median income of less than $40,000. According to DataUSA, the Clovis median household income grew by 1.8% between 2022 and 2023. 

According to the US Census, 92.1% of Clovis residents aged 25 or older have graduated from high school, while 36.7% have a bachelor’s degree. The Clovis Unified School District contains 49 schools and serves most students living in Clovis. Clovis is home to a few private schools, most of which are Catholic and Christian schools. Clovis is not home to any major colleges or universities. 

According to the US Census, Sonora had a median household income of $62,621 in 2023. Nearly 40% of households in Sonora make at least $100,000 a year, while over 40% make less than $50,000. Household income rates are somewhat consistent across the city. According to the Statistical Atlas, high-income areas in Sonora are located in the western and northern parts of the city, including neighborhoods such as Sonora Knolls. The central and southern parts of the city are less prosperous, with median household income rates below $30,000. According to DataUSA, median household income increased by 2.6% and the job market grew by 1.1% between 2022 and 2023. 

According to the US Census, 94.8% of people aged 25 or older in Sonora have graduated from high school, while 30.2% have a bachelor’s degree. Sonora is home to a few public school districts, including the Sonora Elementary School District, and most students living in Sonora attend public schools. Sonora is not home to any prominent private schools. Columbia College is a public community college, and it’s the only college or university in Sonora. 

• Modesto: According to the California Department of Education, Modesto high schools are meeting all standards for parent and family engagement and preparation for colleges and careers. Modesto City Schools has 22 elementary schools, five middle schools, and nine high schools. You can pursue a specialized and alternative education through the Elliott Alternative Education Center, which offers work credits and dual enrollment at Modesto Junior College. The Pearson Education Center offers educational opportunities for adult learners, including English as a Second Language and certified nursing assistant certificate programs. 
• Tracy: According to the California Department of Education, the Tracy Unified Schools District (TUSD) increased test scores in the English Language Arts and mathematics by 4.9 points each between 2024 and 2025. TUSD is home to 22 schools, including three high schools. TUSD is a PreK-12 STEM district, meaning each student has a full education in computer science and participates in science fairs throughout the year. Tracy High School offers a magnet program in the performing arts, with pathways in piano, theater, and string orchestra. 
• Fresno: According to the California Department of Education, the Fresno Unified School District (FUSD) increased its ELA scores by 6.9 points and its mathematics scores by 4.8 points between 2024 and 2025. FUSD is home to 106 schools, including a number of specialized schools. Design Science Middle College is a dual enrollment program with Fresno City College, allowing high school students to earn credits toward an associate’s degree. Duncan Polytechnical High School offers career technical curricula to students interested in agriculture, farming, construction, and physical therapy.
• Clovis: According to the California Department of Education, the Clovis Unified School District (CUSD) is one of the highest-performing school districts for high school graduation rates and college/career preparation. CUSD has 49 schools, including six high schools. Clovis is home to the Center for Advanced Research and Technology, a specialized school for 11th and 12th graders that offers hands-on laboratory and science classes. 
• Sonora: According to the California Department of Education, all three Sonora Unified High School District high schools have high-performing graduation rates and are overall high-performing in college/career preparation. The district is home to alternative schools like Theodore Bird High School, which offers independent study programs with students learning one-on-one with expert teachers. 

• Modesto: Grace Academy Christian Preschool is a non-denominational Christian preschool for young children. Our Lady of Fatima Church and School offers a coeducational Catholic K-8 education with a library of over 3,500 books. There are no major K-12 secular private schools in Modesto currently.
• Tracy: Bella Vista Christian Academy is a Lutheran PreK-8 school, and it’s currently the only private school in Tracy with accreditation from the Western Association of Schools and Colleges. The Montessori School of Tracy is the top preschool, offering a hands-on curriculum with multi-age classrooms and self-directed activities. There are no major K-12 secular private schools in Tracy. 
• Fresno: The Carden School of Fresno is a secular K-8 private school that focuses on the English Language Arts. Students learn phonics, reading, spelling, grammar, and writing through one-on-one lessons and cultural programs with art and music. The Fairmont Private School of Fresno is unique among preschools for having an International Baccalaureate program, with children receiving Spanish-language, agriculture, and music classes. 
• Clovis: Valley Crescent School is the only major Muslim private school in the Central Valley. The school offers Arabic language classes for all students from pre-kindergarten to 8th grade, as well as after-school classes on the Quran and extended kindergarten days. Our Lady of Perpetual Help is a Catholic PreK-8 school where students attend Mass twice a week and participate in special events like a schoolwide science fair, a spelling bee, and an academic decathlon. 
• Sonora: Sonora is not home to any major private schools. The nearest major private school is Sierra Waldorf School in Jamestown, offering an outdoor education with specialty classes in band, gardening, puppetry, and the practical arts. 

• Modesto: Modesto Junior College is one of the oldest community colleges in the Central Valley. The college offers more than 200 degrees and certificates across 59 subjects, including chemistry, marketing, and nursing. Abrams College is a technical college offering certificates in paralegal, medical assistant, and pharmacy technician. 
• Tracy: The closest major college or university to Tracy is San Joaquin Delta College in Stockton. San Joaquin Delta College offers associate degrees and certificates in more than 220 programs, with more than 50 online-eligible. 
• Fresno: California State University, Fresno (Fresno State) is the largest public university in the Central Valley. The university offers 60 bachelor’s degree programs, and US News ranks Fresno State in the top 200 national universities in the country. Fresno City College is a top community college offering associate’s degrees in fields like African-American studies, American Sign Language, and decision science. 
• Clovis: Clovis Community College in Fresno is the closest major college to Clovis. Clovis Community College has over 600 classes, with 39 associate’s degree programs in fields like early childhood education and sports medicine. 
• Sonora: Columbia College is a community college with over 500 classes, with 27 associate’s degrees and 46 certificate programs. You can pursue degrees in fire technology, welding technology, social work, and other unique and technical fields. 

• Modesto: The Stanislaus Regional Transit Authority (SRTA) runs 30 bus routes in Modesto and Stanislaus County communities like Turlock. You can use the SRTA system maps to find where stops and routes go in Modesto and the surrounding communities. There are no light rail, commuter rail, or bike-sharing services in Modesto.
• Tracy: TRACER is the public bus service system in the City of Tracy. The system has seven bus routes, including three commuter routes. You can use the TRACER fixed-route brochure to see where routes and stops are in Tracy. TRACER Plus is a curb-to-curb on-demand bus service within the city limits. There are no light rail, commuter rail, or bike-sharing services in Tracy. 
• Fresno: Fresno Area Express offers 18 bus routes in and around the City of Fresno. Over 1,600 bus stops are located throughout the city, with many stops in the city center. There are no light rail or commuter rail services in Fresno. Biz Bikes is a bicycle lending program offering rental bikes in southern and western Fresno. Discounts are available for college students. 
• Clovis: Clovis Transit offers eight bus routes from Monday to Saturday, as well as dial-a-ride services. Routes run east to west and north to south through Clovis, with dozens of stops in the city. There are no light rail, commuter rail, or bike-sharing services in Clovis. 
• Sonora: Tuolumne County Transit provides public transportation services in and around Sonora. The system has three fixed bus routes and a dial-a-ride system, providing rides between any two locations in Sonora. There are no light rail, commuter rail, or bike-sharing services in Sonora. 

• Modesto: Modesto is at the crossroads between State Routes 99, 108, and 132. State Route 99 runs northwest to southeast, while State Route 108 runs from north to south, and State Route 132 runs from west to east. These state routes connect to several major cities, including Manteca and Lathrop, and provide easy access and commute options to most Modesto neighborhoods. Scenic routes include Scenic Drive, which runs along Thousand Oaks Park and East La Loma Park. All state routes can experience traffic congestion, so you may want to use local roads like 9th Street and Tully Road as alternatives.
• Tracy: Interstate 205 runs through the northern tip of Tracy and connects Tracy to Lathrop and other Central Valley cities. Interstate 580 runs through the southern portion of the city and provides access to Livermore and the Bay Area. Interstate 205 runs through the city center of Tracy and is the main highway for commutes. Tracy does not have any prominent scenic routes, though Interstate 580 can provide views of the mountains outside of Tracy. Interstates 205 and 580 can have traffic congestion during rush hour, but you can use local roads like 6th Street for your commute.
• Fresno: Several state routes run through Fresno. State Route 41 runs north to south through the entire city, running adjacent to the city center. State Route 180 runs west to east, close to the city center, and offers convenient and short commutes. State Route 180 provides scenic views outside the city of the Sierra Nevada and Kings Canyon National Park. Fresno’s state routes and roads close to the city center can have significant traffic congestion. You can use Olive Avenue, McKinley Avenue, and Clinton Avenue to get around easily.
• Clovis: State Route 168 is the only major highway in Clovis, running southwest to northeast through the entire city. It does not provide access to the city center, so you will need to get off the route and use local streets like Bullard Avenue and Clovis Avenue for your commute. State Route 168 can have traffic congestion, but Bullard and Clovis Avenues are less congested and easier to use. State Route 168 is the best scenic route in Clovis, offering views of the Sierra Mountains and the San Joaquin River. 
• Sonora: State Route 49 runs north to south through Sonora, while State Route 108 runs west to east and forms the community’s southern border. State Route 49 has less traffic congestion than other major roads, so you can use it for a commute into the city center and through the city. Route 108 is a popular route for the Sierra Nevada mountain range, so you can use it for scenic drives, but it can experience significant congestion during the summer when people visit the mountains. 

The Great Valley Museum is a science museum and planetarium with exhibits focused on Central California. You and your family can view over 200 taxidermied animals, visit a discovery room with two dozen live animals, and view planetarium shows. 

Funworks Modesto is a kid-friendly entertainment center with a bowling alley, a video game arcade, bumper cars, go-karts, and 54 holes of mini golf. Funworks is one of the top venues in Modesto for children’s birthday parties, picnics, and corporate events, with an on-site caterer to provide meals. 

Vintage Faire Mall is the top shopping mall in Modesto, with 174 stores, including major retailers like Macy’s, JCPenney, and Dick’s Sporting Goods. The mall also has a range of top indoor attractions, including Dave and Buster’s and Claw Daddy Arcades.

The Creekside Golf Course is a public 18-hole golf course covering 6,610 acres. The course features three lakes, narrow fairways, and contoured bunkers, making it suitable for intermediate and expert golfers. Beginners can take golf lessons from PGA professionals, while experienced golfers can sign up for citywide tournaments. 

Regal Modesto is the top movie theater in Modesto, screening blockbusters and first-run movies. Regal Modesto also screens reissued and second-run films, including movie screenings to commemorate Valentine’s Day and other holidays throughout the year. 

East La Loma Park (also known as East La Loma Community Park) is one of the largest parks in Modesto. The park offers paved walking trails with plenty of shade, as well as a disc golf course, tennis courts, and a children’s playground. 

Tracy Historical Museum is a history museum dedicated to the history of Tracy and the surrounding areas. The museum is free to the public on Mondays and Saturdays, and you can view works of art and artifacts from Indigenous communities. The museum also offers brochures for walking tours of Downtown Tracy.

Jump! City is an indoor, kid-friendly play zone covering 5,000 square feet. You and your kids can play soccer on an inflatable soccer course, climb in a jungle gym, and go down bouncy slides with Disney characters on them. 

Galli Family Park is a park in central Tracy that offers shaded picnic and play areas for children of all ages. You and your family can play baseball, soccer, and bocce ball on on-site facilities and go for walks on a paved walking path. 

The Fresno Chaffee Zoo is the top zoo in the Central Valley, covering 39 acres and containing 10 exhibits with animals from all over the world. It’s a top venue for school field trips and birthday parties in Fresno, and you can visit for special events like Christmas celebrations. 

Blackbeard’s Family Entertainment is a pirate-themed family entertainment center with a ropes course, an 18-hole miniature golf course, nine batting cages, and a video game arcade. The center also offers amusement park rides for young children, and you can get meals from an on-site snack bar. 

Storyland is a unique fairytale-themed attraction with interactive displays based on classic fairytales like Mother Goose and Alice in Wonderland. It’s also home to the Daniel R. Martin Children’s Theater, which offers storytelling and musical performances. 

Shinzen Friendship Garden is a Japanese garden and cultural center that hosts haiku workshops, tea ceremonies, and flower installations. You can visit the Clark Bonsai Museum to view installations of Japanese bonsai. 

The Fresno Art Museum is the leading art museum in the Central Valley, featuring modern and contemporary art by California-based artists. The museum’s permanent collection includes 3,800 paintings, prints, and sculptures, many of which are on display. 

Island Waterpark is a family-friendly waterpark open during the summer with a lazy river, a wave pool, four water slides, and a tube slide. The park is home to Fresno Fright Nights during October, with four haunted houses and other Halloween-themed attractions.

The Clovis Botanical Garden is home to several top outdoor gardens, including a Mediterranean garden, a cactus garden, and a sensory garden. The gardens cover three acres and are free to visit at any point during the year. 

No Surrender Adventure Park is an indoor kid-friendly entertainment center with an adventure course, a trampoline arena, and a ropes challenge course. Teens and adults can participate in laser tag, gel blaster games, and VR arena games. 

Puzzle Effect Escape Rooms has five escape rooms for teens and adults, including one escape room available for two hours. The venue is a popular choice for birthday parties and team-building exercises, with all rooms accommodating groups of up to six players. 

Kids Empire is an indoor kids’ playground with climbing features, obstacles, and slides. You and your children can also enjoy building blocks in a block arena, playing soccer in an indoor arena, and dancing on a dance floor. 

Sierra Bicentennial Park is one of the largest parks or outdoor attractions in Clovis. The park has coin-operated batting cages, lighted baseball fields, horseshoe pits, and basketball courts. 

The Dragoon Gulch Trail is a network of hiking trails totalling 3.1 miles that run through oaklands, creeks, and vistas. The trails are free to visit year-round and vary in difficulty. The Creekside Trail is paved and ADA-accessible, while other trails are unpaved and go up uneven terrain. 

The Stanislaus National Forest is one of the oldest forests in the National Forest System, covering 898,000 acres. The forest contains 78 lakes, 811 miles of streams and rivers, and over 1,000 miles of hiking trails. Lakes and streams are open for rafting, boating, and swimming year-round, weather permitting. 

Indigeny Reserve is a distillery that specializes in making hard cider. The distillery is in a 160-acre preserve, and you can visit to order freshly made cider, brandy, and hard liquor. You can also go on picnics and tours of the distillery, seeing how hard liquor is made throughout the year.