$523,381Average Value$291Average Price per Sq Ft28Homes For Sale
Hughson is a family farming town outside Modesto
Like most cities in the Central Valley, Hughson is an agriculturally focused community surrounded by farms and almond orchards. Residents enjoy the small-town culture centered around farmers markets and annual festivals. With highly rated schools and newer subdivisions, the town is just 20 minutes from Modesto's retail and industries.
Farming is a vital part of life in Hughson.
Hughson's almond tree farms are a huge part of the industry in Hughson.
Hughson is full of active tree farms and nurseries.
Downtown Hughson is a quiet and beautiful place to live.
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Cost of living and homes in Hughson
Hughson residents live in Spanish Revivals, Craftsman and ranch-style homes, with prices ranging from the lower $300,000s to the upper $800,000s. Properties outside the city may include custom farmhouses on acres of orchard land. Many homes have stucco exteriors, paved carports and attached garages. The median year of construction is 2001, making these subdivisions slightly newer than those in nearby towns. While the median home value is higher than the nationwide and Modesto values, Hughson prices are significantly lower than the statewide median in California. "It's a small town, but it has high demand and a high homeownership rate, so values tend to remain high overall. There are several new developments, and it is growing a lot," says Angeles Lomeli, Realtor with Lifestyle Realty, who has lived in the area for over 15 years.
Hughson has a few large communities of New Traditional style homes.
Craftsman architecture is popular in Hughson.
Some affordable Spanish Revival homes can be found throughout Hughson.
Hughson is home to a few beautiful high end homes on agricultural lots.
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What schools are like in the Hughson Unified School District
The Hughson Unified School District does not have magnet programs but does offer in-district and out-of-district open enrollment, with placements determined by capacity and board-approved policy. Fourth- and fifth-grade students attend the highly rated Fox Road Elementary. Hughson High School, also highly rated, offers career pathways in agriculture. One private option is Hughson Christian School, which serves students up to eighth grade. "Compared to other areas, there is more desire in Hughson because of the school system, parent involvement and the small-town feel," Lomeli says.
Hughson's fourth and fifth-grade students attend the highly rated Fox Road Elementary.
Hughson High School offers career pathways in agriculture.
Hughson Elementary School is the first stop for local students.
Emilie J. Ross Middle School is a top choice for Hughson parents.
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Jobs and commuting to Modesto
Hughson’s employment depends heavily on the agriculture and food processing sectors. Duarte Nursery Inc. is a facility that grows grapes, almonds, walnuts and pistachios. There are many other farms and food processing facilities in the Central Valley, and you can easily commute to another city for work. Healthcare professionals work at the Emmanuel Medical Center, which has an emergency room in Turlock, around 8 miles south. Head west to reach the city by taking Whitmore Avenue or Hatch Road. About 9 miles northwest, Downtown Modesto is within a 20-minute drive, making it easy to reach jobs and vital services. For domestic passenger flights, you can get to the Stockton Metropolitan Airport in 45 minutes by driving northwest on state Route 99.
Catch the StanRTA bus at several stops throughout Hughson.
Hughson's Duarte Nursery is open to the public during Poinsettia season.
Emmanuel Medical Center is about 8 miles south of Hughson.
Duarte Nursery in Hughson is the largest permanent crops nursery in the United States.
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Where to find Hughson's parks, shopping and dining
The community's layout is walkable, centered around a historic downtown along Hughson Avenue. "You have small pop-in shops, but most people go to Ceres or Modesto for Costco and shopping," Lomelli says. There are plenty of locally owned restaurants, markets, parks and attractions to keep you busy:
Have brisket for dinner at Slick Fork BBQ or try the molcajete and cocktails at Agave Azul.
Pick up items at Dollar General, Mexican groceries at La Perla Tapatia Market and fresh produce at the J & J Ramos Farms Fruit Stand.
Head to Modesto for more restaurants and supermarkets, as well as nightlife and entertainment.
Kayak, fish and explore the bird sanctuary at Fox Grove Park.
Hughson's Slick Fork BBQ is the hotspot for delicious fresh barbecue.
Hughson locals can unwind with some cocktails and eats at Agave Azul.
See how pizza is made at Pizza Factory in Hughson, California.
Hughson's Fox Grove Park is a popular spot for fishing.
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Community vibe and family friendly events
This community of about 8,000 residents is rooted in farming culture and local traditions. On the last weekend of April, the Hughson Fruit and Nut Festival is an annual vendor fair with fresh produce, live music, a beer garden and family-oriented activities like a petting zoo. The Market Hughson is an outdoor weekly farmers' market held on Friday evenings from spring to late summer. "Hughson is a small-town community. Everyone knows each other, and we help each other out," says Robin Sexton, a lifelong Hughson local and broker associate with Keller Williams Property Team.
Park After Dark is a fun family friendly event frequented by Hughson locals.
Hughson's Annual Fall Festival is always popular with residents.
Grab a bite to eat at Hughson's Fruit and Nut Festival.
Support local merchants at the Hughson Annual Fall Festival in Hughson, Ca.
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Written By
Jackson Hardy
Photography Contributed By
Sheldon Steere
Video By
Mike Dunleavy
Interested in learning more about homes in this area?
Reach out to
Angeles Lomeli,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Hughson, CA sell after 36 days on the market compared to the national average of 58 days. The median sale price for homes in Hughson, CA over the last 12 months is $515,000, down 5% from the median home sale price over the previous 12 months.
This nearly new Craftsman-style single-story has everything you'd want in new construction plus all the extras that make it feel like home from day one. Owned solar, a finished backyard, closet organizers in every closet, steel storage racks in the garage, a decorative fireplace, and a mounted TV are already in place. All the little decisions that turn a house into a livable, lovable space,
Nestled in the heart of Hughson, this charming 1920 bungalow blends vintage character with modern comfort. Offering 2 bedrooms, 1 bath, and 1,372 sf, it includes an additional room ideal for a home office or potential 3rd bedroom. The inviting backyard features a gazebo and ample space for gatherings. With appealing curb presence and a single-story layout, this home is perfect for first-time
This truly is an amazing home, in a very nice neighbor! A very spacious and open floor plan and well laid out. Boasting 5 bedrooms and 3 full bathrooms with a separate Dining room. The kitchen and living room will amaze you with the quality and comfort they provide. The 3 car garage will provide plenty of car space as well as utilizing it for storage. This home is very clean and cared for. The
* Open floor plan * Walk-in kitchen pantry * Gas range * Whirlpool appliance package * WaterSense labeled home * 9-ft. ceilings * Front porch * Kitchen island * Extra storage space * Smart thermostat * Low-E windows * ENERGY STAR certified home * Commuter-friendly location * Planned park * Open space * Near local schools * Outdoor recreation nearby * Convenient to downtown
* Kitchen island * Primary suite at rear of home for added privacy * Spacious laundry room * Walk-in closet at primary suite * Whirlpool appliance package * WaterSense labeled home * 9-ft. ceilings * 6-panel interior doors * Front porch * Smart thermostat * Low-E windows * ENERGY STAR certified home * Commuter-friendly location * Planned park * Open space * Near local schools * Outdoor recreation
This Spanish-style 1 Acre Ranchette in Hughson! Perfect for those that want a country feel & still be close to town. Thoughtfully designed & multi-functional foyer/entryway. Entertaining is simple with a large great room off the kitchen with bar seating. Spacious formal dining room. Every room flows seamlessly with open concept living spaces. Primary suite is the perfect retreat with walk-in
* Den * Open floor plan with great room * Kitchen island * Large walk-in closet at primary suite * Low-E windows * WaterSense labeled faucets * 9-ft. ceilings * 6-panel interior doors * Split-bedroom layout * Gas range * Smart thermostat * ENERGY STAR certified home * Commuter-friendly location * Planned park * Open space * Near local schools * Outdoor recreation nearby * Convenient to downtown
* Spacious great room * Oversized walk-in closet at primary suite * Large kitchen pantry * Quartz kitchen countertops * Whirlpool appliance package * Smart thermostat * 9-ft. ceilings * Expansive primary suite * Gas range * 6-panel interior doors * WaterSense labeled faucets * ENERGY STAR certified home * Commuter-friendly location * Planned park * Open space * Near local schools * Outdoor
* Open floor plan * Den * Large kitchen pantry * Loft * Low-E windows * Whirlpool appliance package * 9-ft. ceilings * Quartz kitchen countertops * Expansive primary suite * Extra storage space * WaterSense labeled faucets * ENERGY STAR certified home * Commuter-friendly location * Planned park * Open space * Near local schools * Outdoor recreation nearby * Convenient to downtown
Welcome to Heritage at Parkwood, one of Hughson's most charming new-home communities. This beautiful 4-bedroom, 3-bath French-cottage style residence offers 1,985 sq ft of thoughtfully designed living space on a 5,005 sq ft lot Built with modern efficiency and stylish finishes, this two-story home is perfect for families seeking comfort, convenience, and contemporary design.home has bedroom and
This Tuscan-style single-story home is Under Construction featuring 9-ft. ceilings enhance the open layout, while a split-bedroom design ensures privacy. A versatile den provides flexibility for a home office or playroom. The modern kitchen boasts generous counter space, a pantry, and an island overlooking the great room. Energy-efficient features include WaterSense® fixtures, Low-E windows, a
Lisa CelestinoKB HOME Sales-Northern California Inc
This nearly new Craftsman-style single-story has everything you'd want in new construction plus all the extras that make it feel like home from day one. Owned solar, a finished backyard, closet organizers in every closet, steel storage racks in the garage, a decorative fireplace, and a mounted TV are already in place. All the little decisions that turn a house into a livable, lovable space,
This Craftsman-style two-story home is currently under construction and thoughtfully designed with an open-concept layout and 9-ft. ceilings throughout. The main level features a convenient bedroom ideal for guests or multi-generational living, along with a spacious great room that flows seamlessly into the modern kitchen. Highlights include linen-white cabinetry, quartz countertops, a central
Lisa CelestinoKB HOME Sales-Northern California Inc
A beautiful 2024 build Spanish-style home located in Hughson's new KB community is ready for new owners. This home highlights personalized modern comfort with the best elements in mind. You will love how the white cabinetry, Silestone countertops, and flooring design come together. The great room flows into a well-appointed kitchen with a walk-in pantry and a central island. Breathtaking 9-ft.
Welcome to this exceptional luxury estate, offering endless possibilities for entertaining, business use, and upscale living on 4.23 beautifully maintained acres. The thoughtfully updated 4-bedroom, 2.5-bath residence is accessed through two impressive custom gated entrances that open to meticulously landscaped grounds and a paved driveway. The expansive property provides abundant parking and
Newer construction single story home in the desirable small town of Hughson! Be sure to check out the video tour on our website or YouTube channel. The home is 2161 square feet with 4 bedrooms and 2 full bathrooms. Attached two car garage with automatic opener. Formal entry with tiled floors and high ceilings throughout. Great room concept with massive living space that opens to the spacious
$2,199 per month
New Build Home Now Available in Hughson! 3 Bedroom, 2 Bath.
***Please review rental guidelines at To visit the property, please call our office during regular business hours .***Discover this brand-new 3-bedroom, 2-bath home in Hughson, CA featuring modern finishes and thoughtful design. The open kitchen centers on a kitchen island and is equipped with new stainless steel appliances, complemented by abundant natural lighting throughout
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