$403,162Average Value$266Average Price per Sq Ft9Homes For Sale
Historic agricultural roots in the San Joaquin Valley
Life in Livingston means being surrounded by vineyards, almond orchards and fields of sweet potatoes. The city of 14,000 is about 10 miles northwest of Merced and 30 miles southeast of Modesto. “It’s managed to grow a lot compared to what it used to be, but it’s still very much a quiet, country town in a lot of ways,” says Judy Caton, Realtor with Reed Realty who grew up in Livingston. “It’s a nice slice of that agricultural lifestyle – there’s farms all around, and it’s definitely sweet potato country.”
The city is named after the famed 19th-century African explorer, Dr. David Livingstone, whose disappearance and discovery was a worldwide sensation. However, the city's application for a post office inadvertently left off the "E" in his last name, and that typo lives on as the city's official spelling.
Traditional homes with modern features and plenty of space to stretch out
More established sections of Livingston, such as those near Main Street, feature single-story ranch homes built in the mid-20th century. Many properties feature larger lots with space for fruit trees or small gardens. North of downtown, newer subdivisions are home to craftsman-inspired and modern ranch-style residences on slightly smaller lots. Many homes incorporate energy-efficient features like solar panels. “It’s a nice mix of old and newer places,” says Caton. “But it’s definitely traditional in style, for the most part.” The median home price rests around $430,000, notably lower than state's median price.
Homes with stucco facades can be found in The City of Livingston.
Craftsman style homes can be found throughout The City of Livingston.
Well manicured lawns can be found in The City of Livingston.
The City of Livingston offers several types of housing.
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The Livingston Union and Merced Union School Districts serve the area
The Livingston Union School District serves kindergarten through eighth grade, with the Merced Union High School District serving high schoolers. These districts earn C-plus and B-plus ratings on Niche, respectively, and collectively serve over 4,500 students. Private K–12 options, such as Central Valley Christian Academy in Ceres, are within driving distance. Merced College, approximately 15 miles away, provides associate degrees, certificates, and transfer programs.
Yamato Colony Elementary School in The City of Livingston is a great public school option.
Livingston High School in The City of Livingston offers classes across several buildings.
Students attend Central Valley Christian Academy in Ceres near The City of Livingston.
California State University Merced is where locals go for higher learning near The City of Livingston.
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Choose between the Merced River or the Sierra Foothills
Livingston Memorial Park offers playgrounds, ball fields, and picnic sites that often host youth leagues and family events. Arakelian Park features further open areas. The nearby Merced River supports limited fishing and other water-based activities, while the Sierra foothills are within a day trip. The Livingston Sweet Potato Festival, typically held each September, is a three-day celebration of one of the region's most important crops.
Kids enjoy the slides at Arakelian Park in Livingston.
There is a stage at Livingston Memorial Park in Livingston.
See murals by local artist in the downtown area of The City of Livingston.
The Merced River in the City of Livingston provides limited fishing and water based activities.
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Mom-and-pop eateries highlight small-town charm
Downtown Livingston exudes an old-school, small-town charm with its local selection of eateries and shops, many of which are family-owned and have been around for decades. Groceries and some hardware and farm supplies can be found within the city, however larger commercial hubs in Merced or Modesto offer expanded retail and dining choices. “There’s really not a whole lot once you get past the mom-and-pop places to eat,” says Caton. “It’s a really quiet little place – but you can find shopping without having to go too far in Turlock, about 10 miles away.”
Downtown City of Livingston is where the locals go for there grocery needs.
Get your produce at one of many of the produce stores in The City of Livingston.
Punjab Sweets and Restaurant offers a tasty menu in the downtown area in The City of Livingston.
Livingston Hardware Supply in The City of Livingston is where locals go for all there farming needs.
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Agriculture drives the economy in Livingston
Agriculture remains a cornerstone of Livingston’s economy. Foster Farms, which is headquartered here, operates a major poultry processing plant and is one of the city’s largest employers. Ernest and Gallo have a grape pressing plant near the city. Livingston's sandy soil makes it ideal for growing sweet potatoes and 90% of those produced west of the Mississippi River come from this region. Similarly, fruit-packing facilities and distribution centers also rank among key local employers. “A lot of people live and work at Foster Farms, and it’s a huge part of the city's identity,” says Caton. “Outside of that, you have some people commuting as far as the Bay Area for work.” City officials collaborate with the Merced County Workforce Development Board to diversify employment.
Agriculture drives The City of Livingston's economy.
The City of Livingston has historical and agricultural roots.
Ernest and Gallo have a grape pressing plant near The City of Livingston.
Foster Farms is headquartered in The City of Livingston.
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Highway 99 connects to nearby centers
Highway 99 is Livingston’s primary route, connecting to nearby Merced and Modesto. State Route 140, which is south of the city, takes travelers toward Yosemite or connects with Interstate 5 for broader travel. The Bus—Merced County’s transit service—offers limited public transportation. The Merced Regional Airport, about 14 miles away, provides some regional flights, while the Sacramento Airport is 95 miles away. The Livingston Community Health Center and Livingston Medical Group on Main Streets serve the community.
Crime
Crime rates in Livingston are slightly lower than state and national averages, with recent numbers showing a continuing downward trend.
Written By
Gerald Withers
Photography Contributed By
Jeff Carnie
Video By
Michael Carey
Interested in learning more about homes in this area?
Reach out to
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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 Livingston, CA sell after 55 days on the market compared to the national average of 55 days. The median sale price for homes in Livingston, CA over the last 12 months is $435,000, up 7% from the median home sale price over the previous 12 months.
This charming 3-bedroom, 1-bath home offers comfort and convenience in a quiet neighborhood close to schools, parks, shopping, and dining. Less than a mile away from popular local spots like Rancho San Miguel grocery store, Burger King, Starbucks, Dutch Bros., CVS, Jack in the Box, Taco Bell, Panda and McDonald's. Conveniently located near Hwy 99, making it ideal for commuters. Inside, you'll
This charming 3-bedroom, 1-bath home offers comfort and convenience in a quiet neighborhood close to schools, parks, shopping, and dining. Less than a mile away from popular local spots like Rancho San Miguel grocery store, Burger King, Starbucks, Dutch Bros., CVS, Jack in the Box, Taco Bell, Panda and McDonald's. Conveniently located near Hwy 99, making it ideal for commuters. Inside, you'll
Beautiful 4-bedroom, 4-bath home offering 2,643 sq ft of living space in the lovely community of Livingston, CA. This spacious home features two primary suites, including one conveniently located downstairs, making it ideal for multi-generational living or guests. With some modifications, the home has the potential to be converted into a 6-bedroom layout, offering flexibility for larger
This charming 3-bedroom, 1-bath home offers comfort and convenience in a quiet neighborhood close to schools, parks, shopping, and dining. Less than a mile away from popular local spots like Rancho San Miguel grocery store, Burger King, Starbucks, Dutch Bros., CVS, Jack in the Box, Taco Bell, Panda and McDonald's. Conveniently located near Hwy 99, making it ideal for commuters. Inside, you'll
Capture this rare opportunity to own beautiful property overlooking Merced River Valley farmland! The 4.4 acres has stunning views reminiscent of old California. Build your dream home on the bluff and incorporate the shade of the mature Valley Oak into your backyard. GPS location of land: 3725'07.42"N 12041'28.10"W Consider buying this vacant land along with the property listed just to the east
Don't miss the opportunity to own one of the most beautiful views in all of Merced County! From your kitchen window you can look straight into Yosemite National Park and catch a glimpse of El Capitan! This lovely, custom built farmhouse sits on over 13 acres and overlooks the stunning Sierra Nevada Mountain range. The farmhouse is situated at the end of a tree lined road carved through a
Capture this rare opportunity to own beautiful property overlooking Merced River Valley farmland! The 4.4 acres has stunning views reminiscent of old California. Build your dream home on the bluff and incorporate the shade of the mature Valley Oak into your backyard. Consider buying along with the property listed just to the east at 11126 Livingston-Cressey Rd.
Well-maintained 1960 home in Livingston offering space, functionality, and opportunity. The property features a practical layout with multiple living areas and recent improvements including new blinds and yard cleanup. While some areas reflect original character, the home is in solid condition and ready for a new owner to make it their own. Conveniently located near schools, library, health
Luxury estate set on approximately 40 acres, offering a rare combination of upscale living and income-producing agricultural opportunity. This custom residence spans approximately 5,915 sq ft with 5 bedrooms and 5.2 bathrooms, featuring high ceilings, an open floor plan, and refined finishes throughout. The gourmet chef's kitchen is equipped with premium appliances including a built-in Sub-Zero
Custom Estate with Shop, ADU & 4H/FFA Setup. Welcome to your dream Country Property, where custom craftsmanship on approximately 2.23 beautifully landscaped acres. This exceptional estate features a stunning 2,474-square-foot main residence, an impressive 50x70 shop, and a fully equipped ADU unit, everything you need for luxury living, productive work, and versatile income opportunities. The
Welcome to 2887 Evergreen Ct in Livingston, a well-maintained home located on a quiet cul-de-sac in an established neighborhood. This inviting property offers comfortable living spaces with a functional layout ideal for everyday living and entertaining. The home features spacious bedrooms, a bright living area, and a kitchen with ample cabinet storage. The backyard offers plenty of space for
Discover this exceptional farming property located in Livingston, CA, offering a strong blend of agricultural productivity, development potential, and accessibility over 36 acres. With 2 reliable water sources a deep well (approx. 12 years old, producing 380-440 GPM) and access to Merced Irrigation District water via standpipethis land is well-equipped for a variety of crops. The property boasts
This charming 3-bedroom, 1-bath home offers comfort and convenience in a quiet neighborhood close to schools, parks, shopping, and dining. Less than a mile away from popular local spots like Rancho San Miguel grocery store, Burger King, Starbucks, Dutch Bros., CVS, Jack in the Box, Taco Bell, Panda and McDonald's. Conveniently located near Hwy 99, making it ideal for commuters. Inside, you'll
Welcome to this beautiful Davante Villas Mansionette, offering space, comfort, and versatility. This home features two primary suites, perfect for multi-generational living or guests. The downstairs suite offers a private casita-style layout with its own kitchenette and separate outdoor entrance. The spacious kitchen includes two double ovens, a large island, and plenty of counter space, ideal
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