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California Regional Multiple Listing Service

The multiple listing data appearing on this website, or contained in reports produced therefrom, is owned and copyrighted by California Regional Multiple Listing Service, Inc. ("CRMLS") and is protected by all applicable copyright laws. Information provided is for viewer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties the viewer may be interested in purchasing. All listing data, including but not limited to square footage and lot size is believed to be accurate, but the listing Agent, listing Broker and CRMLS and its affiliates do not warrant or guarantee such accuracy. The viewer should independently verify the listed data prior to making any decisions based on such information by personal inspection and/or contacting a real estate professional.

Based on information from California Regional Multiple Listing Service, Inc. as of the most recent time synced and /or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information

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San Joaquin Valley City on Highway 99

About Atwater, CA

Welcome to Atwater, a Merced County city along State Route 99 shaped by its Castle Air Force Base heritage and the agriculture of the San Joaquin Valley.

Atwater is a city in Merced County, in the flat, fertile heart of California's San Joaquin Valley. It sits on State Route 99 about eight miles west-northwest of Merced, at an elevation of roughly 151 feet, and about 115 miles south of Sacramento. With a population of about 32,000, Atwater functions both as a standalone small city and as a residential and employment companion to nearby Merced, the county seat and home of the University of California, Merced. For much of the twentieth century, Atwater's identity was tied to Castle Air Force Base, a Strategic Air Command installation that operated from 1941 to 1995 just northeast of the city. At its height, the base employed thousands of military and civilian personnel and drove substantial retail and housing activity in the community. Its closure under the federal Base Realignment and Closure program forced a transition, and the site has since been redeveloped as Castle Airport, an aviation and logistics hub, while the Castle Air Museum preserves the base's heritage with an extensive collection of historic aircraft. Agriculture has long been the backbone of the broader economy, with food processing and light manufacturing also playing significant roles. The surrounding fields and orchards, the region's distribution and transportation infrastructure, and the presence of UC Merced all contribute to local employment. The city's position on Highway 99 gives residents direct road access to Merced, Modesto, Fresno, and Sacramento. Atwater appeals to families, agricultural and logistics workers, and people seeking Central Valley affordability and a small-city pace. Its mid-century housing stock, neighborhood schools, and practical amenities combine with a location that keeps both the Sierra Nevada and the Bay Area within reach for recreation and larger metro services.

Population 31,970
County Merced
Active Listings 171
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Frequently Asked Questions

What county is Atwater, California in?

Atwater is in Merced County, in California's San Joaquin Valley. The city sits along State Route 99, about eight miles west-northwest of the county seat of Merced, in the agricultural center of the state.

What was Castle Air Force Base in Atwater?

Castle Air Force Base was a Strategic Air Command installation northeast of Atwater that operated from 1941 until 1995, employing thousands of military and civilian personnel. After its closure, the site was redeveloped as Castle Airport, and the Castle Air Museum now preserves the base's aviation history.

What school districts serve Atwater, California?

Atwater is served by the Atwater Elementary School District for grades K-8 and the Merced Union High School District for grades 9-12. The city is also within commuting distance of the University of California, Merced.

What is the population of Atwater, California?

Atwater had a population of 31,970 at the 2020 census, up from 28,168 in 2010. The city lies at an elevation of about 151 feet in the flat farmland of the San Joaquin Valley, about eight miles northwest of Merced.

How far is Atwater from Merced?

Atwater is about eight miles northwest of Merced along State Route 99, a drive of roughly fifteen minutes. Merced provides additional shopping, dining, Amtrak rail service, and the University of California, Merced campus.

City Guide

About Atwater

Real Estate & Housing

Atwater's housing stock is dominated by single-family homes, many built during the mid-century era when Castle Air Force Base drove local growth. The city also contains a mix of older central-neighborhood homes, apartments, and newer subdivisions on its expanding edges. Homes are typically modest in scale, set on standard lots, and reflect the practical, no-frills character of the San Joaquin Valley. The presence of rental housing and a range of home sizes makes the city accessible to first-time buyers, military and aviation workers, and families, with more spacious parcels available on the rural outskirts.

Neighborhoods

Atwater's neighborhoods range from its historic central blocks, laid out when the city was an agricultural railroad community, to the residential areas that grew up around Castle Air Force Base. Castle Gardens is a family-oriented neighborhood known for its proximity to schools such as Bellevue Elementary and Peggy Heller School. Newer subdivisions have been built on the city's edges, while the area around the former base, now Castle Airport, hosts a mix of aviation, logistics, and employment uses. Overall, the city has a spread-out, low-rise residential feel with clearly defined commercial corridors.

Lifestyle in Atwater

Atwater offers a grounded, family-oriented Central Valley lifestyle. Community life revolves around local schools, neighborhood parks, and small businesses along the city's commercial corridors, with the larger amenities of Merced only minutes away. The city's military heritage remains a point of local pride, visible in the Castle Air Museum and the redevelopment of the former base. Residents value the town's small-city feel and its practical access to the wider region, from Fresno to Sacramento, while enjoying a lower-key pace than California's coastal metros.

Schools & Education

Public education in Atwater is provided by two districts: the Atwater Elementary School District for grades K-8 and the Merced Union High School District for grades 9-12. Elementary schools such as Bellevue and Peggy Heller School serve the city's neighborhoods, while older students attend area high schools in the Merced Union system. For higher education, Merced College and the University of California, Merced are both nearby, giving residents access to community college programs and a major research university without leaving the county.

Getting Around

State Route 99 is Atwater's principal transportation corridor, carrying traffic north toward Modesto and Sacramento and south toward Merced, Fresno, and points beyond. The Atwater-Merced Expressway helps route commuter and freight traffic through the growing area, and the city sits within a short drive of Merced's Amtrak station on the San Joaquin corridor. Commuters heading to UC Merced, the county government offices in Merced, or jobs along the Highway 99 industrial spine find the city's central location convenient, with regional airports in Fresno, Stockton, and the Bay Area for longer trips.

Parks & Recreation

The Castle Air Museum is Atwater's signature attraction, displaying dozens of historic military aircraft on the grounds of the former air base and drawing aviation enthusiasts from across the region. The city maintains neighborhood parks and community facilities, while nearby Merced offers additional recreation, including Lake Yosemite in the eastern part of the county. Atwater's Central Valley location also makes it a convenient staging point for trips to Yosemite National Park and the Sierra Nevada, reachable by highway from Merced.

MARKET SNAPSHOT

The Market at a Glance

How homes have been selling here over the last 90 days.

home_work New This Week 8
Went Under Contract 0
trending_down Price Reductions 0
payments Median Sale Price $445,000 -7.3%
square_foot Price per Sq Ft $273
schedule Avg Days on Market 27
sell Homes Sold 43
percent Sale-to-List Ratio 100.0%
inventory_2 Months of Inventory 8.1

Price & Sales History

Market data reflects closed sales over the last 90 days and is provided for informational purposes.

Zip Codes

BROWSE BY ZIP

Browse listings by postal code in this area.

039 homes for saleMedian sale$295K1 sale in the last 90 days
0000021 homes for saleMedian sale$370KPer sq ft$199 sales in the last 90 days
100231 home for saleMedian sale$1M2 sales in the last 90 days
111111 home for saleMedian sale$295K
123451 home for saleMedian sale$295K
218501 home for saleMedian sale$145KPer sq ft$1275 sales in the last 90 days
227132 homes for saleMedian sale$565KPer sq ft$2744 sales in the last 90 days
227401 home for saleMedian sale$315KPer sq ft$2643 sales in the last 90 days
483121 home for saleMedian sale$317KPer sq ft$166133 sales in the last 90 days
759641 home for saleMedian sale$205KPer sq ft$1151 sale in the last 90 days
760631 home for saleMedian sale$495KPer sq ft$190254 sales in the last 90 days
777601 home for saleMedian sale$129.4KPer sq ft$3101 sale in the last 90 days
View All Zip Codes
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1702 Joeys For Sale
$950,000
1702 JoeysAtwater, CA 95301
  • 4 bd
  • 3 ba
  • 3186 sqft
  • Built 2006
  • MC26174056
Keller Williams Property Team
2480 Boulder Drive For Sale
$550,000
2480 Boulder DriveAtwater, CA 95301
  • 4 bd
  • 2 ba
  • 2060 sqft
  • Built 2008
  • MC26183608
Rachelle Santos
1405 Tamarack Avenue For Sale
$325,000
1405 Tamarack AvenueAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1386 sqft
  • Built 1955
  • ML82058659
Metro Realty Pros
1420 Fairway For Sale
$499,000
1420 FairwayAtwater, CA 95301
  • 4 bd
  • 2 ba
  • 1997 sqft
  • Built 1997
  • MC26164246
EXP Realty of California, INC
1170 Spruce For Sale
$370,000
1170 SpruceAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1481 sqft
  • Built 1957
  • ML82057518
Guadalupe M Silva, Broker
1536 Fir Avenue For Sale
$299,999
1536 Fir AvenueAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1002 sqft
  • Built 1954
  • MC26176577
EXP Realty of California, INC
160 Jeanna Ct For Sale
$699,000
160 Jeanna CtAtwater, CA 95301
  • 4 bd
  • 3 ba
  • 2678 sqft
  • Built 2026
  • MC26172461
Fortis Realty Group, Inc
2611 Stone Creek For Sale
$485,000
2611 Stone CreekAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1923 sqft
  • Built 2016
  • MC26161082
Keller Williams Property Team
1625 Osborn Terrace For Sale
$392,000
1625 Osborn TerraceAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1346 sqft
  • Built 1960
  • MC26161061
Keller Williams Property Team
2096 Betsy Ross Court For Sale
$485,000
2096 Betsy Ross CourtAtwater, CA 95301
  • 4 bd
  • 3 ba
  • 1890 sqft
  • Built 2004
  • MC26163891
London Properties Ltd, Atwater
2720 Yosemite Court For Sale
$415,000
2720 Yosemite CourtAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1668 sqft
  • Built 1988
  • MC26164611
Keller Williams Property Team
1119 CEDAR AVE For Sale
$260,000
1119 CEDAR AVEAtwater, CA 95301
  • 2 bd
  • 2 ba
  • 1472 sqft
  • Built 1946
  • MC26162124
ELM Realty and Property Mgmt. Inc.
249 Live Oak For Sale
$465,000
249 Live OakAtwater, CA 95301
  • 4 bd
  • 2 ba
  • 1876 sqft
  • Built 1989
  • MC26163242
ELM Realty and Property Mgmt. Inc.
3647 Brunswick For Rent
$5,000
3647 BrunswickAtwater Village, CA 90039
  • 2 bd
  • 2 ba
  • 880 sqft
  • Built 1941
  • SR26166774
Equity Union
3649 Brunswick Ave For Rent
$3,000
3649 Brunswick AveAtwater Village, CA 90039
  • 1 ba
  • 421 sqft
  • Built 1941
  • SR26166804
Equity Union
8043 Sunset Drive For Sale
$800,000
8043 Sunset DriveAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1986 sqft
  • Built 1962
  • FR26151567
Iron Key Real Estate
2850 Woodbury Court For Sale
$819,000
2850 Woodbury CourtAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1863 sqft
  • Built 1989
  • MC26152667
CA Real Estate Services
1917 Shasta For Sale
$475,000
1917 ShastaAtwater, CA 95301
  • 4 bd
  • 2 ba
  • 1841 sqft
  • Built 2007
  • MC26147011
Keller Williams Property Team
485 Windmill Court For Sale
$599,900
485 Windmill CourtAtwater, CA 95301
  • 4 bd
  • 2.5 ba
  • 2297 sqft
  • Built 2017
  • MC26146741
Realty Executives Of Northern California
1855 Heights For Sale
$285,000
1855 HeightsAtwater, CA 95301
  • 2 bd
  • 1 ba
  • 936 sqft
  • Built 1943
  • MC26145817
London Properties Ltd, Atwater
2731 Yosemite Court For Sale
$424,900
2731 Yosemite CourtAtwater, CA 95301
  • 4 bd
  • 2 ba
  • 1546 sqft
  • Built 1988
  • MC26141523
Keller Williams Property Team
2024 De La Vina Court For Sale
$489,000
2024 De La Vina CourtAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1728 sqft
  • Built 2024
  • MC26141326
Homesmart PV & Associates
3340 Harbor For Sale
$512,000
3340 HarborAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1905 sqft
  • Built 1990
  • MC26140724
Keller Williams Property Team
1971 Mitchell For Sale
$240,000
1971 MitchellAtwater, CA 95301
  • 1 bd
  • 1 ba
  • 576 sqft
  • Built 1947
  • MC26136462
Homesmart PV & Associates
1501 Drakeley For Sale
$297,699
1501 DrakeleyAtwater, CA 95301
  • 2 bd
  • 1 ba
  • 757 sqft
  • Built 1928
  • MC26136421
Homesmart PV & Associates
2322 Palm Avenue For Sale
$438,000
2322 Palm AvenueAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1722 sqft
  • Built 1973
  • MC26130476
EXP Realty of California, INC
3347 Stacey Court For Sale
$350,000
3347 Stacey CourtAtwater, CA 95301
  • 4 bd
  • 2 ba
  • 1559 sqft
  • Built 1980
  • MC26122925
London Properties Ltd - Merced
334 Silva Drive For Sale
$430,000
334 Silva DriveAtwater, CA 95301
  • 4 bd
  • 3 ba
  • 1890 sqft
  • Built 2004
  • MC26112615
Homesmart PV & Assoc., Merced
1319 3rd Street For Sale
$359,900
1319 3rd StreetAtwater, CA 95301
  • 3 bd
  • 1 ba
  • 1356 sqft
  • Built 1920
  • MC26115028
Tinetti Realty Group
1719 Liberty For Sale
$325,000
1719 LibertyAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1110 sqft
  • Built 1948
  • MC26104500
Keller Williams Property Team
380 Tammy Drive For Sale
$439,000
380 Tammy DriveAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1729 sqft
  • Built 1978
  • MC26095734
Homesmart PV & Assoc., Merced
8753 Rose Ave. For Sale
$89,000
8753 Rose Ave.Atwater, CA 95301
  • 4 bd
  • 2 ba
  • 1452 sqft
  • Built 1998
  • MC26097967
Realty Executives Of Northern California
729 Mulberry Avenue For Sale
$395,000
729 Mulberry AvenueAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1692 sqft
  • Built 1957
  • MC26096434
Exit Realty Consultants
1800 2nd For Sale
$549,900
1800 2ndAtwater, CA 95301
  • 3 bd
  • 2 ba
  • 1802 sqft
  • Built 1951
  • MC26093531
ELM Realty and Property Mgmt. Inc.
6176 Fleming Road For Sale
$779,000
6176 Fleming RoadAtwater, CA 95301
  • 7 bd
  • 5 ba
  • 1820 sqft
  • Built 1980
  • MC26072673
Homesmart PV & Associates
1160 Oak Avenue For Sale
$325,000
1160 Oak AvenueAtwater, CA 95301
  • 4 bd
  • 2 ba
  • 1595 sqft
  • Built 1951
  • MC26040384
Homesmart PV & Associates
Address Not Shown For Sale
$999,999
Address Not ShownAtwater, CA 95301
  • 4 bd
  • 3.5 ba
  • 2661 sqft
  • Built 2003
  • ML82030890
Elite Realty Services
474 Aaron Court For Sale
$699,900
474 Aaron CourtAtwater, CA 95301
  • 4 bd
  • 3 ba
  • 2412 sqft
  • Built 2025
  • MC25260738
Keller Williams Property Team
1831 Olive Avenue For Sale
$325,000
1831 Olive AvenueAtwater, CA 95301
  • 1 bd
  • 1 ba
  • 280 sqft
  • Built 1940
  • MC25219261
Century 21 Select Real Estate
39

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