Modesto and surrounding burbs - best areas to consider (Rancho Cucamonga: rentals, hotel)

[HeadShotSRQ]

We are Californians currently living in FL but considering an offer in Modesto. We're just a couple/empty nesters but still want at least a 2500sqft house w/3 car garage in a more upscale part of town and probably under $700K maybe even $500K would work too!

Any hints/recommendations on areas to look? Of course we are already getting a very good sense of thing online (Zillow etc) but wanted to heard from the locals because pictures don't tell the full story. We've built houses, renovated houses and moved many times but probably more inclined to go for newer construction vs "rustic". Ripon seems maybe a good spot?

One concern is traffic from Bay area commuters - so with up to a 20-30 commute into (west of 99) Modesto potential search area - we want to be sure that the commutes would be in the opposite direction of traffic (if on main roads)

One last bit - we're avid golfers and would probably want to join Del Rio or some other top tier private golf club. So proximity to this would be another consideration though the Del Rio neighborhood is beyond our target price range.

[Mr5150]

Oakdale for quality of life. You can always drive to a golf course

[JGC97]

The northeast section of Modesto is nice. It's newer. Although there are some lovely homes in the central Modesto area by the junior college. Built in the early (1900's) to mid 20th century. The northeast area of Modesto is nice as is towns beyond. Escalon, Riverbank, and Oakdale (as Mr. 5150 mentioned).

As for Ripon, it's in San Joaquin County, not Stanislaus (if that is important to you). Ripon is a great place to live. A large law enforcement population; active and retired. I don't know why they all populated there but the residents seem to be happy about their decision.

I would advise only one thing. If you aren't familiar with the areas of interest, don't always believe the recommendations of people online. They have their opinion and rightfully so but it may not be what you are looking for. The best way to find that forever home you want is to rent for a year or if you can find a shorter lease, six months. It will give you time to explore the communities and make your decision one that will make you happy. I've seen a lot of people buy a place, find out they don't like the neighborhood and then have to either suck it up and stay or go through selling and moving again. Rent first, buy later.

Google "property management companies" in Modesto and in Ripon. There is one, Liberty Property Management that's owned by Paul Zagaris. The family has been in the area since the beginning of time (okay, not that long but long enough) A few others have rentals available so search the numerous companies available.

If you see something you like, call them and inquire. I'm sure you'll find exactly what you're looking for the first time if you go slow, rent, investigate and then pull the trigger on a purchase. Best of luck to you in your search. BTW, I'd definitely go with Ripon (if you can afford it). I'm partial, though. So, don't take my word for it.

[HeadShotSRQ]

Thanks for the feedback so far. Chances are good we will be splitting life in a hotel for at least a couple of months while the house in FL sells so there will be some time to explore areas.

Interesting on San Joaquin vs Stanislaus - not sure if there is any practical difference though maybe San Joaquin is considered "higher class".... whatever.

Renting a full house after selling ours is difficult -> Golden Retriever <- unfortunately in the mind of property owners this quiet gentle soul is the same thing as a pit bull, doberman or rottweiler.

[HeadShotSRQ]

Just an update to this - we're 100% moving there now and living split 50/50 with hubby living in a hotel until our FL house sells and we can buy.

So far it's looking like Ripon is a good fit - newer homes and a bit more upscale. The Oakdale area looks nice but lots of older homes which are mostly less appealing designs and in need of updating... the larger lots are nice though!

We've been advised that looking in Manteca, Lathrop, Tracy tend to be a bit more dicey of areas.

[Vic Romano]

Originally Posted by HeadShotSRQ

Just an update to this - we're 100% moving there now and living split 50/50 with hubby living in a hotel until our FL house sells and we can buy.

So far it's looking like Ripon is a good fit - newer homes and a bit more upscale. The Oakdale area looks nice but lots of older homes which are mostly less appealing designs and in need of updating... the larger lots are nice though!

We've been advised that looking in Manteca, Lathrop, Tracy tend to be a bit more dicey of areas.

One thing you might want to research (applies to So. Cal. but may or not apply to Modesto) is to ask about the property taxes in the houses you're looking at. There can be extra assessments for infrastructure (Mello Roos taxes in So. Cal.) which can nearly double the property tax compared to an older home.

To give you an example, I was looking at new $600k homes in Rancho Cucamonga a few years ago and they told me the property taxes would be about $11k per year. For an older home without Mello Roos taxes, the taxes would be closer to $6k per year.

[HeadShotSRQ]

Thanks Vic - yes we've already seen that - a $700K home in Lathrop with $12K taxes and we were scratching our heads wondering where that base 1% property tax was - of course it's exactly that - Mello Roos/public development taxes making the new homes pay for all the new/expanding facilities as the towns grow.

100% good advice - those kinds of taxes can be killer!