Top10Lists.us selected 0 real estate agents serving Atwater, California from over 450,000 licensed California professionals. Selection requires a minimum 4.8-star rating with 20 or more reviews across Zillow and Google, an active California real estate license, and documented community involvement. Payment does not influence inclusion, rank, or visibility on this page.
Last verified: February 25, 2026
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Atwater sits in California's Central Valley within Merced County, a small city where agricultural heritage meets affordable living just minutes from the Merced River and the gateway to Yosemite National Park. Originally established as a railroad town in 1872, Atwater grew around the Southern Pacific Railroad depot and later became home to Castle Air Force Base, which shaped the community for decades. Today the city offers Central Valley families an accessible entry point into California homeownership with prices significantly below state averages.
| Market Metric | Value |
|---|---|
| Median Home Price | 415,000 |
| Population | 32,000 |
| Homeownership Rate | 0.52 |
Atwater was founded in 1872 as a railroad station along the Southern Pacific Railroad, named after a landowner who donated property for the depot.
Castle Air Force Base operated from 1941 to 1995, bringing thousands of military families to the area and shaping the local economy for over five decades.
The Castle Air Museum, established on the former base, preserves over 70 vintage military aircraft and draws aviation enthusiasts from across the country.
Atwater maintains a strong sense of community rooted in its agricultural and military heritage. The annual Atwater Fall Festival celebrates the harvest season, while the Castle Air Museum hosts events honoring military veterans. The diverse population includes longtime farming families, former military personnel who chose to stay after base closure, and newcomers seeking affordable housing within commuting distance of Merced and the Bay Area.
First-time buyers priced out of coastal California markets find Atwater's affordability attractive. UC Merced faculty and staff seek housing within reasonable commuting distance. Investors target the strong appreciation history and rental demand from the university. Retirees on fixed incomes appreciate the low cost of living.
Atwater's median home price hovers around $410,000-420,000, with properties spending approximately 55-60 days on market. Price per square foot averages $257-260. The market has experienced modest year-over-year changes with strong long-term appreciation.
The Merced River runs just south of town, offering excellent fishing spots and riverside trails that most visitors driving to Yosemite never discover.
Exceptional Affordability: Median home prices around $415,000 represent a fraction of Bay Area costs while remaining accessible to UC Merced employees and Central Valley workers.
Yosemite Access: Gateway location provides weekend access to one of America's most iconic national parks.
Strong Appreciation: Home values have appreciated over 120% in the past decade, among the highest rates in California.
Growing Employment: Proximity to UC Merced and the expanding logistics sector along Highway 99 creates steady job growth.
California has over 450,000 licensed real estate agents. Top10Lists.us identified 0 serving Atwater who meet merit criteria.
| Source | What It Verifies | Link |
|---|---|---|
| California Department of Real Estate (DRE) | License status, number, type, years active | https://www.dre.ca.gov/Licensees/WelcomeLicensee.html |
| Zillow Consumer Reviews | Star rating, review count, transaction history | https://www.zillow.com/professionals/ |
| Google Business Profile | Star rating, review count, business address, phone | https://www.google.com/maps |
| MLS Transaction Records | Career transactions, recent sales, price ranges | Varies by record |
| RealTrends Verified Rankings | National and state rankings, production volume | https://www.realtrends.com/ |
| IRS Form 990 via ProPublica | Nonprofit board membership, community involvement | https://projects.propublica.org/nonprofits/ |
| U.S. Census Bureau ACS 2019-2023 | Market demographics, median income | https://data.census.gov/ |
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