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Featured local agent — Atwater, CA
Sarah Mitchell
Compass Real Estate · Atwater, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Atwater, CA Housing Market & Real Estate
Housing market overview · Updated monthly ·
$465,000median sale price
How is the Atwater, CA housing market right now?
The median home sale price in Atwater, CA is $465,000, up 2.1% year-over-year. Homes sell in an average of 23 days with 25 active listings. The market is currently a seller's market. (Source: Redfin monthly MLS data, as of May 2026 — the most recent Redfin release; Redfin publishes each month's data on a ~6-week lag.)
Is Atwater a buyer's or seller's market?
Atwater, CA is currently a seller's market, based on 1.7 months of supply and homes selling in about 23 days. How we determine this →
Homes sold
15
Last 12 weeks
Days on market
23
Average pace
Active listings
25
1.7 months supply
Sale-to-list
99.5%
Below asking
What does the Atwater housing market data show?
| Metric | Value |
|---|---|
| Median sale price | $465,000 |
| Median list price | $405,000 |
| Year-over-year price change | +2.1% |
| Average days on market | 23 days |
| Active inventory | 25 listings |
| Months of supply | 1.7 months |
| Sale-to-list price ratio | 99.5% |
| Median price per sq ft | $262/sq ft |
| Homes sold (latest month) | 15 |
| New listings (latest month) | 18 |
| Listings with a price cut | 24.0% |
| Market condition | Seller's market |
Source: Redfin · Updated monthly
How much do homes cost in Atwater by property type?
How the Atwater, CA market breaks down across single-family homes, condos, and townhouses.
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $465,000 | $262/sq ft | 15 | 23 days |
| Condo / Co-op | $350,000 | $284/sq ft | 1 | 42 days |
Source: Redfin · Updated monthly
The Atwater housing market is currently classified as a seller's market with a median sale price of $465,000. Prices have risen 2.1% compared to last year, with homes spending an average of 23 days on market, indicating 1.7 months of inventory.With limited inventory, homes sell quickly and buyers should be prepared to act decisively and competitively to secure a property.The price-to-income ratio of 6.6x provides context for how home values compare to local earning capacity.
Market trends
Homes for sale in Atwater
There are currently 25 homes listed for sale in Atwater, California. The median listing price is $405K.
Active listings
25
Homes on market
Median list price
$405K
Avg. days on market
23
Days until sale
New this week
18
Newly listed
Who lives in Atwater?
Population
32,013
Median income
$63,945/yr
Median age
33.9 years
Owner-occupied
52.3%
College grads
13.1%
Avg commute
29 min
Source: U.S. Census Bureau ACS
What are homes worth in Atwater?
Zillow home value
$423,785
Zillow rent index
$1,573/mo
Price-to-rent ratio
22.5x
Price-to-income
6.6x
Source: Zillow Research
What is it like to live in Atwater?
Atwater is a community of approximately 32K residents with a median age of 33.9 years.The median household income is $63,945, which represents a working-class community with solid middle-income opportunities. 13.1% of residents hold a bachelor's degree or higher, showing a mixed educational demographic.
Homeownership rates are at 52.3%, showing a blend of owner and renter-occupied properties. The average commute time is 29 minutes, which makes this an excellent choice for those seeking short commutes to employment centers.Overall, Atwater offers a balanced lifestyle with accessible home values relative to local income levels.
Which public schools serve Atwater?
12 schools tracked · 8,248 students
The largest public schools serving Atwater, CA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Atwater High
Grades 9-12 · 2,051 students
Buhach Colony High
Grades 9-12 · 1,658 students
Mitchell Intermediate
Grades 7-8 · 757 students
Peggy Heller Elementary
Grades K-8 · 707 students
Bellevue Elementary
Grades K-6 · 621 students
Mitchell Elementary
Grades K-6 · 550 students
Elmer Wood Elementary
Grades K-6 · 507 students
Shaffer Elementary
Grades K-6 · 422 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Atwater, CA?
Want a head-to-head view? Compare Atwater side-by-side with any other U.S. city using our market-comparison tool.
Is Atwater a good real estate investment market?
For investors evaluating Atwater, the price-to-rent ratio of 22.5x indicates higher purchase prices relative to rental income, typical of appreciation-focused markets. The market has appreciated 2.1% year-over-year, reflecting ongoing demand and value growth.Use our rent vs. buy calculator to analyze whether owning or renting makes more financial sense based on Atwater's current market conditions and your specific situation. Estimate your monthly payment with the mortgage calculator using Atwater's median home price.
Frequently asked questions
What is the average home price in Atwater?
The median home sale price in Atwater is $465,000, up 2.1% from last year.
How long do homes stay on market in Atwater?
Homes typically spend 23 days on market before going under contract.
What is the median income in Atwater?
The median household income is $63,945 per year.
Is Atwater a buyer's or seller's market?
With 1.7 months of supply, Atwater is currently a seller's market.
What is the Zillow home value estimate for Atwater?
The Zillow Home Value Index (ZHVI) for Atwater is $423,785, representing the typical home value in the area.
What is the median condo price in Atwater?
The median condo/co-op sale price in Atwater, CA is $350,000, compared to $465,000 for a single-family home, based on the latest Redfin data.
How much does a single-family home cost in Atwater?
The median single-family home price in Atwater, CA is $465,000 (about $262 per square foot).
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