Tracy
Tracy is growing city located in San Joaquin County, California, about 60 miles east of San Francisco. The city is situated in the Central Valley and is known for its agricultural roots, with farms and orchards in the surrounding area. Tracy has a diverse population and is home to over 90,000 residents. The base of our 2nd office in Tracy, CA is located just downtown in the heart of Tracy’s vibrant downtown! Tracy is a family-friendly community with several schools and a number of parks and recreational facilities. The city is also home to the Tracy Transit Center, which provides convenient transportation options for residents & visitors. Tracy’s thriving downtown has many restaurants, shops and a farmer’s market. The city hosts several community events including the annual Tracy Dry Bean festival, which celebrates the city’s agricultural heritage. It is home to one of the top breweries in CA, Morgan Territory Brewing. Overall, Tracy is a great place to live and more affordable than cities on the other side of the Altamont.Living in Tracy
Schools in Tracy
Most of Tracy is served by the Tracy Unified School District, whose high schools include Tracy High, West High and Kimball High, while some areas are served by smaller elementary districts such as the Jefferson School District. Because district lines don’t always follow neighborhood names, confirm the assigned schools for any address you’re considering before you make an offer.
Commute & Transportation
Tracy sits on I-580 and I-205 just east of the Altamont Pass, about 60 miles from San Francisco. The ACE commuter train stops in Tracy with service over the pass to the Tri-Valley and Silicon Valley, a popular alternative to driving at rush hour. Valley Link, a planned rail line, would connect Tracy to Dublin/Pleasanton BART.
Tracy Neighborhoods
Downtown Tracy offers older homes with character near restaurants and the farmers market. Newer master-planned communities such as Tracy Hills and Ellis add larger homes, parks and trails, while established neighborhoods like Hidden Lake and Glenbriar Estates are popular with families. Many newer communities carry Mello-Roos special taxes, so compare total monthly costs.
Things to Do in Tracy
Downtown Tracy is the city’s heart, with local restaurants, shops, a farmers market and the popular Morgan Territory Brewing. The Grand Theatre Center for the Arts hosts performances and classes, and the annual Tracy Dry Bean Festival celebrates the city’s farming roots. Legacy Fields and neighborhood parks provide sports fields and open space.
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Frequently Asked Questions About Living in Tracy
Quick answers from the TAG Real Estate Team, Keller Williams Tri-Valley Realty.
Is Tracy a good place to live?
Tracy is a growing San Joaquin County city of about 93,000 residents (2020 Census), with recent estimates topping 100,000. Buyers choose it for newer homes and more space at lower prices than most Bay Area cities, a lively downtown, the ACE train over the Altamont, and a strong local job base in logistics, health care and manufacturing.
Which school district serves Tracy?
Most of Tracy is served by the Tracy Unified School District, which includes Tracy High, West High and Kimball High. Some areas are served by smaller elementary districts such as the Jefferson School District, and nearby Mountain House has its own district. Check the district boundary lookup for the exact schools assigned to any home.
How much do homes cost in Tracy?
Tracy is generally more affordable than cities on the Bay Area side of the Altamont, with homes ranging from older downtown properties to new construction in master-planned communities like Tracy Hills and Ellis. Newer tracts may carry Mello-Roos taxes, so for current numbers on a specific home, request a local market report or a home valuation.
What are the most popular neighborhoods in Tracy?
Tracy Hills and Ellis are popular master-planned communities with newer homes, parks and trails. Hidden Lake and Glenbriar Estates are established neighborhoods favored by families, and Downtown Tracy offers older homes with character within walking distance of restaurants, shops and the farmers market.
Is Tracy good for commuters?
Many Tracy residents commute to the Tri-Valley, Silicon Valley or San Francisco. I-580 and I-205 connect Tracy over the Altamont Pass, where rush-hour traffic is heavy, so the ACE commuter train from Tracy is a popular alternative. Valley Link, a planned rail line to Dublin/Pleasanton BART, would add another option once built.
What is there to do in Tracy?
Downtown Tracy has local restaurants, shops, a farmers market and Morgan Territory Brewing. The Grand Theatre Center for the Arts hosts shows and classes, the Tracy Dry Bean Festival is a long-running local tradition, and Legacy Fields and neighborhood parks offer sports and recreation, with the Bay Area and Delta both a short drive away.
Is Tracy more affordable than the Bay Area?
Generally, yes. Tracy is on the Central Valley side of the Altamont Pass, and buyers often find newer and larger homes for less than in Tri-Valley or other Bay Area cities. The tradeoff is a longer commute for Bay Area jobs, so many buyers weigh home price against ACE train access and drive times.
What is Valley Link?
Valley Link is a planned passenger rail line that would run from the Central Valley through the Altamont Pass to the Dublin/Pleasanton BART station, with a planned stop in Downtown Tracy. It is not operating yet, and timelines have shifted over the years, so check current project updates before counting on it for a commute.
Last updated October 2026